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MLP2007-00002 . + NOTICE OF TYPE II DECISION �, MINOR LAND PARTITION (MLP) 2007-00002 ' �` -�;�.:-. ��.. PAYS PARTITION ` �� 120 DAYS =6/28/2007 SECTION I. APPLICATION SLTMMARY FILE NAME: PAYS PARTITION CASE NOS: Minor Land Partition(MLP MLP2007-00002 Adininistrative Variance (VAR VAR2005-00004 Admiriistrative Variance (V VAR2005-00005 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one �1) existing 58-acre lot into two (2) parcels for detached single-family residences. An existing suigle-farrvl dwelling exists on the subJ�ect parcel and is proposed to remain on Parcel# 1 (12,281 square �eet) with access from SW T'�igard Street. The applicant proposes Parcel #2 (10,653 square feet) would take access from SW Tiedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacin�standard for the proposed access on�edeman (18.705.030.I�3) and a street improvement ad�ustment for preferred access from a lower-class street (18.810.030.Q.5). APPLICANT/ Todd Pays APPLICANT'S Mike Van L,00 OWNE R Pays Custom Homes,Inc RE P: A1phaCommunity Development 17278 SW Sonnet Way 9200 SW Nunbus Ave King City,OR 97224 Beaverton,OR 97008 ZONING DE SIGNATION: R 4.5: Low Densirv Residential District. The R 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minunum lot size of 7,500 square feet. Dup lexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also pernutted conditionally. LOCATION: 11600 SW T'iedeman Avenue at the intersection with SW T'igard Street;WCTM 1S1 35OC,tax lot 00300. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters: 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795,and 18.810. SE CTION II. DE CISION Notice is hereby given that the City of 'I�igard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NO"TICE OF DEQSION MI.P2007-00002/PAYS PARTITION PAGE 1 OF 19 , CONDITIONS OF APPROVAL PRIOR TO CONIMENCING ANY ON-SITE IMPROVEMENTS,INCLUDING CLEARING, GRAL)ING,EXCAVATION,AND/OR FILL,THE FOLLOWING CONDITIONS SHALL BE SATISFIED: e app icant s prepare a cover etter an su riut i a on wi any s�up omng ocuments an or p ans that address the tollowin �re�guirements to the C T PLANN�G DIVISION, ATTN: C�ary Pagenstecher 503-639-4171,�XT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to issuance of building pernuts, the applicant shall ensure all proposed tree protection fencing is installed and inspected, and shall remain in place through the duration of home building. After approval from the City Arborist,the tree protection measures may be removed. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app cant s prepare a cover etter an su nut it, a ong wi any supporting ocuments an or p ans that address the following re�quirements to the CCJRRENT PLANNING DIVISION, ATTN: C�ary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required infonnation is found: 2. Prior to final plat ap�roval, the applicant shall submit a preliminary plat that shows the visual clearance areas accurately for the dnveway accesses to the streets, in accordance with Tigard Community Development Code (TCDG� Section 18.795.040. 3. Prior to final plat approval, the applicant shall record a restrictive covenant with proposed Parcels # 1 and #2 that will include a reqwrement for planting street trees as part of anyfuture street unprovement. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: HIM MQI�ILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required infomiation is found: 4. A Public Facility Imp rovement (I'FI) pemut is required for this project to cover sewer connections and any other work in the�ublic right-of-way. Six (6) sets of detailed public ��mp rovement plans shall be submitted for review to the Enguieering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should onl�y include sheets relevant to �ublic improvements. Public Facility Improvement(PFI) pemiit plans shall conform to Cityof T'�gard Public Improvement Design Standards,which are available at C�tyHall and the Cit�s web page (www.ugard-or.gov). 5. The PFI pernut plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity wiio will be designated as the "Pernuttee", and who will provide the financial assurance for the public improvements. For example, specify if the entiry is a corporat�on,lunited partnership, LLC, etc. Also specify the state within which the entity�s incorporated and provide the name of the corporate contact person. Failure to provide accurate informanon to the Engineering Department will delayprocessing of project documents. 6. Prior to issuance of building pernuts, the applicant shall provide the Engineering Departrrient with a "photomylar" copyof the recorded final plat. 7. The CityEngineer maydeterniine the necessityfor,and re quire submittal and approval of,a constxuction access and�park�ng plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building pernlits. 8. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering�. NOTICE OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 2 OF 19 ► . 9. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Tiedeman Avenue and SW T'igard Street adjacent to the subject property, when any of the following events occur: A. when rhe improvements are part of a larger project to be financed or paid for by the forn�ation of a I.ocal Improvement District, B. when the unprovements are part of a laiger project to be financed or paid for in whole or in part bythe City or other public agency, � when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of propercy in addition to the subject property,or D. when construcnon of the improvements is deemed to be appropriate by the Ciry Engineer in conjunction with construction of unprovements by others adjacent to the subject site. 10. The applicant shall either place the existing overhead utility lines along SW T"iedeman underground as a part of this pro�ect, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $4445.00 and it shall be pa.id prior to final plat aproval. 11. The applicant shall trim or remove the hedge at the east property line alor� 'I�igard Street to improve sight distance for the use of the e�sting driveway. 12. An erosion control plan shall be provided as part of the I'ublic Facility Improvement (PFI) pernzit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 13. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global positioning system(GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the Cit�s GPS survey. • By random traverse using conventional surveying methods. 14. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessarydata or narrative. B. Attach a check in the amount of the current final plat review fee (CAntact Planning/Engineering Permit Technicians,at (503) 639-4171,e�.2421). G The final plat and data or nairative shall be drawn to the minimum standards set forth bythe Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigar�i. D. The right-of-way dedication for T"iedeman Avenue and T'igard Street shall be made on the final plat. E. NOTE: Washington County will not be�in their review of the final plat until they receive notice from the Engineering Department indicating that the Caty has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for Caty Engineer s nature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions�. NO'TICE OF DEQSION MLI'2007-00002/PAYS PARTT'ITON PAGE 3 OF 19 . THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANC:� OF BUILDING PERMITS: e app cant s prepare a cover etter an su irut rt, a ong wi any suppomn ocuments an or p ans that address the tollowing re�quirements to the CURRENT PLANNING �IVISION, ATTN: C�ary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 15. Prior to issuance of a building pernzit for Lot #2 the a�plicant shall submit to the City a letter from TVF&R certifying that the existing hydra t has the requirec�fire tlow demand for the proposed development. 16. Prior to issuance of a building permit for Lot#2,the applicant shall include on the site plan screening pursuant to 18.745.040 along the paved accesswayto proposed parcel#2. 17. Prior to issuance of a building ernut for L,ot#2,the applicant shall demonstrate that the maxiinum height for the proposed detached single-�urvly dwelling shall_not exceed 1-1/2 stories or 25 feet, or the applicant shall demonstrate through.a site plan and elevaaon drawuigs that the proposed dwelling meets the standards for flag lots to allow 2 'fz stones or 35 feet. The a plicant shall re are a cover letter and submit it, along with any su ortin� gdocuments and/or lans that address the �ollowin requirements to the ENGINEERING �EPARTMENT, ATTN: �M MQVIILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the required infomiation is found: 18. Prior to issuance of building pernuts, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded f inal plat. 19. Prior to issuance of building peimits within the subdivision, the C''ity Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utiliry improvements are substantially completed, and 4) all street lights are installed and readyto be energized. 20. The applicant shall provide signage at the entrance of each shared flag lot drivew�ay or private street that lists the addresses that are served by the given driveway or street. 21. Dtu-ing issuance of the building pernut for Parcel2,the applicant shall pay the standard water quality and water quantityfees per lot(fee amounts will be the latest approved byG�). 22. Prior to issuance of building pernuts, the applicant's engineer shall submit final sight distance certification for both driveways. THIS APPROVAL IS VALID IF EXERQSED WITHIN EIGHTEEN(18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROLJND INFORMATION Pro e I-�isto . e properrywas fust plated in 1906 as part of the North Tigardville Addition. In 1966, a 1,200 square foot home was built on the subject .58-acre parcel. Site Inforniation and Pro osal Descri tions e su ject site is ocate app roximate y 300 feet east of Fanno Creek at the intersection of SW Tigard and SW Tiedeman streets. The mean elevauon of the site is app roximately 166 feet and slopes graduallyfrom east to west. The site is borderd on the north by land zoned Industrial-I'ark and zoned on the south,west, and east by land zoned R 4.5. NOTICE OF DEQSION MI.P2007-00002/PAYS PARTITTON PAGE 4 OF 19 'The applicant is requestin�a Minor Land Partition to partition one (1) e�sting .58-acre lot into two (2) parcels for detached sin�le-farsuly resi ences. An existing single-family dwellul�g exists on the sub�ect parcel and is proposed to remain on arcel # 1 (12,281 square feet) with access from SW T-igard Street. The apphcant proposes Ijarcel #2 (10,003 s uare feet) would take access from SW T"iedeman Street. Two variances are requested: a�special ad�ustment for the 2�0 foot access spacin standard for the proposed access on Tiedeman (18.705.030.H.3) and a street improvement adjustment for pre�erred access from a lower-class street(18.810.030.Q.5). SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opporcunity to comment. One written comment was received from Lee and Tamara Shadbolt, who live adjacent to the sub�ect parcel's western boundary. The Shadbolts expressed concem regarding sight distance for access and egress onto S�Tiedeman Avenue f rom the proposed driveway f or Parcel#2 with respect to a 24 inch Ponderosa pine located on their property within 15 feet of the roperty line and withui the futureng h� t-of-wa of the SW Tiedeman. The were also concerned that the stormdrainage }or both the e�sting dwelling and the proposed lot/dwelling are properly executed and audited for functionality. RESPONSE: A Traffic Analysis and Access Report pr�epared by Charbonneau Eng�� eering, LLC, dated January 23 2007, was submitted for review with this application. The apphcant has requested the placement of the proposec� driveway on Tiedeman Avenue be approved. Sight distance was analyzed along both street frontages. Sight distance from the proposed access on Tiedeman Avenue exceeds 500 feet in each du-ecuon. The Engineer concluded that the proposed dnveway on Tiedeman Avenue will maximi�P safety and the separation distance to the T'igard Street uitersection. The proposed driveway location will be acceptable. In addition, although the right of way for the adjacent streets will be dedicated with this proposal, street improvement will not occur until sometime in the future when increased develo ment will require them for safe operation of the street system. Therefore the proposed driveway will extend to the ec�ge of existing pavement which will allow the driver to nose out in front of t�ie subject tree to get a clear view of on comuig traffic. The proposed storm drains later�als for both parcels lead to the e�sting storm sewer in SW Tiedeman Avenue. The stonn draui system requires a plumbing permit f rom the City which ensures f unctionaliry through inspection. SECTION V. APPLICABLE REVIEW C�ITERIAAND FINDINGS Variances and Adjustrnents (18.370) The purpose of tlus section is to provide standards for the granting of variances from the applicable zoning requirements of this tide where it can be shown that, owing to special and unusual ci�umstances related to a specific property the literal interpr+etation of the provisions of the applicable zone would cause an undue or unnecessary har�ship,except that no use variances shall be granted. The applicant has requested two variances: a special adjustment for the 200 foot access spacing standard for the proposed access on SW T'iedeman Avenue (18.705.030.�L3) and a street improvement adjustment for preferred access from a lower-class street (18.810.030.Q.5). Ad'ustrnent to access and e ress standards (�Chapter 18.705). a. �n all zoning districts w�ere access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining prope� rty shall be considered. If access in conjunction with another pamel cannot reasonabl�y be achieved, the Director may grant an adJ'ustment to the access requirements of Cha.pter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. . The applicant has requested a variance to the 200-foot access spacing standard for driveways and streeu along a collector (18.705.030.H.3) for the proposed access on SW T"iedeman Avenue. Tlu�ee driveways and SW Tigard Street are located within 200 feet of the proposed dnveway access for Parcel#2. However, access with the adjouung parcels is not practical because the access locations are not proxunate to the subject property. NO'IIC�OF DEQSION MLI'2007-00002/PAYS PAR'IITION PAGE 5 OF 19 b.The Director may approve, approve with conditions, or deny a request for an adjustxnent from the access requirements contained in Chapter 18.705,based on the following critena: (1) It is not possible to share access; Joint access with proposed Lot# 1 is precluded by existing development. (2) There are no other alternative access points on the street in question or from another street; The pro osed driveway location for parcel#2 on SW T'iedeman Avenue is the furthest from the intersection with SW Tigard�treet. The parcels is not otherwise accessible form SW Tigard Street. (3) The access separation requirements cannot be met; The foxgoing analysis demonstrates that the e�sting driveways and streets do not meet the standard. Therefore, the access separauon reqwrements cannot be met with the proposed development. (4) The request is the minimum adjustrnent required to provide adequate access; The proposed location of the driveway is the furthest from SW T'igard Street,consistent with this standard. (5) The approved access or access approved with conditions will result in a safe access; and The Traffic Analysis and Access Report prepared by Charbonneau Engineering, LL� dated January 23, 2007, submitted for review with this applicauon, concludes that the proposed driveway location will be acceptable as a safe access. (6) The visual clearance requirements of Chapter 18.795 will be met Although the a�pplicant does not show the visual clearance areas on the plans, a condition of appmval will ensure this requirement��iIl be met. FINDING: The criteria for granting the requested adjustment to the street spacing standarci have been met. Therefore,the ad�ustcnent can be granted. Adjustrnents for street improvement requirements Chapter 18.810). By means of a Type II procedure,as governed by ction 18.390.040,the Director shall approve, approve with conditions, or deny a request for an ad'ustrnent to the street improvement requirements, based on findings that the following critenon is satisfie� Strict application of the standards will result in an unacceptably adve�e impact on existing development, on the proposed develop ment, or on natural features such as wedands, steep slopes or eausting mature trees. In approvin an adustrnent to the standards, the Director shall detemune that the potential adverse impacts exceed �e pub�c benefits of smict application of the standa�s. The applicant has requested a street improvement adjustment for TDC 18.810.030.Q.5: If a lot has access to two streets with different classifications,primary access should be from the lower classification street. The e�sting development located on SW T'igard Street is located22 feet from the parcels east boundary line. Any access to SW Tigard would be within 7 feet of the exsiting dwelling, while the proposed alternauve access �s approximately 30 feet from the existu�g dwelling. Therefore, strict apphcation of the standards will result in an unacceptably adverse impact on existing development. A Traffic Analysis and Access Report prepared by Charbonneau Engineering, LL� dated January 23, 2007, was submitted for review with this application. The apphcant has requested the placement of the �roposed dnveway on Tiedeman Avenue be approved. Sight distance was analyzed along both street fronta�es. Sight d�stance from the �roposed access on Tiedeman Avenue exceeds 500 feet in each direction. The available sight distance on Tigard Street �s unobstructed looking west to the four-waystop intersection. To the east the s��ght distance is restricted to less than 240 feet due to the street's horizontal alignment and 100 feet tlue to an existing hedge along the east properry line. The required sight distance is 390 feet for this section of Tigard Street. The report fuither recommends the placement of the proposed driveway on T'iedeman Avenue because there is no advantage to placing the access on either street relative to the influence area as demonstrated by their queuing analysis NOTICE OF DEQSION MLI'2007-00002/PAYS PARTTTION PAGE 6 OF 19 during the peak hours. The proposed residence will generate one exit trip in the AM peak hour and one entering trip in the PM peak hour. The engineer states that due to the limited number of trips the impact to the adjacent street and nearbyintersection of Tiedeman Avenue and Tigard Street will be negligible. The Engineer states that the proposed driveway on T'iedeman Avenue will maximize safety and the separation distance to the Tigard Street intersection. Therefore,the proposed drivewaylocation is acceptable. Furthermore,the standard is suggestive,and does not otherwise requu-e compliance. FINDING: With the foregoing analysis the potential adverse impacts to the e�sting dwelling of strict application of the standards would exceed the public benefits. Therefore, the street improvement ad�ustment can be granted. Land Partitions (18.420� The proposed partition complies with all statutory and o�iinance requirernents and regulations; The proposed partition complies or can be made to compl�y with all statutory and ordinance requirements and regulations as demonstrated by the analys is contained within tFvs administrative dec�sion and throu�h the imposition of conditions of development approval. Provided all necessary conditions are satisfied as part of the development and building process,this critenon�s met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are avail�ble to serve the proposal. Therefore,this critenon�s met. All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.8T0 (Street &LJtility Improvement Standards).. Improvements will be reviewed as part of the pernut process and during construc,-tion, at which time the appropnate review authority will ensure that City and applicable agency standards are met. Based on the analysis in th�s dec�sion,Staff finds that this critenon�s met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district The average m;n;mum lot width required for the R 4.5 zoning district is 50 feet. The average width for Parcel# 1 is 82 feet;parcel#2 is 50 feet wide. Therefore,this criterion has been met. The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may not be included in the lot area. The rninirnum lot area re uirement in the R 4.5 zoning district is 7 500 square feet for detached single-fainily units. The proposed partition creates two (2) lots that are 10,003 and 12,281 square feet respectively. Therefore,this criterion has been met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement The proposed artition plat illustrates that the proposed parcels meet this standard as Parcel # 1 is a corner lot and Parcel#2 is a�g lot with 20 feet of frontage on SW Tiedeman Avenue. Setbacks shall be as required by the applicable zoning district Setbacks for the R 4.5 zoning district are as follows: front = 20 feet;side = 5 feet; side on a corner = 15 feet; and rear =15 feet. The e�risting house on Parcel# 1 is proposed to reinain. According to the applicant's Pre-Plat Plan (Sheet 3) NOTICE OF DEQSION MLP2007-00002/PAYS PARTITION PAGE 7 OF 19 i the proposed setbacks meet these criteria. Setback standards for proposed Lot #2 will be reviewed at the time of building perrrut submittal and the proposed building envelope show these standards can be met, consistent with the setback standards. When the pattitioned lot is a flag lot,the developer may deteimine the location of the front yard,provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from e�sting structures. Proposed parcel2 is a flag lot. The applicant has chosen the north yard for the front, and shows side yards of 10 feet, cons�stent with tivs standard. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development The existing dwelling is served by an exi�ting driveway. The 20-foot access way for Parcel #2 will include a 10 foot paved section within 10 feet of the abuttu� lot of record. Therefore, as a condit�on of approval the applicant shall provide screeiung pursuant to 18.745.040 aIong the paved accessway to proposed parcel #Z, subject to review at the tune of building perrrut submittal.Therefore,as condiuoned,this critenon�s met. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. A fire hydrant already e�sts adjacent to the subject parcel on SW Tiedeman Avenue. The fire district CIVFR) has reviewed the proposal and has not required an addiuonal fire hytirant. Howerver, TVF&R commented that the fire hydrant shown on the submitted drawings must be capable of provid�ng the required fire flow demand for an�y building or structure hereinafter constructed.Therefore,as a condit�on of ap proval,the applicant shall submit to the Citya letter from TVF&R certifying that the e�sting hydrant has the required tire flow demand for the proposed development. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There are no existing or proposed shared driveways;therefore this standard is not applicable. Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ci�ulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplam in accordance with the adopted pedestrian/bicycle pathway plan. The subject lot is located approximately 125 feet east of the one-hundred-year floodplain. SW Tiedeman Avenue nu�s between the subject parcel and the floodplain. The flood elevation closest to the parcel is 159 feet;the parcel elevation is 164 feet.Therefore,this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Acijustments. The applications for the partition and variance(s)/adjustrnent(s) will be processed concurnendy. The application does not include any variances requested from the standards in the land partition chapter. Therefore, this standard dces not apply. FTNDINGS: The proposed minor land partiuon meets,or can meet,all of the relevant standards of the land partiuon section as uidicated in the above findings and following secuons of this decision,provided the following condition of approval is met OONDITTONS: NOTIC�'.OF DEQSION MLP2007-00001JPAYS PARTITION PAGE 8 OF 19 I ■ Prior to issuance of a building pernut for Lot #2, the applicant shall submit to the City a letter from TVF&R certifying that the e�sting hydraiit has the required f�re flow demand for the proposed development. ■ Prior to issuance of a building pernut for Lot #2, the applicant shall include on the site plan screening pursuant to 18.745.040 along the paved accessway to proposed parcel#2. Residential Zoning Districts (18.510� Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R 4.5 Pareel 1 Parrel2 Minimum Lot Size - Detached unit 7,500 sq.ft 12,281 sq.ft. 10,650 sq.ft. - Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 83 ft. 50 ft. - Duplex lots 90 ft - Attached unit lots Maxirrium Lot Covera e - NA NA Minimum Setbacks - Front yard 20 ft. 2a45 ft. 20 - Side facing street on corner&through lots 15 ft 32-40 ft. NA -Side yard 5 ft. 53 ft. NA - Rear yan�i 15 ft 50 f� 15 - Side orrearyard abutting more xestrictive zoning district - NA NA -Distance between property line and front of garage 20 ft. 20 ft. >20 ft. - Side Yard Setbacks forFla Lots TDC 18.420.05 A 4 e 10 ft NA 10 Maximum Hei ht 35 ft exis ' <or=30 ft. Minimum Landsca e Re uirement - NA NA FINDING: No sPecific development is proposed for Parcel #2. However, a building envelope demonstrates that the applicable setbacks can be met. As demonstrated in the above table, the development standards of the R 4.5 zone have been met. Access,Egress and Cirrulation(18.705� Continuing obli�ation of property owner. The provisions and maintenance of access and egress stipulated in this tide are cont�ntung reqi.urements for the use of any structure or parcel of real property in the City. The provisions and mauitenance of access and egress stipulated in this title are continuing requirements of the owners of these parcels. Section 18.705.030.H.1 states that an access report shall be submitted with all new develop ment proposals which verifies design of driveways and streets are safe by meeting adequate stackin needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASH�O. A Traffic Analysis and, Access Report pre ared by Charbonneau Engineering, LLC, dated January 23, 2007, was submitted for review wrth t�us application. e apphcant has requested the placement of the proposed dnveway on Tiedeman Avenue be approved. Sight dutance was analyzed along both street frontages. Sight d�stance from the proposed access on Tiedeman Avenue exceeds 500 feet in each direction. The available sight distance on Tigard Street u unobstructed looking west to the four-way stop uitersection. To the east the s��ght distance is restricted to less than 240 feet due to the street's honzontal alignment and 100 feet due to an existing hedge along the east propercyline. The required sight distance is 390 feet for tivs section of T'igard Street. While the proposed driveway will be located on Tiedeman Avenue the existing driveway will rema.in on T ard Street. The applicant shall trim or remove the existing portion of hedge that is reducing the sight distance from 24�feet down NOTIC�OF DEQSION MLI'2007-00002/PAl'�PARTITTON PAGE 9 OF 19 1 to 100 feet as outlined in the traffic engineer's report. The applicant's engineer shall provide final sight distance certification for both driveways prior to issuance of building pernuts. The report fu.rther recommends the placement of the proposed driveway on T"iedeman Avenue because there is no advantage to placing the access on either street relative to the uifluence area as demonstrated by their queu.in� analysis during t�he peak hours. The proposed residence will generate one e�ut mp in the AM peak hour and one enteruig tnp u� the PM peak hour. The enguieer states that due to the lixruted number of trips the unpact to the adjacent street and nearby intersection of Tiedeman Avenue and Tigard Street will be negligible. The intersection operates at acceptable LOS `D' or better in the peak hours and the additional trips generated by one additional residence will not degrade the intersection beyond the acceptable LOS conditions. The Engineer states that the proposed driveavaay on Tiedeman Avenue will maxinuze safety and the separation distance to the Tigard Street intersection. The proposed drivew�ay location will be acceptable. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on ap�proach to an inteisection. The minimum driveway setback from a coIIector or arterial street intersection shaII be150 feet, measured from the right-of-way line of the inte�secting street to the throat of the proposed driveway. The setback may be greater dependin upon the influence area, as detemuned from C'ity Engineer review of a traffic impact report submitted by�e applicant's traffic engineer. In a case where a pro�ect has less than 150 feet of street frontage, the apphcant must explore any op tion for shared access with the ad jacent parcel. If shared access is not possible or practical, the drivewa y shall be placed as far from the intersection as possible. SW Tiedeman is classified as a collector on the Cit�s Transportation System Plan. The proposed driveway for Parcel #2 is within 150 feet of the intersection of SW T"iedeman Avenue and SW �gard Street. In addition, the e�vstu-ig� driveway is located within 150 feet of the intersection. Lot frontages are 112 feet and 84 feet for Parcels on SW Tiedeman and SW Tigard, respectively. Shared access with proposed parceLs 1 is not practicable as e�ustu� development precludes�oint access to SW Tigard Street.In addition,the Charbonneau Engineeruig Traffic Analysis and Access Report demonstrates that access to either street is not preferred as the quetung lengths exceed the property lengtl�s on both streets. The proposed and existing access drives are located as far from the ultersection as possible, consistent with this standard. Section 18.705.030.H.3 and 4 states that the minimum spacin of driveways and streets along a collector shall be 200 feet The minimum spacin�of drivewa�ys and streets a�ong an artenal shall be 600 feet The minimum spacing of local streets along a local street shall be 125 feet The applicant has applied for an adjusunent to this code section. Charbonneau Engineering, LLC has submitted a Traffic Analysis and Access Report, dated January 23, 1007, in support of this adjustment. As shown above, the proposed access meets the criteria of Variances and Adjustments section of this decision. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize joindy the same access and egress when the combined access and egress of both uses, structures, orp a�els of land satisfies the combined requirements as designated in this tide,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements,leases or contracts are placed on permanent file with the City. No joint access is proposed. This standard is not applicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect direcdy with a public or private street approved by the City for public use and shall be maintained at the required standards on a conhnuous basis. The existing drivew�ay on SW Tigard Street will not be altered and a new driveway for the second parcel will be constructed on SW Tiedeman Avenue. Therefore,this standard is met. Minimum access reguirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Each parcel will have a standard driveway with direct access to SW T'igard or SW Tiedeman on flat land. Comments NOT'ICE OF DEQSION MLP2007-00002/PAYS PARTITTON PAGE 10 OF 19 received from Tualatin ValleyFire and Rescue state that there are no conflicts with the proposed access. Therefore,this standard is met. Access drives in excess of 150 feet in length shall be provided with app roved provisions for the turning around of fire apparatus by one of the followin : a) A circular,paved surface having a minimum turn radius measured from center point to outside edge of 3�feet; b) A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No access drives in excess of 150 feet are proposed.Therefore,this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles• or cause hazardous conditions to exist which would constitute a clear and present danger to the pu�lic health, safety, and general welfare. A Traffic Analysis and Access Report pr�ep ared by Charbonneau Engineering, LLC, dated January 23, 2007, was submitted f or review with this application.The.report recorrunends approval of the proposed access as it will maximize safety and separation ciistance to the intersection. In addition, sight distance will be obtained at the proposed access location. Therefore,this standard does not apply. FINDING: The standards of the Access Management chapter(18.705) have been met. Density Com�utations (18.715�: A. Defuution of net development area. Net development area, in acres, shall be detemiined by subtractin� the folloa�ing land area(s) from the gross acres, which is all of the land included in the legal descnption of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for pnvate streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating malcimum ntunber of residential units. To calculate the maxirrium ntunber of residential units per net acre,divide the number of square feet in the net acres by the inuiunum number of square feet required for each lot in the applicable zoning distric� G Calculating minimum number of residential units. As re quired by Section 18.510.040, the minimum number ot residential units per net acre shall be calculated by multiplying the maximum number of units deternuned in Subsect�on B above by 80% (0.8). The subject .58-acre parcel totals 24,859 square feet. There are no sensitive land areas or private streets within the subject pro osal. To deternune the net developable area,the square footage to accommodate the ex�sting house on Parcel #1 �2,281 s uare feet) and the Tigard Street and Tiedeman Avenue nghts-of-way dedications (1,929 s quare feet) are deducted (�4,859 square feet gross - 14,210 square feet deductions = 10,650 net develo�pable square feet). As the nununum lot size for the R 4.5 zone is 7,500 squ_are feet, the ma�mum number of adddtional lots is one. The minim� number of additional lots is one. The proposed partition creates two (2 separate lots in confornzance with the density requirements. FINDING: Based on the analysis above,the Density Computation Standards have been met. EXCEPTIONS TO DEVELOPMENT STANDARDS (Chapter 18.730) Building heights and flag lots. 1.Limitahons on the placement of residential structures on flag lots apply when any of the following exist a.A flag lot was createdp rior to n115, 1985; b. A flag lot is created after Apri1�, 1985 by an approved partition;or NOTICE OF DEQSION MLI'2007-00002/PAl'S PAR'IITION PAGE 11 OF 19 c. A fla� lot is created by the appmval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The proposed partition created with an approved application would result in a flag lot and the associated limitations on the placement of the residential structure. The apphcant's narrative addresses this standard and concurs with the apphcability of these standards to proposed Lot #Z. However, the applicant's namative did not address the following apphcable standards. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private dnve or easement is 1-1/2 stories or 25 feet, whichever is less, except that the ma�umum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling othenvise complies with the applicable dimensional requirements of the zoning distnct; b.A 10 feet side yard will be preserved; c. A residential sttucture on anY abutting lot either is located 50 feet or more from the nearest point of the sub�'ect dwellin or the residenhal structure exceeds 1-1/2 stories or 25 feet in height on any abumng lot;and d. Windows 15�eet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the prop osal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. FINDING: The prop osed dwelling comp lies with the applicable dimensional requiremenu of the zoning district and TO-toot side yard setbacks are proposed. However, it �s unclear from the application that adjacent dwe1lu�s will be located greater than 5D feet from the nearest point of the proposed dwellu�g on Parcel #2, or that windows 15 feet or more above grade will not face windows of dwellings on abutting lots. Therefore, the maximum height for the prop osed detached single-fazruly dwelling shall not exceed 1- 1/2 stories or 25 feet,or the applicant shall demonstrate through a site plan and elevation drawings that the proposed dwelling meets the standards for flag lots to allow 2 lfz stones or 35 feet. Landsca�ing and Screenin��18.745): Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects frontin� on a pu� blic street, private street or a private driveway more than 100 feet in length approved after the adoption of this tide shall be required to plant street trees in accordance with the standands in Section 18.745.040G The proposed project includes frontag e�on SW 7'igard Street and SW Tiedeman Avenue. The required trees shall be planted m accordance with the standards for size and spacm in this title, under Section 18J45.040.C. Since these streets are not u'nproved with curbs and sidew�alks along the�rontage and will undergo street improvements in the future, and since the street unprovement has not yet been designed, p�anting of street u-ees will be deferred until the street unprovements occur. Bufferin�and Screening Requirements: Section 18.745.050.5 The proposed land paitiuon occurs on a parcel surrounded by the same land use designation (R 4:5� as the subject parcel or is otherwise separated from the I-P zone to the north by SW T'igard Street. An e�stulg dwelling ex�sts to te north,while the vacant parcel w�ll be surrounded bythe R 4.5 zone.Therefore,no buffering or screenuig�s required for the proposed land partiuon. FINDING: All of the landscape standards have not been met. However, with a condition of approval requiring a restrictive covenant requiring planting of street trees along SW Tigaard Street and SW Tiedeman Avenue upon future unprovement of those streets,the criteria can be met. CONDITTON: Prior to final plat approval; the applicant shall record a restrictive covenant with pro�osed Parcels # 1 and#2 that will mclude a requirement f or planting street trees as part of any uture street improvement. Off-Street Parking and LoadinQ Requirements (18.765�. NOTIC�OF DEQSION MLP2007-00002/PAYS PARTITION PAGE 12 OF 19 Tree Removal 18.790): A tree plan or`the planting, removal and protection of trees prepared by a certified arfiorist shall be provided for an lot, arcel or combination of lots or pancels for which a develop ment ap lication for a subdivision partition, si e develo pment review, planned develo pment or conditionai use is filed. Protection is preferre� over removal wherever possible. The applicant has submitted a tree removal plan (Sheets 2 and 3) prepared by a certified arborist, Walter Knapp. The applicant's Existing Conditions plan identifies trees greater than 6 inches DBH on the subject site. The plan shows.one 11-inch apple tree on proposedParcel# 1 and one 6-inch and one 7-inch apple tree on proposed Parcel#2. The 6-inch tree on I.ot #2 is proposed to be removed. Tree protection fencing is shown on Sheet 3 }or the rema;n;ng tw� o apple trees.Therefore,no rrutigation is required and the tree removal plan�s consistent with the tree removal standards. FINDING: Based on the analysis above,the Tree Removal Standards have been met. To ensure trees are protected throughout building construction,the following condition of approval shall be required: GONDITION: Prior to issuance of buildin�pernuts, the applicant shall ensure all proposed tree protection fencing is installed and inspected, an shall remain in place through the duration of home building. After approval f rom the City Arborist,the tree protection measures may be removed. Vsual Clearance Areas (18.7951: This Chapter requires t a c ear vision area shall be maintained on the corners of all properiy adjacent to intersecting right of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicIe, hedge, pla� nting fence, wall structure, or temporary or permanent obstruction exceedin� three �3) feet in height �I'he coc�e pro��des that obstructions that may be located in this area shall be visua y clear etween three (3) and eight($) feet in height Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. The ap licant's site plan does not show the vision clearance triangles for the pro�osed parcels. The visual clearance areas�need to be shown on a revised site plan and included on the preluiunaryprat. FINDING: Based on the analysis above,Staff finds that the Vision Clearance Standards are not met. CONDITION: Prior to final plat, the applicant shall submit a preliminary plat that shows the visual clearance areas accurately, in accordance with Tigard C:ommunity Development Code (TC�G� Section 18.795.040. PUBLIC FAQLITY CONCERNS Street And Utility Im�rovements Standards (Section 18.810�: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standar�ds are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDG Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 70-foot NOTIC�OF DEQSION MI.P2007-00002/PAYS PAR'ITTTON PAGE 13 OF 19 right-of way width and 46-foot paved section. Other improvements rec�uired may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW T'iedeman Avenue, which is classified as a Collector on the City of T�'gard Transportation Pla.n Map. At pre� sent, there is approximately 20 f eet of ROW f rom centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline and the radius at the intersection with T�igard Street. SW T'iedeman Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a future street improvement guaz,antee. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborilood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW Tigard Street, which is classified as a Neighborhood Route on the City of Tigard Tr�ansportation Plan Map. At present, there �s approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Tigard Street is currendy partially improved. In order to mitigate the impact from this development,the applicant should enter into a future street unprovement guar�ntee. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of e�cisting and proposed future streets from the boundaries of the proposed land division. This section also states that where rt is necessary to give access or pemut a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a bamcade shall be constructed at the end of the street These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the �roperty owners which sl�all not be removed until authorized by the City Engineer,the cost of which shall be included in the street consttuction cost Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The site is located at the intersection of Tiedeman Avenue and T'igard Street. There are no oppomuuties for future streets or extensions of streets. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- e�usting developments, lease provisions, easements,covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not perrnit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development pattems or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required e�ensions. Land is considered topo�raphically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topo�raphical constraints, the mere presence of a constraint is not sufficient to show that a street connect�on is not possible. The applicant must show why the constraint precludes some reasonable street connection. The site is located at the intersection of T"iedeman Avenue and Tigard Street. There are no oppomuuties for future streets or extensions of streets. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with NOTI(�',OF DEQSION MLI'2007-00002/PAYS PARTITTON PAGE 14 OF 19 due re�ard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opporiunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except • Where street location is precluded by natural topography, wedands or other bodies of water or, pr+e- existing development or, • For blocks adjacent to arterial streets,lirnited access highways,major collectors or railroads. ♦ For non-residential blocks in which internal public cinculation provides equivalent access. No new streets are being created with this partition.Therefore,this standard i�not applicable. Section 18.810.040.B.2 also states that bicycle and �edestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Similarly,since no streets are being proposed,and no connections are required,this standard is not applicable. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the pancel is less than 1.5 times the minimum lot size of the applicable zoning distric� Proposed Parcel�# 1 has a lot depth of approximately 100 feet and a lot width of 117 feet. Propose Parcel#2 has a lot depth of 119 feet and a lot width of 83 feet. Neither of the proposed parcels has a lot depth greater than 2.5 times the average lot width,consistent with t�vs standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land�artition, 18.420.OSO.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a rrununum 15-foot wide recorcied access easement In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least]5 feet The proposed development is a minor land partition.Proposed Parcel# 1 has a combined frontage of 173 lineal feet on SW Tigard Street and SW Tiedeman Avenue. Parcel #2 has 21 feet of frontage on SW Tiedeman Avenue. Therefore, this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A future street u' np rovement guarantee is required for both street frontages. T�vs guarantee includes future construction of public sidewalks,thereby meetuig this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to e�cisting mains in accordance with the provisions set forth in Design and Constiuction Standards for Sanitary and Surface Water Management(as adopted by Clean Water SeYVices in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. NOTIC�OF DEQSION MI.P2007-00002/PAYS PARTTTION PAGE 15 OF 19 There is an existing public sewer located in T�'gard Street. The applicant's plans indicate a new lateral from the public sewer to serve the proposed lot. The e�sting home is served by an existing lateral from the same public sewer line in Tigard Street. Stornl Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water nuioff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the developmen� The City Engineer shall ap�rove the necessary size of the facility, based on the provisions of Design and Construction Standards for Sarutary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will ovedoad an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water ServYCes in 2000 and including any future revisions or amendments). In 1997, C1ean Water Services (CWS) completed a basin study of Fanno Cxeek and adopted the Fanno Ca-eek Watershed Management Plan. Section V of that plan includes a recommendation that local �overnments institute a stormwater detention/effective unp ervious area reduction program resulting ul no net mcrease ui storm peak flows up to the 25-year event. The CitY will require that all new developments resulting in an increase of impervious surfaces provide onsite detention faciliues,uriless the develo�pment is located adjacent to Fanno Creek For those developments ad�acent to Fanno Creek,the storm water runoff will be pernlitted to discharge without detention. The G�X/S standards include a provision that would exclude small projects such as residential land partitions. It would be unpractical to require an on-site water quantity facility to accommodate treatinent of the storm water from Parcel2. Rather, the G'WS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Bikeways and Pedestrian Pathways: Bikeway E�ension: Section 18.810.110.A states that developments adJ'oining proposed bikeways identified on the Cit�s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The bikewaY im�rovements will be included in future street improvements. The future street improvement guarantee will meet this cntenon. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underg round, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground,temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the sexving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and stotm drains installed in streets by the NOTIC�OF DEQSION MLP2007-00002/PAYS PARTITION PAGE 16 OF 19 developer,shall be constructed priorto the surfacing of the streets;and • Stubs for service connec�ions shall be long enough to avoid distu�fiing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where e�sting utilities which are not underground will serve the development and the approval authority detemunes that the cost and technical difficulty of under-grounding the ut�lities outweighs the benefit of under-grounding in conjunction with the development The detemunation shall be on a case-by-case basis. The most common, but not the only, such situahon is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are e��isting overhead utilitylines along the frontage of SW Tiedeman Avenue. If the fee in-lieu is proposed,it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 127 lineal feet;therefore the fee would be$4445.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of T�igard provides water service in this area. The applicant will be required to obtain water service and domestic meter from the water department. Storm Water C?ualit�.. The City has agreed to enfonce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Desi�n and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 �e�ent of the phosphoivs contained in 100 pencent of the storm water runoff generated from newl;� created unpervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The G�X1S standards include a provision that would exclude small projects such as residential land pattitions. It would be impractical to require an on site water qualityfacilityto accommodate treatment of the storm water from Parcel2. Rather, the G� standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recomiriends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, gradin�, excavatin�, clearing, and any other activity which accelerates erosion. Per CWS regulations, the apphcant is required to submit an erosion control plan for City review and approval prior to issuance of City pemuts. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination Systern (NPDES) erosion control pemut be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer v�nll be required to obtain an NPDES pemut from the City prior to construction. This pemut will be issued along with the site and/or building pernu� Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installauons (water, sewer, storm, etc.) and driveway construction. Tlvs pernzit shall be obtained prior to approval of the final plat. Address Assignments• NOTIC�OF DEQSION MI.P2007-00002/PAYS PARTITION PAGE 17 OF 19 The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary(LJSB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the Citypnor to fmal plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will ass�st emergency services personnel to more easily find a particular home. Surve,YRequirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the Cit�s global positioning system(GPS) geodetic control network(GC 22). These monurrients shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the Cit�s GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Impact Study_(18.390) Section 18.360.090 states, The Director shall make a finding with respect to each of the following criteria when approving,approving with conditions or denying an application: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose im_provements necessary to meet City standard, and to miniinize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Develo�ment Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedicahon, or provide e`ndence that supports that the real roperty dedication is not roughly proportional to the projected impacts of the develo ment Section 18.390.�40 states that when a condition of ap roval requires t11e transfer to the public of an interest in real property,the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the unpact the proposed development will have on tlie public. Th�plicant's representative submitted an impact study. SW Tigard Street and SW Tiedeman Avenue are currendy p y unproved. In order to rrutigate the unpact trom this development, the applicant will provide a future unprovement guarantee for imp rovements to these streets. The applicant will be e�endu�g storm dra�na e connections to the two parcels to account for the additional impervious area beuig added to the site. Sewer is alrea�y available and has sufficient capacity to serve the development. Orher unp acts to public,facilities are offset by the collection of Systems Development Charges (SDC's) collected at the time o}building pernut issuance. In addition, The Washington County Traffic Impact Fee ('TIF) �s a mit�igation measure that is required at the time of development. Based on a transportauon impact studyprepared byMr.David Larson forthe A Boy Expansion/Dolan II/Resolution 95-61, TTF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system, The applicant will be required to pay a TTF's of $2,851 for the proposed new dwelling unit on Lot#2. Based on the estimate that total TIF fees cover 32 percent of the imp act on major street im rovements citywide, a fee that would cover 100 percent of this project's traffic impact is $8,909 ($2,851 divided by.32�The difference between the TTF paid,and the full impact,is considered the ururut ated impact on the street system e utu�tutigated impact of this pro�ect on the transportauon�system is $6,058 ($8,90�$2,851�. The applicant has concun-ed with the dedicauon of additional right-of-way along SW Tigard Street and SW Tiedeman Avenue (a�pproximately 1,929 sguare feet) for future road improvements. At $3 per square foot for residentially zoned land, the value of the dedication would be approxui�ately$5,787.Therefore,the reqwred dedication is roughly proponionate. NOTIC�OF DEQSION MLP2007-00002/PAYS PARTITION PAGE 18 OF 19 SECTION VI. OTHER STAFF COMMENTS City of Tigard Police Department has reviewed the proposal and offered no comments. SECTION VII. AGENCY COMMENTS C1ean Water Services has reviewed the proposal and stated that "based on review of the aerial photos the proposed project will not significantlyimpact the existing sensitive area found nearthe site." Tualatin Valley Fire and Rescue has reviewed the proposal and commented that the fire hydrant shown on the submitted drawings must be capable of providing the required fire flow demand for any building or strucnu�e hereinafter constructed. SECI'ION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 12,2007 AND BECOMES EFFECTIVE ON APRIL 27,2007 UNLESS AN APPEAL IS FILED. �je�al The D'�rector's Decision is final on the date that it is mailed. All pexsons entitled to notice or wtio are otherwise adversely affected or aggrieved by the decision as provided in Secuon 18.390.040.G.1. may appeal this decision ui accordance with Section 18.390.040.G.2. of the T'igard Commuruty Development Code which provides that a written appeal together with the re�quired fee shall be filed with the Director with.ul ten(10) business days of the date the Notice o}7�ecision was ma.iled. The appeal fee schedule and forn�s are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,�I'�igarcl,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues ident�fied in the written comments subrrutted bythe parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be subnutted by any party dunng the appeal hearing, subject to any addrtional rules of procedure that maybe adopted f rom time to tune by the appel[ate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 26,2007. stions: If yr�u have any questions,please call the City o ard Planni�Division,Tigard City Hall, 13125 SW Hall Boulevard, T'igard,Oregon at (503) 639-4171. �' A�. ril l l,2007 PREP BY: a Pagenstecher DATE Associate Planner i:\cucpin\gary\minor land par[ition\m1p2007-00002(pays\m1p2007-00002 decisioadoc NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 19 OF 19 ___—__—_._ _.___.— _ .. ..--- T—_-:__ _.____ ST –_ �- -_-,�---L��------ ---- • • ' . -- — --- __ NORTH DAKOTA ST –�—� �- � J GEOGRAPHICINFORMATION SYSTEM ��--T----__ - --- RTF VICINITY MAP ��- MLP2007-00002 � VAR2007-00004 z VAR2007-00005 � PAYS PARTI7TON a - o � LEGEND: � SUBJECT � SITE �I'� TIGARD ST - 1 / � � 'T6Y�fF�FRR O �v' PU..� Y-_' E V"�- F Y.„ � '�.�..�_– �.� _ � . 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PAYS PARTITION ' ' ." 120 DAYS = 6/2S/2007 SECTION I. APPLICATION SLTMMARY FILE NAME: PAYS PARTITION CASE NOS: Minor Land Partidon (MLP MLP2007-00002 Administrative Variance AR VAR2005-00004 Admirustrative Variance �VAR VAR2005-00005 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one �1) e�sting 58-acre lot into two (2) parcels for detached single-family residences. An existing single-family dwelling e�sts on the sub)ect parcel and is proposed to remain on Parcel# 1 (12,281 square feet) with access from SW Tigard Street. The applicant pro�oses Parcel #2 (10,653 square feet) would take access from SW Tiedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacing standard for the prop osed access on Tiedeman (18J05.030.�L3) and a street improvement ad�ustment for preferred access from a lower-class street(18.810.030.Q.5). APPLICANT/ Todd Pays APPLICANT'S Mike Van Loo OWNER Pays CustomHomes, Inc REP: AlphaCommunityDevelopnieut 17278 SW Sonnet Way 9200 SW Nimbus Ave King City, OR 97224 Beaverton, OR 97008 ZONING DESIGNATION: R 4.5: Low Densi Residential District. The R 4.5 zoning district is designed to accommodate detac ed single-family homes with or without accessory residential uruts at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are perniitted conditionally. Some civic and institutional uses are also pernutted conditionally. LOCATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street; W'CTM 1S135CC, Tax Lot 00300. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.745 and 18.810. SE CTION II. DE CISI ON Notice is hereby given that the City of T"igard Commuruty Development Director's designee has APPROVED t�ie above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHAI.L BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twent�five cents (25�) per page, or the current rate charged for copies at the t�me of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 12, 2007 AND BECOMES EFFECTIVE ON APRIL 27, 2007 UNLESS AN APPEAL IS FILED. �A �eal: Tlie Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wluch provides that a written appeal together with the required fee shall be filed with the Director within ten (�10) busuiess days of the date the Notice of Dec�sion was mailed. The appeal fee schedule and forms are available from the P1aruling Division of Tigard CityHall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted 6ythe parties during the comment period. Additional evidence concernu7g issues.�roperly raised in the Notice of Appeal may be subrrutted by any parry during the appeal hearing, subject to any add�uonal rules of procedure that maybe adopted from time to tune by the appel[ate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM 4N APRIL 26, 2007. Fo�estions: r inforniation�please contact the Planning Division Staff Planner, Che Caines at (503) 639-4171, Tigard City Hall, 13125 SW HaII Boulevard,Tigard, Oregon 97223 or by email to c ery c _ ti�ard-or.�ov. �— N RTH DAK� `--'-- /'- - 'T �� - T — - I � VIQIVI'I'YMAI' i � � ML,P2007-00002 VAR2007-00004 VAR2007-00005 PAYS PAR'TITIO LEGEND: SUBJECI' N SI'1'E TI � .w4 � �� ,�ti r' -'�.___ . � �--s-' � ' _�. TM.�w • � N MEApOW ST � �- � U rw.+..wwr Q r..Mn I�µoo.w. ]C ia��wnri r�w.<r.�.... /� s �'/ ��'" � a�Pha �, /, � COMMUNITY DEVIIO�M�NT � /, �� / ��,~ II _�� i . ------ `w.,f�o� sr. _ - --•'� (1 .�..� II _ �,� --------------'----0---- ��...' � / "'"'�� / .� �� +r � /,//'7J`��jI��/'/ / �. /\��, \ \ '� W ;'j � TIEDEMAN �/ / % u. i ,`� ��. ` \ MINORLMIO j"�.J� r �\'\I ` PARTITION � � ,.y�i �% � �; T-�� ` y ',(•/ /'/ \\n �``11 / '`�� OwMIMO. I l�O�IOM ^ � w/ /� �x..,+ � "'Z" ''\, ,� � ca+rno�.nue P110rlCTION/JIO �1 MMOVwL,AND / / /, �11!lIAT�IIJ� � �� / '�I, ,A !� I � ` �alpha , , , i , , i � � -- i j� " r" � ! � �• .�� , �. - ---------- 1 _� � � � � , ,... -------- ---------- ----- �: � ----------- - , \ � _ 3 NOTIC�TOMORTGAC�E,LIENHOLDER,VENDORORSELLER 'IHE TTGARD DEVELOPMENT OODE REQUIRES T�iAT IF YOU REC�IVE Tf-IIS 1\OTI�, IT SHALL BE PROMI''IT,Y FORWARDED TO TF-�E PURQ�ASER NOTICE OF PENDING ,, LAND USE APPLICATION : MINOR LAND PARTITION . , , DATE OF NOTICE: March 7,2007 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2007-00002 AD��NT �V� 2007-00004 AD NT �v AR 2007-00005 FILE NAME: PAYS PARTITION REQUEST: The applicant is requesting a Minor Land Partition to paitition one (1) e�vstin� .58-acre lot into two (2) parcels for detached single-family residences. An existing s' l�family dwelling ex�su on the subject parcel and is proposed to remain on Parcel # 1 (12,281 s qua�re feet with access from SW Tigard Stree� The applicant proposes Parcel #2 (10,003 square feet) would take access from SW'I�iedeman Street. Two variances are requested:a special adJustment for the 200 foot access spacing standard for the proposed access on Tiedeman �18.705.030.I-�3 and a street improvement adjustment for preferred access from a lower-class street 18.810.030.Q.5�. LOCATION: 11600 SW T'iedeman Avenue at the inte�ection with SW Tigard Street;WC'I1VI 1S1350C,Ta�c lot 00300. COMP. PLAN DESIGNATION: I.ow DensityResidential ZONE: R 4.5:Low Density Residential District. The R 4.5 zonin district is designed to accommodate detached single-family homes with or without accessory residen� units at a muumum lot size of 7,500 square feet. Duplexes and attached single-family uniu are permitted conditionally. Some civic and institutional uses are also perniitted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the Ciry inaking any decision on the Application, you are hereby provided a fourteen (14) day period to submit written commenu on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MARCH 21, 2007. All commenu should be directed to GaryPagenstecher,Associate Planner(x2432) in the Planning Division at the City of Tigard, 13125 S W Hall Boulevard,Tigard,Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to gary�rigard-or.�ov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPEQFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS TI-�'. QTY OF T'IGARD APPREQATES RECEIVING CO1vIlvIENTS AND VALUES YOUR INPUT. COMIVIENTS WILL BE CONSIDERED AND ADDRESSED WIT�IIN THE NOTICE OF DEQSION. A DEQSION ON T�-IIS ISSUE IS T'ENTATIVELY SQ IEDULED FOR APRIL 4,2007. IF YOU PROVIDE CO1vINIENTS,YOU WILL BE SENT A COPY OF `1"�--�E FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COM1v1ENTS WILL BECOME A PART OF THE PERMANENT PUBLICRECORD E1ND SHALL CONTAIN'1'I� FOLLOWING INFORMATION: • Address the specific "Applicab► .eview Criteria" described in the sectio. ,.,ove or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concems believed to be important with sufficient evidence to allow the City to provide a response; • Corrunenu that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificityon that issue. FAILURE OF ANY PARTY TO ADDRESS Tf-�E RELEVANT APPROVAL CRITERIA WITH SUFFIQENT SPEQFIQTY MAY PRECLUDE SUBSEQUENT APPEALS TO T'HE LAND U5E BOARD OF APPEALS OR QRCLJIT COURT ON THAT ISSUE. SPEQFIC FINDINGS DIRECTED AT TF-� RELEVANT APPROVAL C�ITERIA ARE WHAT CONSTTTLJTE RELEVANI'EVIDENC�. AF'I'ER Tf-�E 14-DAY CONIIvIENT PERIOD Q..OSES, 'lI� DIRECTOR SHALL ISSLJE A TYI'E II ADMINISTRATIVE DEC�SION. T�3E DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPER'I'Y LOC.ATED WITHIN 500 FEET OF T'I-�SUBJECT SITE,AND TO ANYONE EISE WHO SUBMITTED WRITTEN COMIvIENTS OR WHO IS OTf-IERWISE ENTITLED TO NOTIC�. 'I�DIRECI'OR'S DEQSION SHALL ADDRESS ALL OF'1"I-�RELEVANT APPROVAL C�tITERIA. BASED UPON THE QtITERIA AND TI�FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY'1"f� REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • CityStaff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site;all owners of record of property located within 500 feet of the site, as shown on the most recent property ta�c assessment roll; any Cit}zrecognized neighborhood group whose boundaries include the site; and any goverrunental agency which is entitled to notice under an intergovernmental agreement entered into with the Gty which includes provision for such notice or anyone who is otherwise entitled ta such notice. INFORMATION/EVIDENCE AVAILABLE FORREVIEW: The application, written commenu and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If y�u want to inspect the file,please call and make an appointment with either the project plaruzer or the planni a technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." NO .......................... � -V IC INITI�hfAP- \Q.P300 -OU003 �":1R200"-0000� �'�R?00"-UU00; P�1-5 P_�RTITIOi LEGE*ID: 3 SUBJECT STI'E T�G4RD 57 A-`- T •�:�'M ��`_��`J-,�� $ .�I�� .,r ,' ,�\4 °��r----- :k E=-� :�...: -'� � _ ��-1,.�- . � N MEl�DOW ST •• � O � w« ....� � n�n wabCmanc a e�. . M•�meucvan� . - = r REQUEST FOR COMMENTS �� . DATE: March 7, 2007 . � � TO: PE R ATTACHE D FROM: Ci .ry°f T.igard Planning Division STAFF CONTACT: GarvPagenstecher,Associate Planner(x2434� Phone: (503) 639-4171 F�: (503) 624-3681 Email: ga tigard-or.gov MINOR LAND PARTITION (MLP) 2007•00002/ADJUSTMENT (VAR) 2007-00004 & 00005 ➢ PAYS PARTITIONQ RE UES • e a�pp cant is requestulg a Mu1or Lan Partition to partition one 1 existmg .58-acre ot uito two 2 parce for detached sulgle-family residences. An existuig single-fami.ly dwelling e�sts on the sub�ect parcel and is proposed to remain on Parcel # 1 (12,281 square feet) �with access from SW Tigard Street. The applicant proposes Parcel #2 (10,003 square feet) would take access from SW Tiedeman Street. Two variances are re quested: a special adjustment for the 200 foot access sp acing standard for the proposed access on Tiedeman (18.705.030.H.3) and a street improvement adjustment for preferred access from a lower-class street (18.810.030.Q.S). LOCATION: 11600 SW Tiedeman Avenue at the uitersection with SW Ti ard Street; WCIIVI 1S135CC, Tu� lot 00300. COMPREHENSIVE PLAN u� DESIGNATION: Low Density sidential. ZONE: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate detached single-familyhomes with or without accessory residential units at a minimum lot size of 7,500 s uare feet. Duplexes and attached suigle-family uruts are pernutted conditionall . Some civic and institutional uses are� also permitted conditionally. APPLICABLE REVIEIX/ CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From infomlation supplied by various departments and agencies and from other �ornzation available to our staff, a report and recommendation will be prepared and a decision vv�11 be rendered on the_pro� po�sal in the near future. If you w�sh to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 21 2007. You mayuse the space provided below or attach a separate etter to return your comments. I u are unab e to res ond b the above date, please phone the staff contact noted above with your comments and co u�myour comments in wnting as soon as possible. If you have any questions, contact the Tigard Plaiuung Division, 13125 SW Hall Boulevard,Tigard,C�R 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. _ Written comments provided below: Name&Number of Person Commenting: • - �'TY OF TIGARD RE UEST FO'' '"OMMENTS ! / � Q NOTIFICA._�rl LIST FOR LAND USE & COMMUNITY D, .OPMENT APPLICATIONS FILE NOS.: I��L " �� - �L.� — FILE NAME: +%r � ' j-L cC�r CITIZEN INYOLYEMENT TEAMS � 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: �ntral ❑East ❑South ❑West CITY OFFICES y LONG RANGE PLANNINGlRon Bunch,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. �POLICE DEPT./Jim Wolf,Crime Prevention Offcer _BUILDING DIVISIONIMark(residential)Brian(commercial) NGINEERING DEPT./Kim McMillan,DNpmnt.Review Engineer PUBLIC WORKS/Matl Stine,Urban Forester CITY A�MINISTRATIONICathy Wheatley,City Recorder �PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION(+��sets) ✓PLANNER—POST PROJECT SITE 70 BUSINESS DAYS PRIOR TO A PUBLIC HEARING! _HEARINGS OFFICER(+y sets) SPECIAL DISTRICTS � TUAL.HILLS PARK&REC.DIST.s�LATIN VALLEY FIRE 8 RESCUE+� _ TUALATIN VALLEY WATER DISTRICT#� �ANWATER SERVICES+► Planning Manager North Division Administrative Office Lee Walker/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE IURISDICTIONS CITY OF BEAVERTON � CITY OF TUALATIN � OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood tw�ur,Fo,�,�Raq��.�a� _ Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM iM 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland.OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. Bob Knight,DaUResourceCenter�ZCA) US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,GrowthManegernenlCoordinalp OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris�r.csacws�ena.o�iy1 _ Mel Huie,Greansp2ces Caordinator(CPA20A) Leffy Ff0f1Ch�Comp Pian nmendments Oniy� Routing CENWP-OP-G CITY OF KING CITY� _ Jennifer Budhabhatti,a��«,�Pia��,e,�weae�as� 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,GrowlhManagarnentServices Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY� _ OR.DEPT.OF ENERGY�Powedmes in nrea� _OR.DEPT OF AVIATION�Monopo�e rowera� Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Plann�ng 155 N.First Avenue CITY OF LAKE OSWEGO � Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Steve Conwaycce��a�nvp5� Lake Oswego,OR 97034 Gregg Leion tcPn� _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�cPn� CITY OF PORTLAND (NOtdyforWetlandSandPOtenhalEnvironmen�allmpacis) Development Review Coordinator poria Mateja czcn�MS,a Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section�va�auo�5� _Sr.Cartographer,cPwzcorMS,< 1900 SW 4`"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rveyo�,zc�,M5,5 Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 OR.PARKS&REC.DEPT. WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC Dave Austiniwcccn��9,r•�MO�e,��..o,.«,i Sam Hunaidi,nss�s�a��o�so-��cMa��e� (NotifyitODOTRIR-Hwy.CrossinpisOnlyACCessloLand) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing5afelySpecialist (NOtlfyftProp�rtyHasHDOvsrlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13`h Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem.OR 97301-4179 Salem,OR 97301 J UTILITY PROVIUERS AND SPECIAL AGENCIES � PORTLAND WESTERN R/R,BURLINGTON NORTHERNISANTA FE R/R,OREGON ELECTRIC R/R(Buninyton Northem�Santa Fe wR Predecessor) Bruce Carswell,President 8 General Manager 1200 Howard Drive SE Albany,OR 97322-3336 , _SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. �TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmeriw,�e.a��o„sa,�Y� Gerald Backhausis��.wo�Aroa��n QtPrqectisWithm%MaeofaTransnROUte) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 �eaverton,OR 97005 710 NE Holladay Street � Beaverton,OR 97006-4886 � Portland,OR 97232 / PORTLAND GENERAL ELECTRIC �W NATURAL GAS COMPANY VERIZON (MC030533) �QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 �verton,OR 97075-1100 Portland,OR 97219 �TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 �,_COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative O�ces Jan Youngquist,Demographics Alex Silantiev ,��P�a�ca,��n Diana Carpenter,�EO��a��o��w, 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 � INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANYIALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To No[ify�. h:\patty\masterslRequest For Comments Noti(ication List.doc (UPDATED: 8-Nov-06) RE QUE ST FOR COMME NTS �� - DATE: March 7, 2007 , � � TO: Jim Wolf,Tigard Police Depattment Crime Prevention Officer FROM: City of Tigard Planning Division STAFF GONTACT: Gary Pagenstecher,Associate Planner(x2434� Phone: (503) 639-4171 Fax: (503) 624-3681 Email: gary�tigard-or.�ov MINOR LAND PARTITION (MLP) 2007-00002/ADJUSTMENT (VAR) 2007-00004 & 00005 ➢ PAYS PARTITIONQ RE LTES • e ap p cant �s requestmg a Minor Lan Partition to partition one 1 existing .58-acre ot mto two 2 parce for detached single-family residences. An existuig single-family��dwelling e�sts on the subject parcel and is proposed to remaui on Parcel # 1 (12,281 square feet) �with access from SW Tigard Street. The applicant proposes Parcel #2 (10,003 square feet) would take access from SW Tiedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacing standard for the proposed access on Tiedeman (18.705.030.H.3) and a street improvement adjustment for preferred access from a lower-class street (18.810.030.Q.5). LOCATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street; WCTM 1S135CC, Tax lot 00300. COMPREHENSIVE PLAN DESIGNATION: Low Densiry Residential. ZONE: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate detached single-fainilyhoines with or without accessory residential units at a rniniinum lot size of 7,500 square feet. Duplexes and attached sin le-family wuts are pernutted condiuonally. Some civic and institutional uses are also perniitted conditionally. APP�ICABLE REVIEW CRITERIA: Community Develo ment Code Cliapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.�10. Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From information supplied by various departments and ag�encies and from other�orn�ation available to our staff, a report and recommendation will be pr�e� pared and a decision will be rendered on the propo�sal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 21 2007. You may use the space provided below or attach a separate etter to return your comments. I u are una e to res ond b the above date, please phone the staff contact noted above with your comments and co irmyc�ur comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223. PLEASE CHECKTHE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. _ Written comments provided below: Name&Number of Person Commenting: J �� .��GL � � � RE QUE ST FOR COMMENTS �� . DATE: March 7,?007 . � � TO: Rob Munhison, Public Works Project Engineer �= �--- ) FROM: Ci of Ti ard Plannin Divisio ___ _ _ � -_.` . - -- � , STAFF CONTA : Gary Pagenstecher,Associate Planner(x2434� Phone: (503) 639-4171 Fax: (503) 6 1 Email: garv,�Ca?tigard-or.�ov 1 MINOR LAND PARTITION (MLP) 2007-00002/ADJUSTMENT (VAR) 2007-00004 & 00005 ➢ PAYS PARTITIONQ RE QLTES • e ap p cant �s requesting a Muior Lan artition to partition one 1 extsting .58-acre ot uzto two (2 parcels for detached suigle-family residences. An existuig single-family��dwelling exists on the subject parcel and is proposed to remain on Parcel# 1 (12,281 square feet with ar:cess from SW Tigard Street. The apphcant proposes Parcel #2 (10,003 square feet) would take access from SW�iedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacing standard for the proposed access on Tiedeman (18.705.030.H.3) and a street improvement adjustment for preferred access from a lower-class street (18.810.030.Q.5). LOCATION: 11600 SW Tiedeman Avenue at the u7tersection with SW Ti ard Street; WC`I1VI 1S135CC, T� lot 00300. COMPREHENSIVE PLAN DESIGNATION: Low Density�esidential. ZONE: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate detached single-familyhomes with or without accessory residential units at a m;n;mum lot size of 7,5G0 square feet. Duplexes and attached sin le-family units are pernzitted condrtionally. Some civic and institutional uses are also pernutted conditionally. APP�ICABLE REVIEW CRITERIA: Commtuuty Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 1Q.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From inforn�ation supplied by various departments and ag�encies and from other�ormation available to our staff, a report and recommendation will be pr�epared and a decision w�71 be rendered on the propo�s�al in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: MARCH 21 2007. You may use the space provided below or attach a separate letter to return your comments. I u are una e to res ond b the above date, please phone the staff contact noted above with y�ur comments and co irmyour comments in writing as soon as possible. If you have any quesuons, contact the Tigard Plaruung Division, 13125 SW Hall Boulevard,Tigard,(�R 97223. PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY: _ We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. _ Written comments provided below: ��'`c�- -- � �-�`'% t � c-= ;i,��f A�-� c ��,, �' �<`, % �r' f� � ;'i� ��`-i9-L L f�� - �� . �' �� 1�.� �'�2_�t: � v � . F,SS _' l�,�Gt.� .SiZ < <� �iC.� p�yC2c o�[ O Q�''� � ? Name&Number of Person Commenting: �- �; �- < <�..-, t , �1� �:�.�.� � �.� 7�.� ,� �3 a�- �/�-�-�- � '� --� ��"1-' _ _ �� l � ' �'' �, / ;'� '�` � :,'` / � �° ��,` � '`� EXIST. SSMH y / � f�N � . � ,.--'� � RIM=167.55 � f' � ��f � � IE IN N.=155.00 � :"� • IE OUT S.=154.80 ,! ,/Y,,.,-,' � L>`-`''. 1. / �,�.��'�- / ��r �� , , , , . �� f}�� , �- f _ ; ' �� ✓�'` ��r" J ' EXIST. SDCB �' r,r' GRATE=165.20 � / ,,;�;'�`, � �-a��' 12" IE OUT W.=16330 -y'� �,..., /�,,,,,--�'"` ' EXI S T. 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XW � ~..� �3�' / / �.� l '. ...,.�� \ ,--- �� \ � ,��'� (� \ �� %<<,)t.'r,... kW! � / / � U� ...-''" � I � `"�-.Zr`J � � I � / ��';, tP �. /� I i'� \ --.., � �� 1" I N ~"�.� �L'°� / � �� i � \\� � � �` ti � / `�. � �-� ��, I : � °� � °' � � �� / �/ J�/ 1�� I � � � / � � ��ER� � � � � �P�� , � � EX15�- N�vs� I �� ` Cri � — �� ,��< � _..�--�--�h�-�_._ __�.___ 6� Wodo �; � p� FENCE � �� ...�--- '1 ��Yr` `\ I hi �.`9�, I � t � � ;�;� � "` 15.00' SANITARY ESMT O O l II �f�CI� »� � 11 APPLE � �E �., 1 ,-�_��,.4), �,� � � � � � f;�, �� (.+'�i. � �� I � , � {-�::� _,� r�---� 6' WOOD �'� '.'� � `� PRIVATE SANITARY LINE � �'"��' �' ` � FENCE � �� '� UNDER SEPARATE PERMIT ' ` "��., .S �;� � � �_.:�.��._._ �,�j'�'`�„��4 I `� 1 _� !f �A _ I F� � i� , , ;_�_.� \1 � � � � , �..� ``_ iry�,...., � I r,*�ii ` � �� 6' CLF DOG ,"�,..� " ' �, � � , ( ,,\\ \ � � ` ` �'I,' ,8 � •�,\ � � � ` KENNEL � � � � ii ��`4 \ ,�`�,.f ` � � ` \ 4 ! .�, ��, � ''� \ � ,, . � � �� ,; 6' �/OOD �-' r� 6" APPLE � � ` �?; C ,., �`,,� FENC� �" ll..� � � � �,'� � \\ � , .� \ �t�,�°��`°��, 4' C L F� �\ �`�� 5' WI D E 10' ��,r ,� � � ; HIGH � EXIST. I ARBORVITAE I �s• �,,� � SHED I , ,� �� I � I � : �� I / � � ✓ Tiedeman Minor Land Partition—ravs Partition Reference: MLP 2007-00002, 2007-00004, 2007-00005 11600 SW Tiedeman Avenue From: Lee and Tamara Shadbolt RECEIVED PLANNING 11640 SW Tiedeman Ave. MAR 1 9 2007 Tigard, OR 97223 (503) 624-6366 (home), (503) 860-1836 (cell) CITY OF TIGARD shadbolt ar,interserv.com Date: 3/15/07 Comments: 1) Address 11640 SW Tiedeman Ave. expresses concerns for Lot#2 (flag lot) visibility at proposed driveway location. Not shown on site plan submitted to the City of Tigard are three large trees on the adjacent property. These trees, properly limbed, may still pose visibility problems. The Ponderosa Pine at the corner of the 11640 SW Tiedeman address is 10 feet from the roadway and l 5 feet ftom the proposed driveway for Lot#2. The base of the Ponderosa Pine is over 24 inches in diameter. Approximate location is depicted below in sketch: /• �� , % ,� ;- = . , �� . , � � � j�� ',% \ �,,�� / .� ��, � ,� �, � �� y� . 'j,� ��.. � _ ro,,,�t�s� {, .� i ' � ._-t' ,. , .�j`.•"`�` •' / • � ,,,-3 S/ft�sE i ! � � n y �• __ . , �,. , ��.' ,�.� �. i �` / , �-+ ./�� / �� ` �e�+ ,, � . 311�Ci �� 5, ' - , e/ ;, � '�- �, �' '�; �- . � , `� 9 � ,r� - J '�t.t^� . 1 f f � / / ` • /'� � � � � , � 2) A review of the site plan on 3/14/07 revealed plans for rainwater runoff management for existing Lot #1 residence and the proposed Lot #2 site. Our only concern is that both of these connections to the citv storm drainage systems be.properlv executed and subsequently audited for proper function. Respectfully Submitted by: Lee and Tamara Shadbolt � `��y�if� � � � CleanWater Services RECEIVED PLANNING � ,,,, � �,� , , �� .�� MAR 2 6 2007 CITY OF TIGARD MEMORANDUM DATE: March 22, 2007 ^ �, FROM: Bill Baechler, Cl n Water Services TO: Gary Pagenstecher, City of Tigard SUBJECT: Review Comments—MLP 2007-00002, Pays Partition GENERAL COMMENTS ■ This Land Use Review by Clean Water Services (District) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by the District. The District, prior to issuance of any connection permit, must review and approve final construction plans. ■ All provisions of the development submittal shall be in accordance with current Clean Water Services (CWS) Design and Construction Standards, presently Resolution and Order No. 04- 09 (R&O 04-09), the Erosion Prevention and Sediment Control Manual, December 2000 edition, and all current Intergovernmental Agreements between the City and CWS. ■ Final construction plans must be reviewed and approved by CWS for conformance with current Design and Construction Standards. A Stormwater Connection Permit shall issued by the CWS prior to construction. SANITARY SEWER ■ A public sewer extension shall be required for service to parcel 2 in accordance with current CWS Design and Construction Standards. When ever possible public sewer shall be located within public right-of-way. There is an existing sewer located in SW Tiedeman Avenue approximately 130 feet south of the site. ■ Each lot created by this Partition shall be provided with a direct gravity service lateral connection to a public sanitary sewer. The service lateral must connect directly adjacent to the parcel and cannot cross an adjacent parcel as shown on the preliminary plan. STORM DRAINAGE AND WATER QUALITY ■ Each parcel shall be provided with an individual connection to a public storm conveyance. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600• Fax: (503)681-3603•www.CleanWaterServices.org ■ The Developer shall provide a water quality facility to treat all impervious surfaces being constructed or preserved as part of this development or pay a fee-in-lieu of constructing a water quality facility in accordance with R&O 04-9. SENSITIVE AREA ■ Sensitive areas do not appear to exist on the site or within 200' of the site. The Pre-screening Site Assessment dated September 18, 2006, CWS File Number 06-002884, serves as the Service Provider lcttcr for this project. EROSION CONTROL ■ Provide erosion control in accordance with the current CVv S design and construction standards. i . � MEMORANDUM CITY OF TIGARD, OREGON DATE: 3/28/07 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer ;�;� RE: MLP2007-00002 Pays Access Manaqement (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. A Traffic Analysis and Access Report prepared by Charbonneau Engineering, LLC, dated January 23, 2007, was submitted for review with this application. The applicant has requested the placement of the proposed driveway on Tiedeman Avenue be approved. Sight distance was analyzed along both street frontages. Sight distance from the proposed access on Tiedeman Avenue exceeds 500 feet in each direction. The available sight distance on Tigard Street is unobstructed looking west to the four-way stop intersection. To the east the sight distance is restricted to less than 240 feet due to the street's horizontal alignment and 100 feet due to an existing hedge along the east property line. The required sight distance is 390 feet for this section of Tigard Street. While the proposed driveway will be located on Tiedeman Avenue the existing driveway will remain on Tigard Street. The applicant shall trim or remove the existing portion of hedge that is reducing the sight distance from 240 feet down to 100 feet as outlined in the traffic engineer's report. The applicant's engineer shall provide final sight distance certification for both driveways prior to issuance of building permits. The report further recommends the placement of the proposed driveway on Tiedeman Avenue because there is no advantage to placing the access on either street relative to the influence area as demonstrated by their queuing analysis during the peak hours. The proposed residence will generate one exit trip in the AM peak hour and one entering trip in the PM peak hour. The engineer states that due to the limited number of trips the impact to the adjacent street and nearby intersection of Tiedeman Avenue and Tigard Street will be negligible. ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 1 � . , The intersection operates at acceptable LOS `D' or better in the peak hours and the additional trips generated by one additional residence will not degrade the intersection beyond the acceptable LOS conditions. The Engineer states that the proposed driveway on Tiedeman Avenue will maximize safety and the separation distance to the Tigard Street intersection. The proposed driveway location will be acceptable. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The applicant has applied for an adjustment to this code section. Charbonneau Engineering, LLC has submitted a Traffic Analysis and Access Report, dated January 23, 1007, in support of this adjustment. Street And Utilitv Improvements Standards (Section 18.8101: Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Tiedeman Avenue, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline and the radius at the intersection with Tigard Street. ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 2 , SW Tiedeman Avenue is currently partially. In order to mitigate the impact from this development, the applicant should enter into a future street improvement guarantee. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Tigard Street, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW Tigard Street is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a future street improvement guarantee. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The site is located at the intersection of Tiedeman Avenue and Tigard Street. There are no opportunities for future streets or extensions of streets. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 3 connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The site is located at the intersection of Tiedeman Avenue and Tigard Street. There are no opportunities for future streets or extensions of streets. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 4 Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a m�nimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A future street improvement guarantee is required for both street frontages. This guarantee includes future construction of public sidewalks, thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing public sewer located in Tigard Street. The applicant's plans indicate a new lateral from the public sewer to serve the proposed lot. The existing home is served by an existing lateral from the same public sewer line in Tigard Street. Storm Drainage: ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 5 General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 6 pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. The bikeway improvements will be included in future street improvements. The future street improvement guarantee will meet this criterion. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW Tiedeman Avenue. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 127 lineal feet; therefore the fee would be $ 4445.00. ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 7 Public Water Svstem: The City of Tigard provides water service in this area. The applicant will be required to obtain water service and domestic meter from the water department. Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Gradinq and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. Site Permit Required: ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 8 The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and dri�eway construction. This permit shall be obtained prior to approval of the final plat. Address Assiqnments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survev Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 9 Recommendations: THE FOLLOWING CONDITI�NS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: . A Public Facility Improvement (PFI) permit is required for this project to cover sewer connections and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.qov). . The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. . Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. . The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. . Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). . The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Tiedeman Avenue and SW Tigard Street adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 10 C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. . The applicant shall either place the existing overhead utility lines along SW Tiedeman underground as a part of this project, or they shall pay the fee in- lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 4445.00 and it shall be paid prior to final plat aproval. . The applicant shall trim or remove the hedge at the east property line along Tigard Street to improve sight distance for the use of the existing driveway. . An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." . The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. . Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639�171, ext. 2421). ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 11 � � C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Tiedeman Avenue and Tigard Street shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: . Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. . Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. . The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. . During issuance of the building permit for Parcel 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). . Prior to issuance of building permits, the applicanYs engineer shall submit final sight distance certification for both driveways. ENGINEERING COMMENTS MLP2007-00002 PAYS PAGE 12 �' D � or . ' � � � � � ! , ,,. . � �, t �E�. �� _ `� -- � � � � AREA NOTIFIE D w � _ � I ' , J i' ? = � (500 ) � _ � � _ _ � ___________ -' °'�""�' FOR Sine Adams � �,� � _ ;� � '�"'""' RE: 1S135CC, 300 '�.,. � � ___________ '�^ vJ II��N� ILOfCNKM � AOStp�71� -r�GAR� ST '��~ Property owner information is valid for 3 months from I �\ the date printed on this map. � SITE �� S� �,�.�� } Ittuxu��.� � c�T �siueeu�N � J��«.�� ,�«.�,,, ` ��.�h� � a��..,� ,�� YqiCNpN � auu�ia� � maau�M ,sasec,,,., SW PIHA msuww� ��nusunm � m�saM�: '� ` �/'Q m�scam� � � �v ��N� smmaw uasanm �+u�uM ��' � � auseuxw < ♦ j �,��GU„ �,u�p��, c " � muu�wN � mssmi:N nusa�nn � muea�on — _ O 0 100 200 300 400 Feet - MEADOW gT K,�«�� '�`"�" - 1"=277 feel I\ I I I I �I �—�L_ \�. � KATHERWE _ ST , , '~` �� Information on this map is for general locatioo only and , v should be verified with the Developmenl Services Division. J � 13725 SW Hall Blvd � �; O " , Tigard,OR 97223 . � (503)639-4171 � � � http:!lwww.ci.tigard.w.us Community Development Plot date: Feb 27,20o7;C:lmagic\MAGIC03.APR 1S135CC-03900 1S135C6-00400 A ORD BU GABRIEL INVESTMENT LLC PAT I 10250 SW NORTH DAKOTA ST 101 TIGARD ST TIGARD,OR 97223 T AR�, O 97223 1S135CC-03700 1 135CB-00500 ALFORD BURT W&PATRICIA M GA IEL IN STMENT LLC 10180 SW TIGARD ST 10250 NORTH DAKOTA ST TIGARD,OR 97223 RD,0 97223 1 S 135CC-03800 15135CG00200 ALFORD BURT W PATRICIA JACKSON PAUL R 10180 SW TIGARD ST JACKSON SIMONE DENISE PAUWELS TIGARD, OR 97223 10250 SW TIGARD ST TIGARD,OR 97223 1 S�34 DD-01100 1 S 134 D D-01400 ANDERSON GERALD L MANNING SHEILA&TOM CHARLOTTE A 2 WALKING WOODS DR 11645 SW TIEDEMAN RD LAKE OSWEGO,OR 97035 TIGARD, OR 97223 1 S 135 CC-00800 1 S 135C B-00700 BOWSHER CHARLEY L MCCALL OIL LUCILLE N CHEMICAL CORPORATION 11820 SW TIEDEMAN BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 1 S 134 D D-01300 1 S 135C B-00600 BOYCE ANA L&RONALD J MCCALL PROPERTIES LLC P O BOX 23093 5480 NW FRONT AVE TIGARD,OR 97223 PORTLAND,OR 97210 1 S134DD-00101 1 S135CC-04000 BUCHANAN MICHAEL R 8 SHEILA M MPI SKIFF LLC 10525 SW TIGARD ST 5480 NW FRONT AVE TIGARO,OR 97223 PORTLAND,OR 97210 1S135CC-00600 1S135CC-01500 CHANEY CORALYN A NELSON BETTY JANE 11730 SW TIEDEMAN 10275 SW MEADOW ST TIGARD, OR 97223 TIGARD,OR 97223 1S135CC-01600 1S135CC-00703 CLEMO SUSAN R OLLISON RANDY L 8 CINDY 10272 SW MEADOW ST 11100 SW 95TH TIGARD, OR 97223 TIGARD,OR 97223 1S135CC-00100 1S135CB-00800 DAY CHRISTINA L&ROGER W OREGON STATE OF 10200 SW TIGARD ST DEPT OF TRANSPORTATION TIGARD, OR 97281 RIGHT OF WAY SECTION 355 CAPITOL ST NE RM 420 SALEM,OR 97301 1S135CC-003Q0 1S 34DD-00103 PAYS TODD A&GRETCHEN R TIG OF 17278 SW SONNET WAY 1312 HALL BLVD KING CITY, OR 97224 T ARD,OR 97223 1S135CC-00702 1S134DD-01000 RIFFEL ALLEN W&SUSAN A TIGARD-TUALATIN SCHOOL 11742 SW TIEDEMAN AVE DISTRICT#23J TIGARD,OR 97223 6960 SW SANDBURG ST TIGARD,OR 97223 1 S 135C C-00701 1 S 134 D D-01200 RIFFEL ALLEN W 8 SUSAN A ET AL VILLASENOR JOSE 11742 SW TIEDEMAN AVE 11675 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S134DD-00102 15135CC-03500 SCHAEFER DONALD M&MILYNN O VONAHLEFELD PAUL D PO BOX 23697 10130 SW TIGARD ST TIGARD,OR 97281 TIGARD,OR 97223 1 S135CC-03400 1 S135CC-00700 SCHLE5INGER STACEY WATANABE OSAMU AND SUWAKO 4216 SW 4TH AVE 11770 SW TIEDEMAN AVE PORTLAND,OR 97239 TIGARD,OR 97223 1 St 35CC-00400 1 S135CC-03600 SHADBOLT LEE J AND TAMARA A WEBB ROBERT LEE 11640 SW TIEDEMAN AVE EDNA M TIGARD, OR 97223 10140 SW TIGARD TIGARD,OR 97223 1 S135CC-01400 1 S135CC-01300 SLAGLE JOHN D AND ZWERLING ADAM J&DEBORAH A SORENSEN JANICE M 10325 SW MEADOW ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-00500 STOVER LAWRENCE W&SHARON A 11700 SW TIEDEMAN AVE TIGARD,OR 97223 1S135CC-01200 SZYDLOWSKI DOROTHEA L 10365 SW MEADOW ST TIGARD,OR 97224 1 S135C6-00300 TIEDEMAN CROSSING LLC 11445 SW TIEDEMAN RD TIGARD,OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121 st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114�h Place Tigard, OR 97223 CPO 46 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121 st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 !'ITV AC Tif_AR�I _ f[WTRAI IAITGRLCTLfI DARTICC !�•��..,i.,��+,,.,�i�tioi��riT ro.,+.�i a..�� i ionnTGn• �� ne�� nG � �rom: _ 02/26/a007 11:00 �735 P.002/002 � CITY 0� TIGARD � � COMMl1NfTY DEVELOPMENT DEPARTMENt ,� PiANNING DIVISION : . i3125 SIN HALL BOULEYARD TIGARD, OREGON 91223 PNONE:. 503-639-4f11 FA%: 503-624-3681 (Attn: Patty/Plannin �,�� Z -s � Q � � d � � � ° D � o 0 0 0 � �� Property owner information is va{id for 3 months from the date of your request INDICATE ALL PROJECT MAP &TAX LQT NUMBERS (i,e. 1S134AB, Tax Lot 009Q0� OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW; 1 13 . PLEASE BE AWARE THAT ONLY 1 SET OF LABElS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitt�ng your land use apqlic tion fo the City, nd the pro ect planner has r viewed your applicatior� for completeness, you �nll be rloti�ied by means o�an incomp�eteness letter to o�tain your 2 final sets o€labels. . The 2 final sets af labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate osta e on tfi�e envelopes in the form of posta e stamps (no metered envelopes and no return address�and�e�ubmitted to the City for th purp ase o� providing notice to property owners of�t e proposed land use ap lication and #he decis�on. ��e Z sets ot e[�velo es must be kept separate. T�e person listed below w�IPbe called to pick up and pay or the labels when thPey are ready. NAME 0� CONTACT PERSON: Q� PHONE: 5��.�2- Q�p'� FAX:�?,•4S2- 4'�c�� EMAIL: �ne. �s request may be mai ed, axe or and e ivered to t e City o Tigar . ease allow a 2-day minimum fo� processing reques�s. Upon completion of your request, the contact person will be , called to pick up the'ir request that will be placed in "Will Call� by their last name, at the Communi#y � Development Reception Desk. � , � � The cost of processing yaur request must be paid at the time of pick up, as exact cost can not be j pre-determined. { PLEASE NOTE: F4R REAS�NS OF ACCURACY, ONLY ORIGlNAL MAILING LABELS PROVfDED i BY THE CCTY VS. RE-TYPED MAll.ING LABELS WILL BE ACCEPTED. Cast Descrintion; � $11 to generate the maiiing list,plus.$2 per sheet for printing the list onto iabels(20 addresses per sheet). - � Then, multi I the cost to 'nt one set of labels b the number of sets re uested. • ' EXAMPLE COST FOR THIS REQUEST 4 sheets pf labels x S2lsheet=�x 2 sets= $16.00 . � sheet{s)of IabeEs x$?lsheet= � x ��C ts- �� . 1 sheets of tabels x$?lsheet for interested parties x�sets= $ 4.� Z sheet(s)of labefs x 5?lsheet for interested parrliees=�� x�� , v(-' GENERATE UST = � ��- � TOTAL = $31.00 , 'GENERATE LlST = � TOTA = S i �.,;'� v�-1 � �� . , �rom: 02/26/2007 11:00 #735 P.001/002 alpha COMMUNITY DEVELOPMENT Transmittal DATE: February 26, 2007 TO: Patty Lunsford- Planning Secretary City of Tigard 13125 Sw Hall Blvd Tigard, OR 97223 RE: MLP2007-00002 Pays Partition PROJECT NO: 787-007 Vlp: ❑ Messenger: ❑ Mail ❑ Ovemight ❑ Pick-up ❑ Electronic Rush / Route � Fax 2 pages {including this page) Fax No. 503.624.3681 Transmitted: ❑ FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FQR YOUR USE � AS REQUESTED 0 Attached: COPIES DATE DESCRIP710N 1 Mailing List Request (2-Sets) REMARKS: SIGNED: ' e Ada s cc; 9z00 SW Nimbus Arenue,Bearenon,Oregon g7008 I ,��w �_"`""`�----_�_�`' [i] So3-452-B003 (F] 5o3-45z-BOq3 Beaverton � Gresham w w w . a I p h a c o m m u n i t y . c o m �---- 1S135CC-00300 PAYS TODD A 8 GRETCHEN R 17278 SW SONNET WAY KING CITY,OR 97224 /f��,Y� O �� v ��7 /� � �� AFFIDAVIT OF MAILING - „ I,Patricia L. Lttnsford,being first dulysworn/affirm,on oath depose and saythat I am an Administrative Assistant for the City of Tiga�l,Washington County, Oregon and that I served the following: �[}�-k Apprcyriue&nQs)fie6w�� ❑x NOTTC� OF PENDING LAND LJSE DEQSION FOR MLP2007-00002/VAR2007-00004/VAR2007-00005 PAYS PARTTTTON ❑ AMENDED NOTIC� (File No./Name Reference) � City of Tigard Plaruvng Director A copyof the said notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked E�ibit"B",and by reference made a part hereof,on March 7.2007,and deposited in the United States Mail on March 7,2007,postage prepa.id. r ' l � � � � � (Peison re ar�d otice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affinned before me on the dayof ,2007. NOTARY PUBL.IC OF OREGON My Corrunission Expires: EXHIBIT� NO�TI(�TOMORTGAC�E,LIENHOLDER,VENDORORSELLER TT�E TTGARD DEVELOPMENT QODE REQUIRES THAT IF YOU REC�IVE 'IT-�IS NOTIC�, IT SHALL BE PROMI''IZY FORWARDED TO THE PURCHASER NOTICE OF PENDING ,, LAND USE APPLICATION : MINOR LAND PARTITION . , � DATE OF NOTICE: March 7,2007 FILE NUMBERS: MINOR LAND PARTITION MLP) 2007-00002 ADLUS NT �V� 2007-000 4 AD�u5'TI�NT VAR 2007-00005 FILE NAME: PAYS PARTITION REQLIEST: The applicant is requesting a Minor Land Partiuon to pactiuon one (1) e�stin�.58-acre lot into two (2) parcels for detached single-family residences. An existing sin le-family dwelling e�su on the subject parcel and is proposed to remain on Parcel # 1 (12,281 s qu� are feet� with access from SW Tigard Street. The applicant proposes Parcel #2 (10,003 square feet) would take access from SW Tiedeman Street. Two variances are requested:a special ad�ustment for the 200 foot access spacing standard for the proposed access on Tiedeman �18.705.030.�L3 and a street improvement adjustment for preferred access from a lower-class street 18.810.030.Q.5�. LOCATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street;WCTM 1S135CC,Tax lot 00300. COMP. PLAN DESIGNATION: L.ow DensityResidential ZONE: R 4.5: Low Density Residential District. The R 4.5 zo district is designed to accommodate detached single-family homes with or without accessory residenti uniu at a m,,,,mum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally. Some civic and insutuuonal uses are also pernutted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON MARCH 21, 2007. All commenu should be directed to Gary Pagenstecher,Associate Planner(x2432) in the Plaruiing Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the Caty of Tigard by telephone at 503-639-4171 or bye-mail to ga tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE QTY OF TIGARD APPREQATES RECEIVING COIvIMENTS AND VALUES YOUR INPUI'. COMI��NTS WILL BE CONSIDERED AND ADDRESSED WITF--IIN Tf-�E NOTICE OF DEQSION. A DEQSION ON `I'f-IIS ISSUE IS TENTATTVELY SCE-�DULED FOR APRIL 4 2007. IF YOU PROVIDE COMI��NTS,YOU WILL BE SENT A C�PY OF 'THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COI��IlvIENTS WILL BECOME A PART OF Tf-�E PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address the specific "Applicable R w Criteria" described in the section at or any other criteria believed to be applicable to this proposal; • Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response; • Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificiry on that issue. FAILURE OF ANY PARTY TO ADDRESS THE RELEVANT APPROVAL CRITERIA WITH SUFFIQENT SPEQFIQTY MAY PREQ,UDE SUBSEQUENT APPEALS TO T�-�E LAND USE BOARD OF APPEALS OR QRCUIT COURT ON THAT ISSLJE. SPEQFIC FINDINGS DIRECTED AT 7'HE RELEVANT APPROVAL CRITERIA ARE W��T CONSTTTUTE RELEVANI'EVIDENC�. AFT'ER 'I'FIE 14-DAY COMA�NT PERIOD QOSES, Tf�, DIRECTOR SHALL ISSLTE A TYPE II ADMINISTRATTVE DEaSION. T�-iE DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLIC.AN"f AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF TFiE SUBJECT SIT'E,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COD�IlvIENTS OR WHO IS OTI-�',RWISE EN7TTLED TO NOTICE. 1�� DIRECI'OR'S DEQSION SHAI_L ADDRE55 ALL OF THE RELEVANT APPftOVAL QtITERIA. BASED UPON THE CRITERIA AND TF-IE FACTS CONTAINED WITHIN TI-IE RECORD,Tf�E DIRECI'OR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY TF-IE REQUESTED PERMIT OR ACI'ION. SLJMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the Ciry • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by Ciry Staff and affected agencies. • Ciry Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FORREVIEW: The application, written comments and supporting documenu relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the plaiuung technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." � - 1 rvok H y '� � ri,-,an' ______-_____ �'I�:INI1'l �IAI' \ILI"��-_irinni� �'_�_'i u i-.i��n u i� ��_�t?inJ--fi�ri i�i� P_�I'�P_�R�I7"i'[c:�N LEGEND: 3 � sut3JecT �,' srtE TI(i�RD Si �� --� ` /�y • .�. ~� � $ A • . �. � —l_tii�� I ` ---- � N MEADOW ST " U � � ...... v.�o�� Y ��N �bv�gm aaeta . »•�meqi�,• 1 S135CC,03900 1 S135C6-00400 EXH I B IT� A ORD BU GABRIEL INVESTMENT LLC PAT I 10250 SW NORTH DAKOTA ST 101 TIGARD ST TIGARD,OR 97223 T ARD, 0 97223 1 S135CC-03700 1 135CB-00500 ALFORD BURT W&PATRICIA M GA IEL IN STMENT LLC 10180 SW TIGARD ST 10250 NORTH DAKOTA ST TIGARD,OR 97223 RD,0 97223 1 S135CC-03800 1 S135CC-00200 ALFORD BURT W PATRICIA JACKSON PAUL R 10180 SW TIGARD ST JACK50N SIMONE DENISE PAUWELS TIGARD,OR 97223 10250 SW TIGARD ST TIGARD,OR 97223 1 S 134DD-01100 1 S 134DD-01400 ANDERSON GERALD L MANNING SHEILA 8 TOM CHARLOTTE A 2 WALKING WOODS DR 11645 SW TIEDEMAN RD LAKE OSWEGO,OR 97035 TIGARD,OR 97223 1 S135CC-00800 1 S135CB-00700 BOWSHER CHARLEY L MCCALL OIL LUCILLE N CHEMICAL CORPORATION 11820 SW TIEDEMAN BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 t S 134 DD-01300 1 S 135C6-00600 BOYCE ANA L 8�RONALD J MCCALL PROPERTIES LLC P O BOX 23093 5480 NW FRONT AVE TIGARD,OR 97223 PORTLAND,OR 97210 1 S134DD-00101 1 S135CC-04000 BUCHANAN MICHAEL R&SHEILA M MPI SKIFF LLC 10525 SW TIGARD ST 5480 NW FRONT AVE TIGARD,OR 97223 PORTLAND,OR 97210 1 S 135CC-00600 1 S 135C C-01500 CHANEY CORALYN A NELSON BETTY JANE 11730 SW TIEDEMAN 10275 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97223 13135CC-01600 1S735CC-00703 CLEMO SUSAN R OLLISON RANDY L 8 CINDY 10272 SW MEADOW ST 11100 SW 95TH TIGARD, OR 97223 TIGARD,OR 97223 1S135CC-00100 1S135CB-00800 DAY CHRISTINA L 8�ROGER W OREGON STATE OF 10200 SW TIGARD ST DEPT OF TRANSPORTATION TIGARD,OR 97281 RIGHT OF WAY SECTION 355 CAPITOL ST NE RM 420 SALEM,OR 97301 15135CC-00300 1S 34DD-00103 PAYS TODD A&GRETCHEN R TIG OF 17278 SW SONNET WAY 1312 HALL BLVD KING CITY,OR 97224 T ARD,OR 97223 1 S135CC-00702 1 S134DD-01000 RIFFEL ALLEN W 8 SUSAN A TIGARD-TUALATIN SCHOOL 11742 SW TIEDEMAN AVE DISTRICT#23J TIGARD,OR 97223 6960 SW SANDBURG ST TIGARD,OR 97223 1 S135CC-00701 1 S734DD-01200 RIFFEL ALLEN W 8 SUSAN A ET AL VILLASENOR JOSE 11742 SW TIEDEMAN AVE 11675 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 9 S134DD-00102 1 S135CC-03500 SCHAEFER DONALD M&MILYNN O VONAHLEFELD PAUL D PO BOX 23697 10130 SW TIGARD ST TIGARD,OR 97281 TIGARD,OR 97223 1 S 135CC-03400 15135CG00700 SCHLESINGER STACEY WATANABE OSAMU AND SUWAKO 4216 SW 4TH AVE 11770 SW TIEDEMAN AVE PORTLAND,OR 97239 TIGARD,OR 97223 1S135CC-00400 1S135CC-03600 SHADBOLT LEE J AND TAMARA A WEBB ROBERT LEE 11640 SW TIEDEMAN AVE EDNA M TIGARD, OR 97223 10140 SW TIGARD TIGARD,OR 97223 1 S 135CC-0 7 400 1 S 135CC-01300 SLAGLE JOHN D AND ZWERLING ADAM J&DEBORAH A SORENSEN JANICE M 10325 SW MEADOW ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD, OR 97223 1S135CC-00500 STOVER LAWRENCE W&SHARON A 11700 SW TIEDEMAN AVE TIGARD,OR 97223 1S135CC-01200 SZYDLOWSKI DOROTHEA L 10365 SW MEADOW ST TIGARD,OR 97224 1S135C8-00300 TIEDEMAN CROSSING LLC 11445 SW TIEDEMAN RD TIGARD,OR 97223 Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Ertlt 13760 SW 121 st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139�Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114� Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121 st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigartl, OR 97223 Gretchen Buehner 13249 SW 136�h Place Tigard, OR 97224 f ITV AC TIGARfI _ fCIJTRAI IWTGRC(T[� DARTILC l�•�..��.,i..��o+��nllotiolc\(�IT(`on4rnl il�n\ I IDIIATCII• 17_�A��._(1F �� AFFIDAVIT OF MAILING - I, Patricia L. Lunsford being� fust duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of�I'igard,Washington County,Oregon and that I served the following: ;��b,k a�.�.��,a��,�w,.�.�w�4.o� ❑X NOTTC� OF DEQSION FOR MLP2007-00002/VAR2005-00004/VAR2005-00005- PAYS PARTITION (Filc No./lvame Reference) � AMENDEDNOTICE � City of Tigard Plaiuiing Director A copyof the sa.id notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on A�ril 12,2007, and deposited in the United States Mail on A�ri112,2007,postage prepaid. ; �� (Person that Prepar� ot�ce STATE OF ORE GON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the�dayof ,2007. OFFICIAL SEAL DIANE M JELOERKS NOTARY PUBLIC-OREGON MY COMMISS�ONMEXPIRES SEPT.25,2007 � c�' NOTARY PUBLIC REGON My Corrunission E s: O EXHIBIT A� NOTICE OF TYPE II DECISION „ MINOR LAND PARTITION (MLP) 2007-00002 PAYS PARTITION 120 DAYS = 6/28/2007 SECTION I. APPLICATION SLTMMARY FILE NAME: PAYS PARTITION CASE NOS: Minor Land Partition (MLP MLP2007-00002 Adinuiistrative Variance (VAR VAR2005-00004 Adininistrative Variance (VAR VAR2005-00005 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) e�sting 58-acre lot into two (2) parcels for detached single-family residences. An existing su7gle-family dwelling exists on the sub)�ect parcel and is proposed to remaui on Parcel# 1 (12,281 square teet) with access from SW Tigard Street. The applicant pro�oses Parcel #2 (10,653 square feet) would take access from SW T'iedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacin�standard for the proposed access on Tiedeman (18.705.030.�L3) and a street improvement ad�ustment for preferred access from a lower-class street (18.810.030.Q.5). APPLICANT/ Todd Pays APPLICANT'S Mike Van Loo OWNER Pays Custom Homes, Inc REP: A1phaCommunityDevelopment 17278 SW Sonnet Way 9200 SW Nunbus Ave King City, OR 97224 Beaverton, OR 97008 ZONING DESIGNATION: R 4.5: Low Densi Residential District. The R 4.5 zoning district is designed to accommodate detac ed single-family homes with or without accessory residential units at a inuzunum lot size of 7,500 square feet. Duplexes and attached su�gle-family units are pernutted conditionally. Some crvic and institutional uses are also pernutted condiuonally. LOC'�ATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street; WCTM 1S135CC, TaY Lot 00300. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18J05, 18J15, 18.7?5, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for twent�five cents (25�) per page,or the current rate charged for copies at the tune of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 12, 2007 AND BECOMES EFFECTIVE ON APRIL 27, 2007 UNLESS AN APPEAL IS FILED. A��eal-: The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Commuruty Development Code wluch provides that a written appeal together with the required fee shall be filed with the Director v�nthin ten �10) busuzess day_s of the date the Notice of Dec�sion was mailed. The appeal fee schedule and forms are ava able from the I'lanning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the wntten comments subrrutted by the panies during the comment period. Additional evidence concerning issues Qroperly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any addrtional rules of procedure that may be adopted from time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 26, 2007. Fo�estions: r inforniation�please contact the Planning Division Staff Planner, Che �l Caines at (503) 639-4171, Tigard CiryHall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 or byemail to che , c _ tigard-or.�ov. ST -�-� .- -. -. _-_ _..l---� ��----�'. . ii TL-- -� � _I ,. \ �.......�..,....e....... l I i TN DAKbT/�__�_. 1 N6RTf � i I i i I �7 VICINITY MAP i � � __= a==s� � � i � \/ MLP2007-00002 ;� VAR2007-00004 ! � VAR2007-00005_c _ _ �__ �� PAYS PARTITTON LEGF.ND: � -- ---- SveJ�Ci' --�- ---- srrE TIGARD 5T____ —" - "- �� ..,a. � — J ' �� p �.i � L � � � , � � � --� — � :��:: � ;�.�� --- ��.� _ - �,o �~-�'=,��% �` ` � � N� . - N — M ' MEADOW ST � I� ��__ ` � � U J � �rwra.w��sr w�.. ip�wwr�y�r /,��_ / � usF.s � Q I� / a.r'�'✓ _ I COMMVNITV �Q / � OEVELOPMfNT / / � // e...� I'I _„e._.s -- �------ s.w.�sw s� - --- / �\,• ..,........ 'I . . m r� I� T � .y --� ! �� -------------------°---- . � �"'� � � ,,��.n /A � ,To3T� / ,�^' ��/ `'�!�� `\ \ � \ / /� . /a' � `� � / \ %, . �';�// �' �. -� _`\ � � `�� '-� TIEDEMAN � � � ��; MINOR LAND I,� � v' � /'�;J/ � ,.. � '\I PARTITION � �\ /'�.�i� /% �� T�� •� y "��,°� j' ti i\ � �� 1 �,��„a, /,p., _e� _ ...._�_' ewoawn con.ao�,.wce I �" g/ j ..... ' � }'� . -��, i�..�.. I v�euo wo�,.uo `\ T.,r�o �+ �/ ►ne-ou uw � �ljfl/ / � '.i�l ' I � 7#alpha /' ��/ � ��'1 { J � �.. --- �%�"�-- ---- -- ------ , ,�-�-- �------1--- ------�_�-- 3 � I , , 1S135CC-03900 1S135C8-00400 EXH I B IT� A ORD BU GABRIEL INVESTMENT LLC PAT I 10250 SW NORTH DAKOTA ST 101 TIGARD ST TIGARD,OR 97223 T ARD, 0 97223 1 S135CC-03700 1 135C8-00500 ALFORD BURT W 8 PATRICIA M GA IEL IN STMENT LLC 10180 SW TIGARD ST 10250 NORTH DAKOTA ST TIGARD,OR 97223 RD,O 97223 15135CC-03800 7 S135CC-00200 ALFORD BURT W PATRICIA JACKSON PAUL R 1018�SW TIGARD ST JACKSON SIMONE DENISE PAUWELS TIGARD,OR 97223 10250 SW TIGARD ST TIGARD,OR 97223 'JS134D�-071D0 IS134DD-0140D ANDERSON GERALD L MANNING SHEILA&TOM CHARLOTTE A 2 WALKING WOODS DR 11645 SW TIEDEMAN RD LAKE OSWEGO,OR 97035 TIGARD,OR 97223 15135CC-00800 1S135C&00700 BOWSHER CHARLEY L MCCALL OIL LUCILLE N CHEMICAL CORPORATION 11820 SW TIEDEMAN BY NED MCCALL TIGARD,OR 97223 5480 NW FRONT AVE PORTLAND,OR 97210 1 S134DD-01300 1 St 35C6-00600 BOYCE ANA L&RONALD J MCCALL PROPERTIES LLC P O BOX 23093 5480 NW FRONT AVE TIGARD,OR 97223 PORTLAND,OR 97210 1 S134DD-00101 15135CC-04000 BUCHANAN MICHAEL R 8�SHEILA M MPI SKIFF LLC 10525 SW TIGARD ST 5480 NW FRONT AVE TIGARD,OR 97223 PORTLAND,OR 97210 15135CC-00600 1S135CC-01500 CHANEY CORALYN A NELSON BETTY JANE 11730 SW TIEDEMAN 10275 SW MEADOW ST TIGARD,OR 97223 TIGARD,OR 97223 1S135CC-0160Q 1S135CC-00703 CLEMO SUSAN R OLLISON RANDY L 8�CINDY 10272 SW MEADOW ST 11100 5W 95TH TIGARD,OR 97223 TIGARD,OR 97223 1 S135CC-00100 1 S135CB-00800 DAY CHRISTINA L 8 ROGER W OREGON STATE OF 10200 SW TIGARD ST DEPT OF TRANSPORTATION TIGARD,OR 97281 RIGHT OF WAY SECTION 355 CAPITOL 5T NE RM 420 SALEM,OR 97301 , , 1S135CC-00300 1S 34DD-00103 PAYS TODD A&GRETCHEN R TIG D OF 17278 SW SONNET WAY 1312 HALL BLVD KING CITY, OR 97224 T ARD,OR 97223 1S135CC-00702 1S134DD-01000 RIFFEL ALLEN W&SUSAN A TIGARD-TUALATIN SCHOOL 11742 SW TIEDEMAN AVE DISTRICT#23J TIGARD,OR 97223 6960 SW SANDBURG ST TIGARD,OR 97223 1 S135CC-00701 1 S134DD-01200 RIFFEL ALLEN W&SUSAN A ET AL VILLASENOR JOSE 11742 SW TIEDEMAN AVE 11675 SW TIEDEMAN AVE TIGARD,OR 97223 TIGARD,OR 97223 1S134DD=D010� 18�35�C=035DD- -- - SCHAEFER DONALD M&MILYNN O VONAHLEFELD PAUL D PO BOX 23697 10130 SW TIGARD ST TIGARD,OR 97281 TIGARD,OR 97223 1S135CC-03400 1S135CC-00700 SCHLESINGER STACEY WATANABE OSAMU AND SUWAKO 4216 SW 4TH AVE 11770 SW TIEDEMAN AVE PORTLAND,OR 97239 TIGARD,OR 97223 1 S135CC-00400 1 S135CC-03600 SHADBOLT LEE J AND TAMARA A WEBB ROBERT LEE 11640 SW TIEDEMAN AVE EDNA M TIGARD,OR 97223 10140 SW TIGARD TIGARD,OR 97223 1S135CC-01400 1S135CC-01300 SLAGLE JOHN D AND ZWERLING ADAM J&DEBORAH A SORENSEN JANICE M 10325 SW MEADOW ST 10305 SW MEADOW ST TIGARD,OR 97223 TIGARD, OR 97223 1S135CC-00500 STOVER LAWRENCE W&SHARON A 11700 SW TIEDEMAN AVE TIGARD,OR 97223 1S135CC-01200 SZYDLOWSKI DOROTHEA L 10365 SW MEADOW ST TIGARD,OR 97224 1S135CB-00300 TIEDEMAN CROSSING LLC 11445 SW TIEDEMAN RD TIGARD,OR 97223 , • ' ' . Brooks Gaston 3206 Princess Edinburg, TX 78539 Don & Dorothy Erdt 13760 SW 121 st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139�Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114� Place Tigartl, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121 st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 fITV AC TI�'AR�I _ f[AITRAI IAIT[RF(TCfI DARTILf !�•�,.��„i.,��o+��„u�tioi��riT ro.,+��i ,�,,..� i ionnT�n• ��_nn"�_nG . ' � q AFFIDAVIT �F MAILING - I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of zI'igard,Washington County, Oregon and that I served the following: (Cha-k.�;,n,piiam&,z(s)Ik�k�u�} ❑X NOTIC� OF DEQSION Fox: MLP2007-00002/VAR2005-00004/VAR2005-00005 - PAYS PARTTTTON (1"ile No./N.ui�e Refemnce) � AMENDEDNOTICE � City of Tigard Plaiuzing Director A copyof the said notice being hereto attached,marked Exhibit"A",and byreference made a part hereof,was ma�led to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on April 12,2007, and deposited in the United States Mail on Avri112,2007,postage prepaid. �u�`�l � �n� �7 � (Peison re Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the�dayof / / � ,2007. OFFICfAL SEAL DIANE M JELDERKS �� NOTARY PUBL.IC-OREGQN • COMMIS510N N0.373021 �-�� MY COMMISSION EXPIRFS SEPT.25,2007 NOTARY LI F OREGO My Commission Expires: �S � � EXHIBIT�... NOTICE OF TYPE II DECISION ,� MINOR LAND PARTITION (MLP) 2007-00002 = PAYS PARTITION 120 DAYS =6/28/2007 SECTION I. APPLICATION SLTMMARY FILE NAME: PAYS PARTITION CASE NOS: Minor Land Pattition(MLP MLP2007-00002 Administrative Variance (VAR VAR2005-00004 Adinuiistrative Variance (VAR VAR2005-00005 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one �1) e�sting 58-acre lot into two (2) parcels for detached single-family residences. An e�sting suzgle-famil dwelling exists on the subJ�ect parcel and is proposed to remain on Parcel# 1 (12,281 square �eet) with access from SW Tigard Street. The applicant proPoses Parcel #2 (10,653 square feet) would take access from SW T"iedeman Street. Two vanances are requested: a special adjustment for the 200 foot access spacin�standard for the proposed access on Tiedeman (18.705.030.H3) and a street improvement ad�ustment for preferred access from a lower-class street (18.810.030.Q.5). APPLICANT/ Todd Pays APPLICANT'S Mike Van Loo OWNER Pays C�utom Homes,Inc REP: AlphaCommunityDevelopment 17278 SW Sonnet Way 9200 SW Nunbus Ave King City,OR 97224 Beaverton,OR 97008 ZONING DESIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a rtununum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally. Some civic and institutional uses are also pern�itted conditionally. LOCATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street;WCITVI 1S1 35CC,tax lot 00300. APPLICABLE R�VIE W CRITERIA: Community Development Code Chapters: 18.370, 18.390, 18.420, 18.510, 18J05, 18J15, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795,and 18.810. SE CI'I ON II. DE CISION Notice is hereby given that the City of T'igard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 1 OF 19 CONDITIONS OF APPROVAL PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS,INCLUDING CLEARING, GRADING,EXCAVATION,AND/OR FILL,THE FOLLOWING CONDITIONS SHALL BE SATISFIED: e app icant s prepare a cover etter an su mit i a on wi any s�up orting ocuments an or p ans that address the tollowin �re�guirements to the C�T PLANN�G DIVISION, ATTN: C�ary Pagenstecher 503-639-4171,�XT 2434. The cover letter shall cleariy identify where in the submittal the required information is found: 1. Prior to issuance of building pernzits, the applicant shall ensure all proposed tree protection fencing is installed and inspected, and shall remain in place through the duration of home building. After approval from the City Arborist,the tree protection measures may be removed. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app icant s prepare a cover etter an su mit rt, a ong wi any suppomng ocuments an or p ans that address the tollowing re�quirements to the C;iJRRENT PLANNING DIVISION, ATTN: C�ary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 2. Prior to final plat ap�roval, the applicant shall submit a prel'uninary plat that shows the visual clearance areas accurately for the dnveway accesses to the streets, in accordance with Tigard Community Development Code (TCDC� Section 18.795.040. 3. Prior to final plat approval, the applicant shall record a restrictive covenant with proposed Parcels # 1 and #2 that will include a requirement for planting street trees as part of anyfuture street improvement. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: HIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 4. A Public Facility Imp rovement (I'FI) pernut is required for this project to cover sewer connecuons and any other work in the �ublic right-of-way. Six (6) sets of detailed public u�np rovement plans shall be submitted for review to the Enguzeenng Department. NOTE: these plans are in addition to any drawings required by the Building Division and should onl�y include sheets relevant to �ublic improvements. Public Fac�li�y Improvement (I'FI) perniit plans shall conform to City of T�'gard Pubhc Improvement Design Standards,which are available at CatyHall and the Cat�s web page (www.tigard-or.gov). 5. The PFI perniit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Pernzittee", and who will provide the financial assurance for the public unprovements. For example, specifyif the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity�s incorporated and provide the name of the corporate contact person. Failure to provide accurate inforn�ation to the Engineering Depaninent will delay processing of project documents. 6. Prior to issuance of building perniits, the applicant shall provide the Engineering Department with a "photomylar" copyof the recorded final plat. 7. The CityEngineer maydetermine the necessityfor,and require submittal and approval of,a construction access and parkuig plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building pennits. 8. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering�. NOTICE OF DEQSION MLI'2007-00002/PAYS PARTTTION PAGE 2 OF 19 9. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Tiedeman Avenue and SW Tigard Street adjacent to the subject property, when any of the f ollowing events occur: A. when the unproveinents are part of a larger project to be financed or paid for by the fonnation of a L,ocal Improvement District, B. when the unprovements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, G when the unprovements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construcuon of unprovements by others adjacent to the subject site. 10. The applicant shall either place the e�sting overhead utilitylines along SW Tiedeman underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $4445.00 and it shall be paid prior to final plat aproval. 11. The applicant shall trim or remove the hedge at the east property line along T'igard Street to improve sight distance for the use of the e�sting driveway. 12. An erosion control plan shall be provided as part of the Public Faciliry Improvement (PFI) pemzit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, Febnaary 2003 edition." 13. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit}�s global positiorung system (GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the Cit�s GPS survey. • By random traverse using conventional surveying methods. 14. Final Plat Application Submission Requ.irements: A, Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessarydata or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Plaruung/Engineering Pemiit Techniciaris,at (503) 639-4171,ext.2421). C. The final plat and data or narrative shall be drawn to the min;mum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and bythe Cityof Tigard. D. The right-of-waydedication for Tiedeman Avenue and T'igard Street shall be made on the final plat. E. NOTE: Washington County will not be�in their review of the f inal plat until they receive notice f rom the Engineering Department indicaung that the Caty has reviewed the final plat and submitted comments to the applicant's stu-veyt�r. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer si nature (for partitions), or Caty Engineer and Community Development Director signatiues (for subdivisions�. NOTTC�OF DEQSION MLP2007-00002/PAYS PARTITION PAGE 3 OF 19 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BLJILDING PERMITS: e app icant s a prepare a cover etter an su mit rt, a ong wi any suppo�ng ocuments an or p ans that address the tollowing re�quirements to the CURRENT PLANNING DIVISION, ATTN: C�ary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 15. Prior to issuance of a building pemut for Lot #2 the a plicant shall submit to the Ciry a letter from TVF&R certifying that the existing hydrant has the requirec�fire�ow demand for the proposed development. 16. Prior to issuance of a building permit for Lot#2,the applicant shall include on the site plan screening pursuant to 18.745.040 along the paved accessway to proposed parcel#2. 17. Prior to issuance of a building perniit for Lot #2, the applicant shall demonstrate that the maX;mum height for the proposed detached single-t�mily dwelling shall not exceed 1-1/2 stories or 25 feet, or the applicant shall demonstrate through a site plan and elevation drawulgs that the proposed dwelling meets the standards for flag lots to allow 2 '/z stones or 35 feet. The a plicant shall pre are a cover letter and submit it, alon with any su orting documents and/or plans that address the }ollowin requirements to the ENG�EERING �EPARTMENT, ATTN: XIM MCMILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 18. Prior to issuance of building pernuts, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 19. Prior to issuance of building perniits within the subdivision, the City Engineer shall deem the public improvemenu substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. 20. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 21. Dtuing issuance of the building perniit for Parcel 2,the applicant shall paythe standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). 22. Prior to issuance of building pern�its, the applicant's engineer shall submit final sight distance certification for both driveways. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN(18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROLJND INFORMATION Pro e I�isto . e property was f irst plated in 1906 as part of the North Tigardville Addition. In 1966, a 1,200 square foot home was built on the sub�ect .58-acre parcel. Site Inforniation and Pro osal Descri tions e su ject site is ocate app ro�nate y 300 feet east of Fanno Creek at the intersection of SW Tigard and SW Tiedeman streets. The mean elevation of the site is app ro�nately 166 feet and slopes gradually from east to west. The site is borderd on the north by land zoned Industrial1'ark and zoned on the south,west, and east by land zoned R 4.5. NO7TC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 4 OF 19 The applicant is requesting a Minor Land Partition to partition one (1) e�sting .58-acre lot into two (2) parcels for detached single-family residences. An existuzg single-family dwellin ex�.cts on the subJect parcel and is proposed to reinain on Isarcel # 1 (12,281 square feet) with access from SW �igard Street. The appl�cant proposes Isarcel #2 �10,003 s uare feet) would take access from SW Tiedeman Street. Two variances are re�uested: a special ad�ustment or the 2�0 foot access spacin standard for the proposed access on Tiedeman (1 J05.030.I�3) and a street improvement adjustment for pre�erred access from a lower-class street (18.810.030.Q.5). SECT'ION IV. PUBLIC COMMENTS The City mailed notice to propeny owners within 500 feet of the subject site providing them an oppommity to comment. One written comment was received from Lee and Tamara Shadbolt, who live adjacent to the subJ�ect parcel's western boundary. The Shadbolts expressed concern regarding sight distance for access and egress onto SW Tiedeman Avenue from the proposed driveway for Parcel#2 anth respect to a 24-inch Ponderosa pine located on their property within 15 feet of the roperty line and wrthui the future right-of-wa of the SW T'iedeman. The were also concerned that the stormdrainage }or both the existing dwelling and the proposed lot/dwelling are properly executed and audited for functionaliry. RESPONSE: A Traffic Analysis and Access Report pr�epared by Charbonneau Engineering, LLC, dated January 23 2007, was submitted for review with this application. The apphcant has requested the placement of the proposec� driveway on T'iedeman Avenue be approved. Sight distance was analyzed along both street frontages. S� ht distance from the proposed access on T�iedeman Avenue exceeds 500 feet in each du-ection. The Engineer conclu�ed that the proposed dnveway on Tiedeman Avenue w1� maximi�P safety and the separation distance to the T"igard Street uitersection. The proposed driveway location will be acceptable. In addition, although the right of way for the adjacent streets will be dedicated with this proposal, street improvement will not occur until sometune in the future when increased development will require them for safe operauon of the street system. Theref ore the proposed driveway will extend to the edge of e�stuig paveinent which will allow the driver to nose out in front of t�ie subject tree to get a clear view of on coming traffic. The proposed storm dr�auis laterals for both parcels lead to the e�sting storm sewer in SW Tiedeman Avenue. The storm drain system reqtures a plumbing perniit from the Citywhich ensures funcuonalitythrough inspection. SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS Variances and Adjustments (18.370) The purpose of this section is to provide standards for the granting of variances from the applicable zoning requirements of this tide where rt can be shown that, owing to special and unusual circumstances related to a specific property the literal interpretation of the provisions of the applicable zone would cause an undue or unnecessary har�ship,except that no use variances shall be granted. The applicant has requested two variances: a special adjustment for the 200 foot access spacin,� standard for the �roposed access on SW Tiedeman Avenue (18.705.030.H.3� and a street improvement adjustment tor preferred access rom a lower-class street (18.810.030.Q.5). Ad'ustinent to access and e ress standarris (�Chapter 18.705). a. �n all zoning districts w�ere access and egress drives cannot be readily designed to conform to Code standards witlun a particular pax�cel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonabl�y be achieved,tFie Director may grant an ad'ustrnent to the access requirements of Cha�ter 18.705 through a Type II procedure, as governed in Section 1�.390.030, using approval criteria contained in Subsection 2b below. The applicant has requested a variance to the 200-foot access spacing standard for driveways and streets along a collector (18J05.030.H.3) for the proposed access on SW Tiedeman Avenue. Three driveways and SW Tigard Street are located within 200 feet of the proposed dnveway access for Parcel#2. However, access v�nth the adjouung parcels is not practical because the access locauons are not proxunate to the subject property. NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 5 OF 19 b. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705,based on the following cntena: (1) It is not possible to share access; Joint access with proposed Lot# 1 is precluded by existing development. (2) There are no other alternative access points on the street in question or from another street; The pro�posed driveway location for parcel#2 on SW Tiedeman Avenue is the furthest from the intersection with SW �gard Street. The parcels is not othervvise accessible form SW Tigard Street. (3) The access separation requirements cannot be met; The forgoing analysis demonstrates that the e�cisting driveways and streets do not meet the standard. Therefore, the access separation requu-ements cannot be met with the proposed development. (4) The request is the minimum adjustrnent required to provide adequate access; The proposed location of the drivewayis the furthest from SW T"igard Street,consistent with this standard. (5) The approved access or access approved with conditions will result in a safe access; and The Traffic Analysis and Access Report prepared by Charbonneau Engineering, LLC, dated January 23, 2007, submitted for review with this application, concludes that the proposed dnveway locauon will be acceptable as a safe access. (6) The visual clearance requirements of Chapter 18.795 will be met Although the applicant does not show the visual clearance areas on the plans, a condition of approval will ensure this requirement wiIl be met. FINDING: The criteria for granting the requested adjustment to the street spacing standard have been met. Therefore,the ad�ustment can be granted. Adjustrnents for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040,the Director shall approve,approve with conditions, or deny a reyuest for an ad'ustment to the street improvement requirements, based on findings that the following critenon is satisfie�: Strict application of the standards will result in an unacceptably adverse impact on e�sting development, on the proposed develop ment, or on natural features such as wedands, steep slopes or e�usting mature trees. In approvin an adustment to the standards, the Director shall determine that the potential adverse impacts exceed �e pub�ic benefits of strict application of the standards. The applicant has requested a street improvement adjustment for TDC 18.810.030.Q.5: If a lot has access to two streets with different classifications, primary access should be from the lower classification street. The existing development located on SW Tigard Street is located22 feet from the parcels east boundary line. Any access to SW T�gard would be within 7 feet of the exsiting dwelling, while the proposed alternative access �s appro�rimately 30 feet from the e�sting dwelling. Therefore, strict apphcation of the standards will result in an unacceptably adverse impact on existing development. A Traffic Analysis and Access Report prepared by Charbonneau Engineering, LLC, dated January 23, 2007, was submitted for review with this application. The applicant has requested the placement of the �roposed dnveway on T'iedeman Avenue be approved. Sight distance was analyzed along both street frontages. Sight d�stance from the proposed access on T'iedeman Avenue exceeds 500 feet in each direcuon. The available sight distance on Tigard Street �s unobstructed looking west to the four-way stop intersection. To the east the s�'ght distance is restricted to less than 240 f eet due to the street's horizontal alignment and 100 f eet due to an existing hedge along the east property line. The required sight distance is 390 feet for this section of T"igard Street. The report further recommends the placement of the proposed driveuray on T"iedeman Avenue because there is no advantage to placing the access on either street relative to the influence area as demonstrated by their queuing analysis NOTICE OF DEQSION MLI'2007-00002/PAYS PARTITTON PAGE 6 OF 19 during the peak hours. The proposed residence will generate one exit trip in the AM peak hour and one entering trip in the PM peak hour. The engineer states that due to the limited number of trips the impact to the adjacent street and nearby intersection of T'iedeman Avenue and Tigard Street will be negligible. The Engineer states that the proposed driveway on T'iedeman Avenue will maxiinize safety and the separation distance to the T�igard Street intersection. Therefore,the proposed drivewaylocation is acceptable. Furthermore,the standard is suggestive,and does not otherwise require compliance. FINDING: With the foregoing analysis the potential adverse impacts to the existing dwelling of strict application of the standards would exceed the public benefits. Therefore, the street improvement ad�ustment can be granted. Land Partitions (18.420� The proposed partition complies with all statutory and ondinance requirements and regulations; The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and regulauons as demonstrated by the analysis contained within this admuvstrative dec�sion and throu�h the imposition of conditions of development approval. Provided all necessary conditions are satisfied as part of the development and building process,this criterion�s met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate pubhc facilities are availaable to serve the proposal. Therefore,this critenon�s met. All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the perniit process and during construcuon, at which time the appropnate review authority will ensure that City and applicable agency standards are met. Based on the analysis in this dec�sion,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning distric� The average minimum lot width required f or the R 4.5 zoning district is 50 f eet. The average width f or Parcel# 1 is 82 feet;parcel#2 is 50 feet wide. Therefore,this criterion has been met. The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may not be included in the lot area. The cnuiitnum lot area requirement in the R 4.5 zonin district is 7,500 square feet for detached single-family units. The proposed partition creates two (2) lots �at are 10,003 and 12,281 square feet respectively. Therefore,this criterion has been met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement The roposed�partition plat illustrates that the proposed parcels meet this standard as Parcel # 1 is a corner lot and Parce�#Z is a tFag lot with 20 feet of frontage on SW Tiedeman Avenue. Setbacks shall be as required by the applicable zoning distric� Setbacks for the R 4.5 zoning district are as follows: front = 20 feet; side = 5 feet; side on a corner = 15 feet; and rear =15 feet. The e�sting house on Parcel# 1 is proposed to remaui. According to the applicant's Pre-Plat Plan (Sheet 3) NOTTCE OF DEQSION MLI'2007-00002/PAYS PARTITTON PAGE 7 OF 19 the proposed setbacks meet these criteria. Setback standards for proposed Lot #2 will be reviewed at the time of building perrrut submittal and the proposed building envelope show these standards can be met, consistent with the setback standards. When the partitioned lot is a flag lot,the developer may deternune the location of the front yard,provided that no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from e�sting structures. Proposed parcel 2 is a flag lot. The applicant has chosen the north yard for the front, and shows side yards of 10 feet, consistent with th�s standard. A screen shall be provided along the propeity line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed developmen� The e�cisting dwelling is served by an e�sting driveway. The 20-foot access way for Parcel #2 will include a 10 foot paved section within 10 feet of the abuttui lot of record. Therefore, as a condition of approval the applicant shall provide screemng pursuant to 18.745.040 �ong the paved accessway to proposed parcel #�, subject to review at the tune of bwlding pernzit subiruttal.Therefore,as conditioned,tivs cntenon�s met. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. A fire hydrant already e�sts adjacent to the subject parcel on SW Tiedeman Avenue. The fire district ('I'VFR) has reviewed the proposal and has not reqLUred an additional fire hydrant. Howerver, TVF&R commented that the fire hy�irant shown on the submitted drawuigs must be capable of providuig the required fire flow demand for an�y building or structure hereinafter constructed. Therefore, as a condiuon of ap proval,the applicant shall submit to the C:aty a letter from TVF&R certifying that the existing hydrant has the required fire flow demand for the proposed development. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. There are no existing or proposed shared driveways;therefore this standard is not applicable. Any access way shall comply with the standards set foith in Chapter 18.705,Access,Egress and Ci�ulation. Tl�us standard is addressed under Chapter 18J05 (Access,Egress and Circulation) later in this decision. Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include poctions at a suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The subject lot is located approximately 125 feet east of the one-hundred-year floodplain. SW T"iedeman Avenue nu�s between the subject parcel and the floodplain. The flood elevation closest to the parcel is 159 feet;the parcel elevation is 164 feet. Therefore,tlus standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications forthe pardtion and variance(s)/adjustment(s) will be processed concurrendy. The application does not include anyvariances requested from the standards in the land partition chapter. Therefore, this standard does not apply. FINDINGS: The proposed minor land partition meets,or can meet,all of the relevant standards of the land�pattition secuon as uidicated in the above findings and following secuons of this decision,provided the tollowing condition of approval is met OONDITTONS: NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 8 OF 19 ■ Prior to issuance of a building pernzit for Lot #2, the applicant shall submit to the City a letter from TVF&R certifying that the ex�sting hydrant has the required fire flow demand for the proposed development. ■ Prior to issuance of a buildin�pernzit for L,ot #2,the applicant shall include on the site plan screening pursuant to 18J45.040 along t e paved accesswayto proposed parcel#2. Residential Zoning Districts (18.510� Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R 4.5 Parrel 1 Pame12 Minimtun Lot Size -Detached unit 7,500 sq.ft. 12,281 sq.ft. 10,650 sq.ft. -Duplexes 10,000 sq.f� -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 83 ft. 50 ft. - Duplex lots 90 ft. -Attached unit lots Maximum Lot Covera e - NA NA Minimum Setbacks - Front yard 20 ft. 20-45 fc. 20 - Side facing street on corner&through lots L5 ft. 32-40 ft. NA - Side ya�l 5 ft, 53 ft. NA -Rear ya� 15 ft. 50 ft. 15 -Side orrearyard abutting more restrictive zoning district -- NA NA -Distance between propecty line and front of garage 20 ft 20 ft. >20 ft. - Side Yard Setbacks for Fla Lots TDC 18.420.050 A 4 e 10 ft. NA 10 Ma�cimum Hei ht 35 ft. exis � <or=30 ft. Minimum Landsca e Re uirement - NA NA FINDING: No specific development is proposed for Parcel #2. However, a building envelope demonstrates that the applicable setbacks can be met. As demonstrated in the above table, the development standards of the R 4.5 zone have been met. Access,Egress and Cir�culation(18.705): Continuing obligation of p%petty owner. The provisions and maintenance of access and egress stipulated in this tide are cont�nuing requirements for the use of any structure or parrel of real property in the City. The provisions and maintenance of access and egress stipulated in this title are continuing requirements of the owners of these parcels. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stackin needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASH�O. A Traffic Analysis and Access Rep ort prepa_red by Cl�arbonneau Engineering, LLC, dated January 23, 2007, was submitted for review with this app�ication. TI'he applicant has requested the placement of the proposed dnveway on T"iedeman Avenue be approved. Sight d�stance was analyzed along both street frontages. Sight d�stance from the proposed access on�edeman Avenue exceeds 500 feet in each direcuon. The available sight distance on Tigard Street �s unobstructed looking west to the four-way stop intersection. To the east the s' ht distance is restricted to less than 240 feet due to the street's horizontal alignment and 100 feet due to an e�sting he�ge along the east propenyline. The required sight distance is 390 feet for th�s section of Tigard Street. While the proposed driveway will be located on T'iedeman Avenue the e�sting driveway will remairi on T ard Street. The applicant shall trim or remove the e�sting portion of hedge that is reducing the sight distance from 24�feet down NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITTON PAGE 9 OF 19 to 100 feet as outlined in the traffic engineer's report. The applicant's engineer shall provide final sight distance certification for both driveways prior to issuance of building perrruts. The report further recommends the placement of the proposed driveway on Tiedeman Avenue because there is no advantage to placing the access on either street relative to the influence area as demonstrated by their queuing analysis durin the peak hours. The proposed residence will generate one exit tnp in the AM peak hour and one entenng tnp uz the P� peak hour. The enguieer states that due to the luruted number of trips the unpact to the adjacent street and nearby intersection of T'iedeman Avenue and Tigard Street will be negligible. The intersection operates at acceptable LOS `D' or better in the peak hours and the additional trips generated by one additional residence will not degrade the mtersection beyond the acceptable LOS conditions. The Engineer states that the proposed drivew�y on T"iedeman Avenue will maX;m;�P safety and the separation distance to the Tigard Street intersection. The proposed dnveway location will be acceptable. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or atterial street intersections. Influence area of mtersections is that area where gueues of traffic commonly form on ap�proach to an intersection. The minimum driveway setback from a coIIector or arterial street inte�section shaII be150 feet, measured from the right-of way line of the intersecting street to the throat of the proposed driveway. The setback may be greater dependin upon the influence area, as deternuned from C�ity Engineer review of a traffic impact report submitted by�e applicant's traffic engineer. In a case where a pro�ect has less than 150 feet of street frontage, the apphcant must explore any o�ption for shared access wrth the adjacent pamel. If shared access is not possible or practical, the driveway sFiall be placed as far from the intersection as possible. SW T'iedeman is classified as a collector on the Cat�s Tr�ansportation System Plan. The proposed driveway for Parcel #2 is within 150 feet of the intersection of SW Tiedeman Avenue and SW Tigard Street. In addition, the e�sting driveway is located within 150 feet of the intersection. Lot frontages are 112 feet and 84 feet for Parcels on SW Tiedeman and SW T'igard, respectively. Shared access with proposed parcels 1 is not practicable as e�sting development precludes�oint access to SW T"igard Street.In addition,the Char6onneau Engineenng Traffic Analysis and Access Report demonstrates that access to either street is not preferred as the queuuig lengths exceed the property lengths on both streets. The proposed and existing access drives are located as far from the intersection as possible, cons�stent anth this standard. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet The minimum spacin�of drivewa�ys and streets along an arterial shall be 600 feet The minimum spacing of local streets along a local street shall be 125 feet The applicant has applied for an adjustment to this code section. Charbonneau Engineering, LLC has submitted a Traffic Analysis and Access Report, dated January 23, 1007, in support of this adjustment. As shown above, the proposed access meets the criteria of Variances and Adjustments section of this decision. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize joindy the same access and egress when the combined access and egress of both uses, structures, orp a�els of land satisfies the combined reyuirements as desi nated in this title,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements,�eases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on pennaYient file with die City. No joint access is proposed. This standard is not applicable. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect direcdy with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. The e�stu� driveway on SW Tigard Street will not be altered and a new driveway for the second parcel will be constructed-on SW Tiedeman Avenue. Therefore,this standard is met. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Each parcel will have a standard driveway with direct access to SW T'igard or SW Tiedeman on flat land. Comments NOTTC�OF DEQSION MLI'2007-00002/PAYS PARTTTTON PAGE 10 OF 19 received from Tualatin ValleyFire and Rescue state that there are no conflicts with the proposed access.Therefore,this standard is met. Access drives in excess of 150 feet in length shall be provided with app roved provisions for the turning around of fire apparatus by one of the followin : a) A circular,paved surface Fiaving a minimum turn radius measured from center point to outside edge of 3�feet; b) A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. No access drives in excess of 150 feet are proposed.Therefore,this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate tuming movement problems, the Director may restrict the location of driveways on streets and require the location of driveways be placed on adjacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles• or cause hazardous conditions to exist which would constitute a clear and present danger to the pu�lic health, safety, and general welfare. A Traffic Analysis and Access Report prepared by Charbonneau Engineering, LLC, dated January 23, 2007, was submitted for review with this application. The report recorrunends approval of the proposed access as it will maxunize safety and separation distance to the uitersecnon. In addiuon, sight distance will be obtained at the proposed access location.Therefore,this standard does not apply. FINDING: The standards of the Access Management chapter(18.705) have been met. Density Computations �18J15� A. Definition of net development area. Net development area, in acres, shall be deternuned by subtr�cting the following land area(s) from the gross acres, which is all of the land included in the legal descnpt�on of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of way. 4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximiun number of residential units. To calculate the maximum number of residential units per net acre,divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district G Calculating minimum ntunber of residential units. As re quired by Section 18.510.040, the minimum number ot residential units �er net acre shall be calculated by multiplying the maximum number of units determined in Subsect�on B above by 80% (0.8). The subject .58-acre parcel totals 24,859 square feet. There are no sensitive land areas or private streets within the subject pro osal. To detern�ine the net developable area, the square footage to accommodate the e�cistin house on Parcel #1 �12,281 s uare feet) and the Tigard Street and Tiedeman Avenue rights-of-way dedications (1,�29 s quare feet) are deducted (�4,859 square feet gross - 14,210 square feet deductions = 10,650 net developable square feet). As the rr�inimum lot size for the R 4.5 zone is 7,500 s uare feet, the maxunum number of additional lots is one. The m;n;muin ntun�er of additional lots is one. �e proposed partition creates two 2 separate lots in conformance with the densityrequirements. FINDING: Based on the analysis above,the Density Computation Standards have been met. EXC:,EPTIONS TO DEVELOPMENT STANDARDS(Chapter 18.730) Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following e�cist a. A flag lot was created�p rior toAp nl 15, 1985; b. A flag lot is created atter April l�, 1985 by an approved partition;or NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITTON PAGE 11 OF 19 . . c. A fla� lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The proposed partition created with an approved application wot�ld rest�lt in a flag lot and the associated limitations on the placement of the residential structure. The a plicant's namatrve addresses this standard and concurs with the apphcabiliry of these standards to proposed Lot #�. However, the applicant's narrative did not address the following applicable standards. 2. The ma�umum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private dnve or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies widi die applicable dimensional requirements of the zoning distnct; b. A 10 feet side yard will be preserved; c. A residential structure on anY abutting lot either is located 50 feet or more from the nearest point of the sub�'e�ct dwelling, or the resident�al structure exceeds 1-1/2 stories or 25 feet in height on any abumng lot;and d. Windows 15 teet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the prop osal includes an agreement to plant trees capable of mitigating direct views, or that such trees e�ust and will be preserved. FINDING: The proposed dwelling com_plies with the applicable dimensional requirements of the zoning district and To-toot sideyard setbacks are proposed. However, it �s unclear from the application that ad'acent dwellings will be located greater than 50 feet from the nearest point of the proposed dwelluig on�arcel #2, or that windows 15 teet or more above grade will not face windows of dwellings on abutting lots. Therefore, the max�mtun height for the prop osed detached single-family dwelling shall not exceed 1- 1/2 stories or 25 feet,or the applicant shall demonstrate through a srte plan and elevation drawings that the proposed dwelling meets the standards for flag lots to allow 21/ stones or 35 feet. Landscaping and Screening(18.745� Street trees: Section 18.745.040 Section 18.745.040.A.: All development projects frontin� on a pu�blic street, private street or a private driveway more than 100 feet in length approved after the adopt�on of this tide shall be required to plant street trees in accordance with the standands in Section 18.745.040C. The proposed project includes fronta�e on SW T'igard Street and SW Tiedeman Avenue. The required trees shall be planted in accordance with the standarcis for size and spacu7g�in this tide, under Section 18J45.040.G Since these streets are not unproved with curbs and sidewalks along the trontage and will undergo street improvements in the future, and since the street improvement has not yet been designed, pianting of street trees will be deferred until the street unprovements occur. Buffering and Screening Requirements: Section 18.745.050.5 The proposed land partition occurs on a parcel surrounded by the same land use designation (�4.5 as the subject parcel or�s otherwise separated from the I-P zone to the north by SW Ti ard Street. An existuig dwe � g ex�sts to te north,while the vacant parcel will be surrounded bythe R 4.5 zone. There�ore,no buffering or screening is required for the proposed land partition. FINDING: All of the landscape standards have not been met. However, with a condition of approval requiring a restnct�ve covenant requiruig planting of street trees along SW'I"�g2rd Street and SW Tiedeman Avenue upon future unprovement of those streets,the criteria can be met. CONDITION: Prior to final plat approval, the applicant shall record a restrictive covenant with pro�osed Parcels # 1 and#2 that will ulclude a requu-ement for planting street trees as part of any uture street improvement. Off-Street Parking and Loading Requirements (18.765� NO'TIC�OF DEQSION MLI'2D07-OD002/PAYS PARTITION PAGE 12 OF 19 Tree Removal(18.790� A tree p an or the planting:removal and protection of trees prepared by a ce�tified arborist shall be provided for any lot, pa�el or combination of lots or pa�els for which a development ap plication for a subdivision partition, site development review, planned development or conditionai use is tiled. Protection is prefernec� over removal wherever possible. The applicant has submitted a tree removal plan (Sheets 2 and 3) prepared by a certified arborist, Walter Knapp. The applicant's Existing Conditions plan identifies trees greater than 6 inches DBH on the subject site. The plan shows one 11-uich apple tree on proposedl'arcel# 1 and one 6-inch and one 7-inch apple tree on proposed Parcel#2. The 6-inch tree on Lot #2 is proposed to be removed. Tree protection fencuzg is shown on Sheet 3 }or the remain;n two apple trees.Therefore,no rrntigation�s required and the tree removal plan�s cons�stent with the tree removal stan�u-ds. FINDING: Based on the analysis above,the Tree Removal Standards have been met. To ensure trees are protected throughout building construcuon,the following condition of approval shall be required: OONDITTON: Prior to issuance of buildin�permits, the applicant shall ensure all proposed tree protection fencing i� installed and inspected, an shall remain in place through the duration of home building. After approval f rom the City Arborist,the tree protection measures may be removed. Vsual Clearance Areas (18.795� This Chapter requires t a c ear vision area shall be maintained on the corners of all property adjacent to intersechng nght-of-way s or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle hed e pl�antin fence, wall structure, or temporary or permanent obstruction exceedin three (3) feet in heig�t ,I'he coc�e provrdes that obstructions that may be located in this area shall be visual�y clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. The ap licant's site plan does not show the vision clearance triangles for the pro�posed parcels. The visual clearance areas �need to be shown on a revised site plan and included on the preluninaryplat. FINDING: Based on the analysis above,Staff finds that the Vision Clearance Standards are not met. CONDITION: Prior to final plat, the applicant shall submit a prel'uninary plat that shows the visual clearance areas accurately, in accordance with Tigard C:ommuruty Development Code (TmC� Section 18.795.040. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810� Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 70-foot NOT'IC�OF DEQSION MI.P2007-00002/PAYS PAR'ITTION PAGE 13 OF 19 right-of-way width and 46-foot paved section. Other improvements rec�uired may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW T"iedeman Avenue, which is classified as a Collector on the City of T'igard Txansportation Plan Map. At pr�esent, there is approximately 20 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline and the radius at the intersection with T�igard Street. SW Tiedeman Avenue is currently panially unproved. In order to mitigate the impact from this development, the applicant should enter into a future street improvement guarantee. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route to have a 54 right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities, street lighting,storm drainage,and street trees. This site lies adjacent to SW T'igard Street, wluch is classified as a Neighborhood Route on the C�ry of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent t�assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. SW T"igard Street is currently partially improved. In order to mitigate the impact from this development,the applicant should enter into a future street improvement guarantee. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed wluch shows the pattem of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or pernut a satisfactory future division of adjoining land, streets shall be e�ended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the stree� These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining propetty is developed. A barricade shall be constructed at the end of the street by the �roperty owners which shall not be removed until authorized by the City Engineer,the cost of which shall be included in the street construction cost Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The site is located at the intersection of T'iedeman Avenue and Tigard Street. There are no opportunities for future streets or extensions of streeu. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restnctions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to pmvide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required e�rtensions. Land is considered topo�raphically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topo�raphical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. The site is located at the intexsection of Tiedeman Avenue and T"igard Street. There are no oppomuuties for future streets or extensions of streets. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with NOTICE OF DEQSION MLI'2007-00002/PAYS PARTTTION PAGE 14 OF 19 due re�ard to providing adequate building sites for the use contemplated, consideration of needs for convement access, cimulation, control and safety of street traffic and recognition of limitations and oppottunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except • Where street location is precluded by natural topography, wedands or other bodies of water or, pre- e�cisting development or, • For blocks adjacent to aiterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new streets are being created with this partition.Therefore,this standard is not applicable. Section 18.810.040.B.2 also states that bicycle and �edestrian connections on public easements or right-of- ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, eausting development patterns,or strict adherence to other standards in the code. Similarly,since no streets are being proposed,and no connections are required,this standard is not applicable. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning distric� Proposed Parcel�# 1 has a lot depth of approximately 100 feet and a lot width of 117 feet. Propose Parcel #2 has a lot depth of 119 feet and a lot width of 83 feet. Neither of the proposed parcels has a lot depth greater than 2.5 times the average lot width,consistent with this standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land �artition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easemen� In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 fee� The proposed development is a minor land partition. Proposed Parcel# 1 has a combined frontage of 173 lineal feet on SW T"igard Street and SW T'iedeman Avenue. Parcel #2 has 21 feet of frontage on SW Tiedeman Avenue. Therefore, this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A f uture street imp rovement guarantee is required f or both street f rontages. Tlvs guarantee includes f uture construction of public sidewalks,thereby meeting this criterion. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set fotth in Design and Constnzction Standarcis for Sanitary and Surface Water Management(as adopted by Clean Water Seivices in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. NOTTC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 15 OF 19 There is an existing public sewer located in T�gard Street. The applicant's plans indicate a new lateral from the public sewer to serve the proposed lot. The existing home is served by an existing lateral from the same public sewer line in T'igard Street. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff: Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development The City Engineer shall ap�rove the necessary size of the facility, based on the provisions of Design and Construction Standards for Sarutary and Surface Water Management(as adopted by Clean Water Seivices in 2000 and including any future revisions or amendments). There are no upstream drainage w�ays that unpact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will ovedoad an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, C1ean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local �overnments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The CitY will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek For those developments ad�acent to Fanno Creek,the storm water runoff will be perniitted to discharge without detention. The G� standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel2. Rather, the G1X/S standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff reconunends payment of the fee in-lieu on this application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adJ'oining proposed bikeways identified on the Cit}�s adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways tluough the dedication of easements or right-of-way. The bikewaY im�rovements will be included in future street improvements. The future street unprovement guarantee will meet th�s cnterion. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underg round, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • ?he Caty reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the NOTIC�OF DEQSION ML['2007-00002/PAYS PARTITION PAGE 16 OF 19 developer, shall be constructed priorto the surfacing of the streets;and • Stubs for seivice connections shall be long enough to avoid distu�ing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under- rounding would result in the placement of additional poles, rather than the removal of above-ground utilities�acilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are e�sting overhead utilitylines along the frontage of SW T"iedeman Avenue. If the fee in-lieu is proposed,it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 127 lineal feet;therefore the fee would be$ 4445.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of T'igard provides water service in this area. The applicant will be required to obtain water service and domestic meter from the water department. Storm Water QualitX; The City has agreed to enforce Surface Water Management (SWM) regulations established by C1ean Water Services (CWS) Desi�n and Constn.iction Standards (adopted by Resolution and Order No. 00-7) which require the construct�on of on-site water quality facilities. The facilities shall be designed to remove 65 �errent of the phosphorus contained in 100 pement of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The G� standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality f aciliry to accommodate treatment of the storm water f rom Parcel2. Rather, the GWS standards provide that applicants should pay a fee in-lieu of constnicti.ng a faciliry if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public sto�n and surface water system resulting from development, construct�on, grading, excavatin�, clearing, and any other activity wluch accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will distu�fi one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES pemiit from the City prior to construction. This permit will be issued along with the site and/orbuilding pernut Site Permit Required: The ap�licant �s required to obta.in a Site Perniit from the Building Division to cover all on-site private utility installations (water, sewer, storn�, etc.) and driveway construction. This pernut shall be obtained prior to approval of the final plat. Address Assignments• NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 17 OF 19 The City of Tigard is responsible for assigning addresses for parce]s within the City of T"igard and within the Urban Service Boundary(USB). An addressing fee in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to the Caty prior to f inal plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easilyfind a particular home. Survey Reyuirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the Cit�s global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subciivision plat boundary. Along with the coorciinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by. • GPS tie networked to the Cat�s GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's engineer shall provide the Cirywith an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Impact Study(18.390�. Section 18.3G0.090 states, The Director shall make a finding with respect to each of the following criteria when approving, approving with conditions or denying an applicahon: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Coinmunity Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedicat�on, or�rovide evidence that supports that the real roperty dedication is not mughly proportional to the projected impacts of the develo ment Section 18.390.�40 states that when a condition of ap roval reyuires tlie transfer to the public of an interest in real property,the approval authority shall adopt find ngs whici�support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. The�plicant's representative submitted an impact stud� SW Tigard Street and SW Tiedeman Avenue are currently part y unproved. In order to rrutigate the unpact rom this development, the applicant will provide a future unprovement guarantee for imp rovements to these streets. The applicant will be extendulg storm draina e connections to the two parcels to account for the additional impervious area beu�g added to the site. Sewer is alrea�y available and has sufficient capacity to serve the development. Other unP acts to pubhc facilities are offset by the collection of Systems Development Charges (SDC's) collected at the time o} building pernzit issuance. In addition, The Washington County Traffic Impact Fee (TIF) �s a mit ation measure that is required at the time of development. Based on a transportauon impact study prepared by Mr.�avid Latson for the A Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay a TTF's of $2,851 for the proposed new dwelling unit on Lot#2. Based on the estimate that total TIF fees cover 32 percent of the impact on major street ' rovements citywide, a fee that would cover 100 percent of'this project's traffic impact is $8,909 ($2,851 divided by.32 . The difference between the TIF paid and the full impact �s considered the unnutigated impact on the street system. e uiunitigated impact of this pro�ect on the transportation�system is $6,058 ($8,90g-$2,851). The applicant has concurred with the dedicauon of additionai nght-of-way along SW Tigard Street and SW Tiedeman Avenue (_approxirr�ately 1,929 sguare feet) for future road improvements. At $3 per square foot for residentially zoned land, the value of the dedication would be approxur�ately$5,787. Therefore,the required dedication is roughly proportionate. NOTIC�.OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 18 OF 19 SECTION VI. OTHER STAFF C�MMENTS City of Tiga�i Police Department has reviewed the proposal and offered no comments. SECTION VII. AGENCY COMMENTS C1ean Water Services has reviewed the proposal and stated that "based on review of the aerial photos the proposed project will not significandy impact the e�sting sensitive area found near the site." Tualatin Valley Fire and Rescue has reviewed the proposal and commented that the fire h t shown on the submitted drawuigs must be capable of providing the required f�re flow demand for any uilding or structure hereinafter constructed. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Ch�nler of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 12,2007 AND BECOMES EFFECI'IVE ON APRIL 27,2007 UNLESS AN APPEAL IS FILED. �A- �e—al: The I�irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adveisely affected or aggrieved by the decision as provided in Secuon 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written a eal together with the re�quired fee shall be filed with the Director within ten (10) business days of the date the Notice o��ec�sion was mailed. The appeal fee schedule and forn�s are available from the Plannuig Div�sion of Tigard City Hall, 13125 SW Hall Boulevard,�igard,Oregon 97223. Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the specific issues ident�fied in the wntten comments subirutted by the parties during the comment period. Additional evidence concerning�ssues Qroperly raised in the Notice of Appeal may be subrrutted by any party durui,g the appeal hearing, subject to any additional rules of procedure that maybe adopted from time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 26,2007. estions: If y�u have any questions,please call the City o gard Plaiuiing Division,Tigard Caty Hall, 13125 SW Hall Boulevard, Tigard,Oregon at (503) 639-4171. . �� A�ril l l,2007 PREP BY: a Pagenstecher DATE Associate Planner c\curpin\gary\minorland parti[ion\mIp2007-00002(pays\mIp2007-00002 decision.doc NOTIC�OF DEQSION MLI'2007-00002/PAYS PARTITION PAGE 19 OF 19 ST � � �� . • - . � NORTH DAKOTA ST � NORT� <�F��HAP�� F�HMAr�� s�s�E�, � � °�� ' � VICINITY MAI' — = n � o i �- ———————————— r � � ———————————— � � MLP2007-00002 � �j � � VAR2007-00004 w VAR2007-00005 o � / _ '/ ____________ ------ _ __ �'— _ PAYS PARTITION -- � �,,,_ a � _ ti �___ LEGEND: 0 r— � � suBJECr � w sITE > _ . a --- TIGARD ST � � _;.,I S II �, , , t„ � _ C�TT CT ER,z� � � P —��— � �J ��'—�; ' . o� I4r+ 'i , � � �`.. ��Gicr�nrr� `-'— p�; a , —.� a:� a:eoiaral j� � SW PIHAS CT "-- , - , �P - . J� , _ �R, �- � �� Tgard Area Map �� .. �� . . �7j .� � ' \ O� � � —� —� ,-- �— I— C � N � '9 � � ' �'p �, MEADOW ST o eo ,so zao szo aoo F�� — �-� . � . � � _ � � � 1"=372fce1 _ _ ' -.. �(/�T . � � l. f\P1 1 -� . �1 HERINE � � � ST — — S,� \\'I , . � � � - � � O� � Information on lhis map is tor general localion only arM �_ � �-�� should be veri(ed with the Development Services Division. 13125 SW Hall Bivd F / / � Tigard,OR 97223 ' � . (503)639-4171 � http:!/www ci.tigard.or.us _ ..---. ._. . ------------ - - - - - �— - -- � ---� - ---'-. _ Community Development Plot date: Mar 7,2007;C:ImagiclMAGIC03.APR i/ � / ��,_ � . . w � � � ��eNO �y::i ,� // ��. , ?a...__ Ey 1-R COx�dIR '. � /� / �Q• / / . .............�.__.... 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The owners must sign this application in the space provided on the back of this form or submit a written authorization with this a lication. PROPOSAL [1MDdARY ease spec'ic e rt L i -tv l o Z ��1� i ��t�t- I w�t l v�-e. �n -�LL�- �2,�,5 ti r,u ennd_Q.—QUC1�( o��r -,c SS -frn v�.� SV 11 T,`�. c..✓t ��.L'E'. �L ��v�.S .�fiv7� Q L;�rF-�T—,�i • 7�`� `� /L •�/� APPLICAT'IONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMIT'TAL ELEMEN?S AS DESCRIBED IN THE "BASIC SUBMITT'AL REQUIREMENTS"INFORMATION SHEET'. i:\curpin\masters\land use applications\land use pemut app.doc THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted,the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan,attachments, and exhibits transmitted herewith,are true;and the applicants so acknowledge that anypermit issued,based on this application, map be revoked if it is found that anysuch statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requiremenu for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. ��1,��;�� Z y/� � Owne�'s Signature Date Owne�'s Signature Date Owne�'s Signature Date Owne�'s Signature Date Owne�'s Signature Date �/�.� ��, �r ��D z Applicant/Agent/Representat�ve's Signature Date Applicant/Agent/Representative's Signature Date . q = LAND USE PROPOSAL DE SCRIPTION 120 DAYS = 6/28/2007 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2007-00002 AD US NT V 2007-00004 AD�UST�NT VAR 2007-00005 FILE TITLE: PAYS PARTITION APPLICANT/ Todd Pays APPLICt1NT'S Kirsten Van Loo OWNER Pays Custom Homes,Inc REP: Alpha CommunityDevelopment 17278 SW Sonnet Way 9200 SW Nunbus Ave King City, OR 97224 Beaverton, OR 97008 REQUEST: The applicant is requesting a Minor Land Partition to partition one �1) existing .58-acre lot into two (2) parcels for detached sulgle-farrvly residences. An e�sting suzg e-family dwelling ex�sts on the sub�ect parcel and is proposed to remaul on Parcel # 1 (12,2$1 square feet) with access from SW Tigard Street. The applicant proposes Parcel #2 (10,003 square feet) would take access from SW Tiedeman Street. Two variances are requested: a special adjustment for the 200 foot access spacing standard for the proposed access on Tiedeman (18.705.030.H.3 and a street improvement adjustment for preferred access from a lower-class street (18.810.030.�.5). LOCATION: 11600 SW Tiedeman Avenue at the intersection with SW Tigard Street; WGTM 1S135CC, T� lot 00300. COMP. PLAN DE SIGNATION: Low Density Residential ZONE: R 4.5: Low Densi Residential District. The R 4.5 zoning district is designed to accommodate etac e sing e- a �y omes with or without accessory residential uiuts at a minimum lot size of 7,500 square feet. Duplexes and attached sin�gle-family iuuts are permitted conditionally. Some civic and institutional uses are also perniitted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.7b5, 18.790, 18.795 and 18.810. DECISION MAHING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: MARCH 7, 2007 COMMENTS ARE DLTE: MARCH 21, 2007 ❑ HEARINGS OFFIC�R (MON.) DATE OF HEARING: TTME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TTME: 7:00 PM ❑ Q'I'y CpUNQL (TLJES.) DATE OF HEARING: TTME: 7:30 PM � STAFF DEQSION (TENTAT�vE) DATE OF DEQSION: APRIL 4, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIE WING IN THE PLANNING DIVISION � VIQNITY MAP � DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT � SITE PLAN � STORM WATER ANALYSIS ❑ TRAFFIC ST'UDY � NARRA'ITVE � ARBORIST REPORT � OTHER MISC�LLANEOUS STAFF CONTACT: Gary Pagenstecher Associate Planner (503) 639-4171, Ex� 2434 �- -al ha p COMMUNITY DEVELOPMENT Transmittal DATE: January 29, 2007 TO: City of Tigard Community Development- Current Planning 13125 SW Hall Blvd. Tigard, OR 97223 RE: Pays Partition Via: � Messenger: ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Rush / Route ❑ Fax pages (including this page) Fax No. 000-000-0000 Transmitted: � FOR APPROVAL � FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED ❑ Attached: COPIES DATE DESCRIPTION 3 Subdivision Application & Supporting Documents 3 Full size plan sets 1 Check for Minor Land Partition w/adjustments REMARKS: � � SIGNED: � �i Adams CC: PROJECT NO: 787-007 9200 SW Nimbus Avenue,Beaverton,Oregon 97008♦ [T]503-452-8003[F]503-452-8043 ... City of Tigard, Oregon • 13125 S�Hall Blvd. • Tigard, OR 97223 �� Februar�-20, ?007 � '��; ��¢�t°>. iVlike Van Loo :; '"`�`� ^ �.� rllpha Communit�-Development � � � ' ` ,�z�� <�. 9200 SW Nunbus�ve :`�'�!��..�.'?,'�`1�"��e�.= __- - Beaverton,OR 97008 RE: Applicarion Completeness Review for Pays Minor Land Partition,MLP2007-00002 Dear Mr. Van Loo: The Ciry of Tigard received your application on January 29, 2007 for a minor land partition for the property located at 11600 SW Tiedeman �3venue on Tax Lot 1S135CC00300. The proposal is to partition the appro:cimately 0.58-acre site into two parcels and retain the e�risting dwelling on one of the parcels. Two variances are requested for access spacing and preferred access on a lower-class street. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Public Facilities Plan Com�leteness Checklist. Please address the street, sanitary sewer,water, and storm drainage issues identified on the enclosed Public Facilities Plan Completeness Checklist. Any concerns or questions associated with these items should be addressed to Kim Mcl��illan at 503-718-2642. 2. Envelo�es with�ostage. Please supply two sets of pre-addressed(no return address),stamped(not metered), #10 size envelopes for notice of development review and subsequent nouce of decision. Addresses must have been obtained from the City the previous three months from the date of application completeness. Contact Patty Lunsford,Planning Secretary, 503-718-2438. 3. Number of A��licarion Copies. After sausfying the above concerns, please submit 7 full sets of your application materials (each set shall be bound and an esact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 7 plan sets only reduced to 81/2"x 17"if legible. Finally,one reduced set of plans only at 81/2"x 11"is required for our records. Once this additional information is submitted,your application will be complete and the formal comment and review process will begin, which typically takes G to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria,and that the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 503- 718-2434. , Sincerely, ___..---- r. ' '\ �-'`� � l`"'� `�� Gary Pagenstech r r�ssociate Planner Enclosure C: I�ZL,P2007-00002 Land lise File Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772 r � . PUBLIC FACILITY PLAN Project: . ✓s MLP COMPLETENESS CHECKLIST Date: • 20• o� GRADING � Existin and ro osed contours shown. ❑ Are there radin im acts on ad�acent arcels? ❑ Ad�acent arcel rades shown. ❑ Geotech stud submitted? STREETISSUES � Ri ht-of-wa clearl shown. � Centerline of street s clearl shown. � Street name s shown. � Existin / ro osed curb or ed e of avement shown. � Street rofiles shown. ❑ Future Street Plan: Must show street profiles, topo NA on ad�acent arcel s , etc. � Traffic Im act and/or Access Re ort � Street rades com liant? ❑ StreeUROW widths dimensioned and a ro riate? Show dimensions on Ti ard Street fronta e ❑ Private Streets? Less than 6 lots and width NA a ro riate? ❑ Other: SANITARY SEWER ISSUES ❑ Existin / ro osed lines shown. Show existin stub ❑ Stubs to ad�acent arcels re uired/shown? WATER ISSUES � Existin / ro osed lines w/ sizes noted? � Existin / ro osed fire h drants shown? ❑ Pro osed meter location and size shown? Show t ical meter size ❑ Pro osed fire rotection s stem shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show how existing roof runoff is collecfed/disposed of- connecf to public storm sewer if nof connected alread ❑ Preliminary sizing calcs for water quality/detention rovided? ❑ Water ualit /detention facilit shown on lans? ❑ Area for facilit match re uirements from calcs? ❑ Facilit shown outside an wetland buffer? ❑ Storm stubs to ad�acent arcels re uired/shown? The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE By: � Date: 2/20/07 REVISED: 02/20/07 Project; � i� <'�c- � �� VS� AP��■ �� Date: � D' ��PL�TE�ESS �� ❑ COMPLETE ,�INCOMPLETE STANDARD INFORMATION: DeedlTitle/Proof Of Ownership n� Neighborhood Mtg.Affidavits,Minutes, List Of Attendees� Impact Study(18.390) USA Service Provider Letter �� Construction Cost Estimate ❑ #Sets Of Application Materials/Plans �..8�Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) - �- PROJECT STATISTICS: ,!'��}--E] Building Footprint Size ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site �� Lot Square Footage � PLANS DIMENSIONED: �. ��-� Building Footprint i?:�{--� Paricing Space Dimensions(ina�de,access�bie a a�ke Parx�n9� Truck Loading Space Where Applicable �L.A�. Building Height �-�,g---0 Access Approach And Aisle ❑ Vsual Clearance Triangle Shown AODITIONAL PLANS: .�Vicinity Map � �%f 0 Architectural Plan .,� Tree Inventory �� Epsting Conditions Pian /y'�=}--� Landscape Plan � Site Plan � ti��-E] Lighting Plan TREE PLAN 1 MITIGATION PLAN: �j`� 1 .. 1 Z•c. 1� �' l�l'�-�-�'l,�=i-, �' ��;-> << �z �,, ( y Z �j-� �l?� r,,� ADDITIONAL REPORTS: (list any spec�l reports) �l:�i-,=�r'l� l�i��7 ❑ ❑ �i ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECT�ONS: ❑ 18.330(Conditiona�Use) ❑ 18.620(Tgard 7riangle Design Standards) � 18.765(OtfStreet Parkingtioading Requrements) ❑ 18.340(Directors Interpretation) ❑ 18.630�vuasn�ngta,sq�,are Reganai Center� ❑ 18.775(Ser�srove l.ands Rev�ew} ❑ 18.350(Planned Devebpment) � 18.705(Acces.vEgresslCircula6on) ❑ 18.780(Sgns) ❑ 18.360(Site Deve�opment Review) ❑ 18.71 O(Accessory Residential Units) ❑ 18.785(7emporary Use PeRn�) � 18.370(varianceslAdjustrnents) �" 18.715(Densiry Computaoons) ,[] 18.790(Tree Removaq ❑ 18.380(Zoning MaplText Amendments) ❑ 18.720(Design Compaobi�ty 5randards) � 1$.795(V�sua1 Clearance Areas) ❑ 18.385(Miscellaneous Pertnils) ,,� 18.725(Environmenhal PeAortnance Standabs) ❑ 18.797(Water Resources(WR)Overlay District) � 18.390(Deasbn Making Procedur�lmpact Study) ,r]i 18.730(ExcepSons To Devebpment Sbndards) ❑, 18.798(Wireless Communication Fadlibes) ❑ 18.41 O(Lot Line Adjustments) ❑ 18.740(Historic Over�ay) ,� 18.810(5treet 8 Uti�ity Improvement Standards) � 18.420(Land Parti6ons) ❑ 'I8.�42(Home Occupation Permils) ❑ 18.430(Subdivisions) k] 18.745(�andscaping E�Screening Standards) ,� 18.510(Residenoal Zoning Districts) ❑ 18.750(Manufactured�Mobii Home Regulations) ❑ 18.520(Commerdal Zoning Districts) ❑ 18.755(Maed Solid WasterRecyciing Storage) ❑ 18.530(Industrial2oning D�stricts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application compieteness review.dot REVISED: 17-Jar,-o� . � CZty Of 7'Zg'dYC�, Oregon - 13125 SWHalI Blvd. • Tigara, vR 97223 ;�1 Februar�• 28, 2007 i , � � . Mike Van Loo Alpha Community Development ` ` 9200 SW Nunbus r��Te Beaverton, OR 97008 RE: Application Completeness Rcview for Pays Minor Land Pattition, MLP2007-00002 Dear Mr. Van Loo: The City of Tigard received your supplemental application materials on February 28, 2007 for a minor land partition for the property located at 11600 SW Tiedeman rlvenue on Tax Lot 1S135CC00300. The proposal is to partition the approximately 0.58-acre site into two parcels and retain the e�sting dwelling on one of the parccls. Two variances are requested for access spacing and preferred access on a lower-class street. Staff finds that your application is now complete as of the received date of your supplemental information,which is also the date of this letter. The formal comment and review process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that the need fox additional items may arise during the application review process. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, , , �/ _ . � Gary Pagenstecher Associate Planner C: MLP2007-00002 Land Use File Phone: 503.639.4171 . Fax: 503.684.7297 • www.tigard-or.gov . TTY Relay: 503.684.2772 . � � - 1aI ha p COMMUNITY DEVELOPMENT Transmittal DATE: February 28, 2007 TO: Gary Pagenstecher City of Tigard - Planning 13125 SW Hall Blvd. Tigard, OR 97223 RE: MLP2007-00002 Pays Minor Land Partition PROJECT NO: 787-007 Via: � Messenger: ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Rush / Route ❑ Fax pages (including this page) Fax No. 000-000-0000 Transmitted: ❑ FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE � AS REQUESTED ❑ Attached: COPIES DATE DESCRIPTION 7 Full application Sets 7 Full plans set 1 8-1/2 x 1 1 reduced plan set 2 Sets of envelopes with posta e REMARKS: Included you will find that the plan sets have been updated with information as requested in the Public Facilities Plan Completeness Checkiist, 2 sets of envelopes with postage, and 7 copies of all requested information per the Completeness Review Letter received on February 20, 2007 (copy attached). Thanks. '� � SIGNED: � ��-�� 1 ine Adam __ ____._.__..... __—......_—. � 9200 SW Irimbus Avenue,Beaverton,Oregon g7008 ,crfti��rr�n � T --'—'------._.__�,_ [TJ 5o3-q;z-8003 [�] 5o3-q5z-eoq3 Beavercon � Gresham w w w . a I p h a [ o m m u n i t y . c o m "------ -7 �� -vv� ` CZty Of Tigard, Oregon • 13125 SW�HaII Blvd. � Tigard, OR 97223 �� .�,.� �I February 20, 2007 � FEB 2 3 2007 Mike Van Loo Alpha Communiry Development �n , � ° � . 9200 SW Nunbus Ave �V �� InitiaL . Beaverton,OR 97008 RE: Application Completeness Review for Pays Minor Land Partition,MLP2007-00002 Dear ivLr. Van Loo: The Ciry of Tigard received your application on)anuary 29, 2007 for a minor land parrition for the property located at 11600 SW Tiedeman Avenue on Tax Lot 1S135CC00300. The Proposal is to partirion the approximately 0.58-acre site into two parcels and retain the existing dwelling on one of the parcels. Two variances are requested for access spacing and preferred access on a lower-class street. Staff has com�leted a preliminary review of the submittal materials and has determined that thc following additional information is necessary before the application can be deemed complete: 1. Public Facilities Plan Completeness Checklist. Please address the street, sanitary� sewer, water, and storm drainage issues identified on the enclosed Public Pacilities Plan Completeness Checklist. An�� concerns or quesuons associated with these items should be addressed to Kim McMillan at 503-718-2642. 2. Envelo�es with �ostage. Please supply two sets of pre-addressed(no return address), stamped (not metered), #10 size envelopes for nouce of development revieu�and subsequent notice of decision. Addresses must have been obtained from the City the previous three months from the date of applicauon completeness. Contact Patty Lunsford,Planning Secretar5�,503-718-2438. 3. Number of A��lication Co�ies. After satisfying the above concerns, please submit 7 full sets of your application materials (each set shall be bound and an exact duplicate of all information pertaining to the applicauon, narrative, forms, letters, studies, plans, etc.). In addition, submit 7 plan sets only reduced to �'x 17"if legible. Finally, one reduced set of plans only at 81/2"x 11"is required for our records. � � Once this additional information is submitted,your application will be complete and the formal comment and review process will begin, which typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and thar the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503- 718-2434. Sincerely, V � � �' '`�-�- Gary Pagenstech r Associate Planner Enclosure C: MI,P2007-00002 Land Use File Phone: 503.639.4171 . Fax: 503.684.7297 . www.ti�;ard-or.,gov . TTY Relay: 503.684.2772 �• BillofLadin _ '�"'"'�^�' � l — � - - - - - - - - - - sHiP�R�s PORTLAND 9 �� .�' -. Billing � I Wor1d Coaries Grouad Reference _ _ _ _ _ _ _ _ _ _ _ _ __ _ COPY • Order — — — — — — — — � ; Tracking �— r + + 4-Services: Vehicle Bike N�mbe� _ _ _ _ _ — r Direct p (Non-Stop) Super Rush p (30 Min) 1-From: Sender'Swc� Rush (90 Min) Rush � (60 Min Date Account Number � Route (3 Hours) Route p (3 Hours) Sender's Q This shipment con[ains dangerous materials. Name Phone� � 5-Special Instructions: Company i y �. , ,. t',,.,., y� : - � –�� Address ' � � _., .,7 (�,: � f�� j c CitY � - . State t : , _ Z�P �r/ �Y C�, r' }r - 2-Shipper's Signature� 6-Bill To: Q Sender Q Recipient 6a-Total Charges: Q Cash/Check Q Credit Card 3-TO: Recipient's Credit Card No. Name Phone� � Exp.Date ' Total Pa�kages (� Tofal Weight Total Declared Value Company ' � �, _�" t � , $ �� .._. � � � � � , J! Our liabiliry is limited to 57 SO unless you dedare a higher value See 6a<k for details. Address � - � 7-R21ed5C$19f1dtUrE: Sign to au[horize deAvery without obtainrng si9noture. City State ' . Zip By signing you authorize us to deliver this shipment without obtaining a signature and agree to i�demnify and hold us harmless from any resulting daims. Deliv.Time praverY; Pi�cupTirne Delivery Signature* • • �: . ATLANTA BOSTON CHICAGO MIAMI Deliv.Time Name: 800-487-9669 800-521-2211 800-420-5717 800-511-0980 Roundtrip Signature* • NATIONAL LOGISTICS PORTLANp SAN FRANCISCO SANTA ROSA GRdUP Visit our Web Site:http:��WWW.wcground.C�m SOo-25M3334 800-345-8702 888-882-7500 877-659-6753 • � • � � z-Lot Partition with Adjustments ��r alpha Applicant's Representative: �oMM„N��r oevE�ot�n�eNr Mike Van Loo 9200 SW Nimbus Avenue Beaverton,Oregon g70oS [Pl 503.45z.8DO3 [F] So3.452-8043 Applicant: Pays Custom Homes,Inc Todd Pays 172�8 SW Sonnet Way King City, OR 972Z4 [P] 503.35Z.9838 • r � PAYS 2-LOT PARTITION TYPE II APPLICATION TABLE OF CONTENTS I. PROPOSAL SUMMARY 2 GENERAL INFORMATION 2 REQUEST 2 SITE DESCRIPTION 3 SURROUNDING AREA 3 PROJECT DESCRIPTION 4 Il. COMPLIANCE WITH THE TIGARD COMMUNITY DEVELOPMENT CODE 5 18.370 VARIANCES 5 18.390 QUASI-JUDICIAL DECISION MAKING g 18.420 LAND PARTITIONS g 18.510 RESIDENTIAL ZONING DISTRICTS ) � 18.705 ACCESS, EGRESS, AND CIRCULATION �2 18.71 S DENSITY CALCULATION �5 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 1 S 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 16 18_745 LANDSCAPING AND SCREENING �7 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 19 18.790 TREE REMOVAL 22 18.795 VISUAL CLEARANCE AREAS 23 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS 24 IV. CONCLUSION 32 LIST OF EXHIBITS A Copies of Development Review Application B Narrative C Pre-Application Conference Summary D Title Report E CWS Service Provider Letter F Impact Statement G Traffic Analysis/Preliminary Sight Distance H Preliminary Site Plans r. i;�:. �.. �_ .'�iil .. .::it�i�Cil,Sfrl'E:iI��.S-�'rf�- f� ,,,.��->[ l J..�.., j,'� alpho _'f r•,incv �f. � ;;l � n`^ '.... ._.. ,.,. - ;r�, Foc;�� + 3% I. PROPOSAL SUMMARY GENERAL INFORMATION Appiicant Pays Custom Homes, Inc. 17278 SW Sonnet Way King City, OR 97224 503.352.9838 Contact: Todd Pays Applicant's Representative Alpha Community Development Plaza West, Suite 230 9200 SW Nimbus Avenue Beaverfon, OR 97008 (T] 503.452.8003 [F] 5Q3.452.8043 Contact: Mike Van Loo Traffic Engineer Charbonneau Engineering, LLC 9370 SW Greenburg Road, Suite 411 Portland, OR 97223 Contact: Frank Charbonneau, P.E. Property Owner Same as applicant Map and Tax Lot: Map 1S135CC, Tax Lot 300 Site Address: 1 1600 SW Tiedeman Avenue Size: .58 Acres Comprehensive Plan Designations: Residential Zoning: R4.5 Pre-Application Meeting Date: September 12, 2006 REQUEST The applicant requests perfition approval of a parcel located at 11600 SW Tiedeman Avenue (1 S 135CC, Tax Lot 300) resulting in 2 lots. E'' , _ LC�I�'C'i�iiJ?�ti:?� . _ ��'•� - 4� _ . !`:E`s i `ipll �` alpha ;rr• 2 '?� _ic .:ary .:�. 'L; 1'?� 'b; ..:�- PGC�E-� �'3� SITE DESCRIPTION This flat parcel has an existing single family home accessing SW Tigard Street. The back yard contains severol apple trees and a shed. The site is bounded by SW Tiedeman Avenue, a collector street, and SW Tigard Street, a neighborhood route as designated by the Tigard Transportation System Plan. Existing sanitary sewer is within SW Tigard Street and there is a monhole south of the property in SW Tiedeman Avenue. Existing water lines run along the properfy in both SW Tiedemand ond Tigard Street. A 12 inch storm drain runs in SW Tiedeman with several existing catch basins. Electricity is provided via the overhead power lines in SW Tiedeman Avenue. Gas is provided to the home by the existing gas line in SW Tigard Street. SURROUNDING AREA The following tables identify land uses, utilities, and transportation facilities within the area surrounding the subject property. Table A: Surrounding Land Use Direction Comprehensive Plan Designation Zoning:District Use North Light Industrial I-P (Industrial Park) Light Industrial East Low Density Residential R4.5 Residential South Low Density Residential R4.5 Residential West Low Density Residential R4.5 Residential Data source:City of Tigard Comprehensive Plan Map &Zoning Map �- � � ��: : � - �..-� �: � -, � � ` : H D , �{ �. { � , � �� , � �, --_ __ � �r. ; : : ..� � ; . I -,q r-LJ _.� ' � -- .._..,..._. � - V� l,`. ' _ `� � � `', ..,. - _ � - f f ` j .1 . . 1\ l •��9 � �� !' ; . ' � ��. SItE � .�. _.�_.._ '---- . r�'',� F ''�------�-�...r...,..,...y.`i . �'_ '� . ! 3 . y ,. . ,;�+ ft � . ; '�.' . � ``�. . � ._ . �� . � k _ � - `�'` % � R 4.5 � ��,� ; �. -�- :�� ~ �-., ��, � �.'"_�__ � �� Y . �r ! 4� �-__-..,"_ .: ' �f fr�� r �' . ' + ,, _ �` F ..�....._"' i 1 x .: �.,i( ,�� ...L__ . : ._� -. . _ _ r j ., , _. ..�. ,, _ � �. _ �- !�-.- - ��. City of Tigord Comprehensive Plan PCr�S[ L�+Ji Par!�iio�:w;ih•'�:��ict•�:.._. ,-'y,;•� � �.r;U�l:::�i^�i: � alpha J��nt��r; 21:., 2l-)07 JoC; , 78;i;;;.' c �FF, - . _;c;. :. � 3.� Table B: Utilities Utility ` Service Provider Size Location �.�''�� Water City of Tigard 8" SW Tiedeman Ave 8� Tigard Street Sanitary City of Tigard 8" SW Tigard Street Sewer Storm City of Tigard 12" SW Tiedeman Street Drainoge Data source: City of Tigard Table C: Transportation Street Existing Rlanned (Classification) : R/W R/W Surface Sidewalk/ Bike Min_ Access Spacing PlQnter Strip SW Tiedeman (Collector) 40' 70' S0' S, 6' 200' SW Tigard Street (Neighborhood SS' 54' 28' S, none 150' Route) Data source:City of Tigard TSP PROJECT DESCRIPTION The applicant is proposing a 2-Lot Partition on the .58 acre site. Lot 1 will retain the existing home.with a proposed lot size of 12,281 square feet with access from SW Tigard Street. Proposed Lot 2 is a flag lot obtaining access from SW Tiedeman Avenue with a site size of 10,003 square feet. Since Lot 2 proposes access from SW Tiedeman Avenue, the Collector Street, the applicant will apply for an adjustment through Chapter 18.370, Variances and Adjustments of the Tigard Development Code. Water will be accessed from the water line abutting the existing parcel in SW Tiedeman Avenue. Sanitary sewer will be accessed through the existing 8 inch line in SW Tigard Street; this line will be extended to the site stubbing into a new sanitary cleanout manhole proposed ot the northeaster corner of the site where it will then be extended to Lot 2. Storm drainage will be caccessed within SW Tiedemon Avenue and stubbed to Lot 2. Overhead utilities access will be retained and a fee-in-lie� will be issued for undergrounding in the future. The applicant will dedicate ROW along both Tiedeman and Tigard frontages. The SW Tiedeman Avenue frontoge requires 35 feet from center line which results in a 1 S foot dedication. The SW Tigard frontage requires 27 feet of ROW from center line which results in a 2 foot dedication. The opplicant will pay a fee-in- lieu of these improvements to the City. , �� _ � . _;r . .. . , .:str� �, . -'rr�e li �,.pe�h::.�':oi� ��'alpna ., n r ;.;: Jeb ` ?b'C^,i �'-!.;F � _ .,.. II. COMPLIANCE WITH THE TIGARD COMMUNITY DEVELOPMENT CODE �$.370 VARIANCES 370.020 Adjustments Resaonse: The applicant is requesting an adjustment to 18.705.030.H.3: "The minimum spacing of driveways and streets along a collector shall be 200 feet..." As well as 18.810.030_Q.S: "If a lot hos access to two streets with different classifications, primary access should be from the lower classification street." This partition is designed such that the driveway for proposed Lot 2 will take access from SW Tiedeman Avenue, a designated collector street; proposed Lot 1 will retain its existing access from SW Tigard Street, a neighborhood route. The following Section addresses the adjustment criteria to demonstrate the reasoning for taking driveway access from Tiedeman Avenue rather than Tigard Street as required by Chopter 18.705 8� 18.810. In addition to this narrative, please refer to the Troffic Analysis and Access Report conducted by Frank Charbonneau of Charbonneau Engineering. C. 5pecial adjustments 5. Adjustment to access and egress standards(Chapter 18.705). Section 18.705.030.H.3: The minimum spacing of drivewoys and streets along a colfector shaff be 200 feet... a. In oll zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property sholl be considered. If occess in conjunction with another parcel cannot reasonably be achieved, the Director moy grant an adjustment to the occess requirements of Chapter 18.705 through a Type 11 procedure, as governed in Section 18.390.030, using approval crfferia contained in Subsection 2b below. Response: Access cannot be achieved to this site using an abutting parcel's drive. As shown on the aerial photo, the abutting parcels do not have drive ways readily occessible to the subject site. b. The Director may approve, approve with condffions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: (1) It is not possible to share access; Response: Due to the existing struct�re on the site, only Lot 2 will take access from SW Tiedeman Avenue. Taking access from the existing driveway from Lot 1 would burden the existing home because it would ploce a driveway access within 7 feet of the existing home: additionally, it would require the demolition of the shed that is attached to the existing home. F�'y^� L �(� ��.fij',i.� . ...:��.i 1\:�JU�SIIlf�_i-i ,—�y("� �i F�.(_�t i!�!�: {sa�nlph� �C1nl�� ! ,.:ij _�.. � iF7' OC;? .-r ;F .,_. (2) There are no other alternative access points on the street in question or from another sheei; Response: SW Tiedeman Avenue presents itself as a better street to take vehicle access for Lot 2. As discussed in the Traffic Analysis, the point of access proposed provides the best sight distance. The location of the driveway for Lot 1 only provides 100 feet of visual clearance where the proposed driveway for Lot 2 provides S00 feet of sight distance. From a safety standpoint, access to Lot 2 from SW Tiedeman is the preferred option. (3) The access separation requirements cannot be met; Response: There is not enough frontage length along Tiedeman to meet the 200 feet separation access prescribed for the collector street. As required by SeCflOn 18.705.030.H.2: "Driveways shall nof be permitted to be placed in the inffuence area of collector or arferial street infersections...7he mrnimum driveway setback from a collector or arferial street intersection shall be 150 feet... In a case where a project has fess fhan 150 feet of street frontage... the driveway shall be placed as (ar from fhe intersection os possible.�� AS shown on plan sheet 3, the pole of Lot 2 is proposed as far from the influence area of the collector intersection as possible. If access were taken for Lot 2 from Tigard Street, upon completion of street improvements, the driveway would only be 55 feet from the collector intersection. As proposed, upon completion of street improvements, the Lot 2 driveway will be 115 feet from the collector intersection. In addition, the sight distance on Tigard Street is significantly limited. Tiedeman Avenue has S00 feet of vision clearance. Tigord only has 100 feet because it curves south about 240 feet from the existing driveway, the existing vegetation blocks vision eastword and the horizontal alignment of the street, as discussed in the Traffic Analysis. Tideman Avenue has five times the sight distance of Tigard street. This sight distance along Tigard Street does not meet the AASHTO standard of 390 feet, even when the existing vegetation is cut back, where it is easily met on Tiedeman Avenue. (4) The request is the minimum adjusfinent required to provide adequate access; Response: Requiring Lot 2 to access to SW Tigard Street would place two residences within 55 feet of the influence area of the collector intersection rather than just one, providing inadequate access. Additionally, allowing access for Lot 2 from SW Tiedeman Avenue would give the resident safer access into traffic because the distance to the intersection is greater and the sight distance is 400 feet longer than on Tigard Street. F�)_..:-�.�`1 �Urtlli. .,.. 1I�JSfI��I i ,- . �ilf'.F,.._)�..'Oi!'_'!1 t�'alpha MCr�ut;�Y'2G <`'l;C; j,�r . :gz�?�;; °-i�� .. .,.a...,.. (5) The opproved access or access approved with conditions will result in a safe access;and Response: As described in the Traffic Analysis, the proposed access from Tiedeman Avenue is a safer access point to the street system than the access to the proposed lot from Tigard Street. As proposed, the flag-pole access to Tiedeman offers better access to the City street system. As mentioned, the proposed access offers greater distance to the collector intersection than if the access were from Tigard Street. Also, the access as proposed is safer because the sight distance is greater than on Tigard Street. As stated in the Traffic Report, access should be granfed to Lot 2 from SW Tiedman Street. (b) The visual clearance requirements of Chapter 18.795 will be met. Response: As proposed, Lot 2 will meet the visual clearance requirements. The visual clearance requirements on Tigard Street cannot be met. 11. Adjustments for street improvement requirements (Chapter 18.810). By means of a Type II procedure, as governed by Section 18.390.040, the Director shall approve, approve with conditions, or deny a request for an adjustment to the street improvement requirements, based on findings that the following criterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on existing development, on the proposed development, or on natural features such as wetlands, steep slopes or exisiing mature trees. In npproving an adjustment to the standards, the Director shall determine that the potential adverse impacts exceed the public benefits of shict application of the standards. Section 18.810.030.Q.5: If a lof has access to two streets with different classifications, primary access should be from the lower classificotion sfreet. Response: This proposed development would be impacted adversely by the strict application of the above stated standard. Requiring this partition to gain access from Tigard Street as apposed to Tiedeman Avenue would significantly impact the existing home within proposed Lot l. This existing parcel is an odd shape and the existing home is situated on the parcel in such a way that access to Lot 2 is limited. Lot 1 is oriented towards Tigard Street and occupies the norfheastern portion of the existing lot. As shown on plan Sheet 3, proposing access to Lot 2 from Tiedeman reduces the impact of the driveway on the existing home. Placing the access onto Tiedeman puts over 33 feet of distance between the existing home and the proposed driveway, whereas placing the access onto Tigard Street brings the driveway access within 7 feet from the existing home. Separating the existing home from the driveway will significantly increase the comfort of the existing home thc�t is to remain on the site. Additionally, this standard is in direct conflict with standard 18.705_030.H.2: "Drivewoys shall not be permrtted to be placed in fhe inflvence area of collector or arferiol streef intersections...The minimum drivewoy setback from a coflector or arferial streef intersection shall be 15�feef... In a case where o project has less than 150 feet of street frontage... the driveway shall be placed as far hom the intersection as possible.�� Itl light of the Traffic AnQlysls . .._ . � I'O �v:tr, ri � -Sil�ir- i�c- ,C c ; .,r,1�«7 :`,�; �' alphc _�C� J�":•�f Li;Cs? I .,, ,j �;�j7 " _.. conducted Charbonneau Engineering, there is every reason to grant access to Lot 2 from Tiedeman rather than Tigard Street. Tiedeman Street is a higher designated street but the greater distance from the influence area of the collector intersection, as well as greater sight distance, should outweigh which street Lot 2 accesses. Once construction of the street improvements concludes, the Lot 2 access will be 1 15 feet from the collector infersection. Forcing Lot 2 to take access from Tigard Street would place two households within 55 feet of the collector intersection. The access to Tiedeman Avenue would more than double the distance to the collector intersection for Lot 2. As stated here, the strict applicafion of this standard would result in an unacceptable impact upon both the existing development on the parcel and the proposed development within Lot 2. This standard states that the "primary access should be from the lower classification street;" this does not automatically require the occess to be taken from Tigard Street, especially after noting the identified issues. 18.390 QUASI-.IUDICIAL DECISION MAKING The applicant is submitting a proposal in compliance with all relevant code and Comprehensive Plan requirements. Included in the applicafion is all the information requested on the application form, along with this narrative document addressing the appropriate criteria in sufficient detail for review and action, the required fees, copies of the pre-app. Summary, the Tit►e Report, CWS service availability, Impact Statement, Traffic Analysis 8� Sight Distance Certification and the large and reduced planning sheets. The parfition is consistent with the underlying zoning requirements and all relevant City ordinances and standards if the access adjustment is granted. An Impact Study has been performed by Mike Van Loo, a registered professional engineer, as parf of this submittal. A copy of the study is attached. 1 S.42O LAND PARTITIONS 420.050 Approval Criteria A. Approvol criteria. A request to partition land shall meet al�of the following criteria: 1. The proposed partition complies with oll statutory and ordinance requirements and regulations; Resoonse: The applicant is requesting an adjustment to Chapter 18.705- Access Egress, & Circulation and 18.810 - Street and Utility Improvements. As shown in this document, this proposed partition complies with all statutory and ordinance requirements and regulations, satisfying this requirement. F�ryS �_ _ ;'ijii�' ., t'�,,`,Gi(��:tnl - �- . . . _.�, �- alphn r' ';I`,i . Cii �.::; ` ?b%OG' � . � _ 2. There are odequate public facifities are available to serve ihe proposal; Response: As detailed below in addressing Chapter 18.810, Street and Utilify improvements, adeq�ate public facilities are available to serve the 2-Lot Partition. 3. All proposed improvements meet City and applicable agency standords;and Response: As detailed below in addressing Chapter 18.810, Street and Utility Improvements, all proposed improvements meet the City and applicable agency standards with the exception of the proposed driveway accessing SW Tiedeman Street, a collector; adjustments to Sections 18.705.030.H.3 and 18.810.030.Q.5 are requested above. 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. Response: As described below in addressing the R4.5 standards of Chapfer 18.510, the proposed lots exceed the minimum dimensional requirements of the� zoning district. b. The lot orea shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area calculation. Response: Both proposed lots exceed the 7,500 square foot minimum lot area of the R4.5 zoning district; Lot l: 12,281 square feet; Lot 2 10,003 square feet, not incl�ding the 647 square foot pole access. As shown on plan sheet 3, the accessway is not included in the lot area calculation_ This criterion is met. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Response: As shown on plan sheet 3, Lot 1 has two frontages on public ROW and Lot 2 will have 21 feet of access onto SW Tiedeman Street, exceeding the requirement of Section 18.705_030.1.6. This criterion is met. d. Setbacks shall be as required by the applicable zoning district. Response: As addressed below in addressing Chapter 18.510, Residential Zoning Districts, as proposed the setbacks meet the R4.5 zoning district. Since this portition results in a flag lot, the side yards have a 10 foot setback. ThiS criterion is met. FC',_ L �_ . �. ::1`1 ,.�.I.Sfr'ietli5-1y,�"i�Ilfl{�pil�Ciio!-; �;, alpha !cln::u'Y � '_)� I , . 7H?r+y? . ., ':�;_ _ . e. When the partffioned lot is a flag lot,the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Response: As shown on plan sheet 3, the flag lot will meet the side yard standord of 10 feet. f. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Response: A screen is proposed atong the property of the adjacent lot to the southwest as shown on plan sheet 3 to buffer the accessway driveway in accordance with Section 18.745.050. g. The fire dlstrict may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Resoonse: The applicant understands that the fire district may require the installation of a fire hydrant. However, proposed accessways are in conformance with the applicable length standards and there is an existing fire hydrant on the western frontage of the lot near the intersection of Tiedeman Avenue and Tigard Street. h_ Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded wffh the approved partition map. Response: A common drive is not proposed; this criterion is not applicable. 5. Any accessway shall comply wffh the standards set forth in Chapter 18.705, Access, Egress, and Circulation. Response: As addressed below, the proposed accessway complies with the standards of Chapter 18.705 except for an adjustment to 18.705.030.H.3 which is addressed above in section 18.370, Variances 8� Adjustments. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred- year floodplain... Response: This development is not within or adjacent to the one-hundred-year floodplain; therefore, this criterion is not applicable. f� � ��t ti?�.�� .r.�. . <:iru ,-'.yn: .� .��p,�li�uliGrt ,�°�alphn _ . ;�"LG ')i;.' lUb. 7�:. GU' r � �_ 7. An application for a variance to the standords prescribed in this chapier shall be mode in accordance with Chapter 18.370, Variances and Adjustments. The applications for the portNion and variance(s)/adjustment(s) will be processed concurrently. ReSponse: As stated, the applicant requests adjustments to Sections 18_810.030.Q.5 and 18.705.030.H.3. This application will be processed as a Type II application for a 2-Lot Partition and Adjustment_ 1$.51 O RESIDENTIAL ZONING DISTRICTS R-4.5: LOW—DENSITY RESIDENTIAL DISTRICT 510.030 Uses Response: The parcels will be used for single family residential homes, a permitted use in the Residential 4.5 District. 510.040 Minimum and Maximum Densities Response: This .58 acre parcel can be divided into 2 lots minimum and 3 maximum. The applicant proposes a 2-Lot Partition. Please refer to the Density Calculation provided in response to 18.715 below. 510.050 Development Standords STANDARD R4.5 LOT� LOT Z Minimum lof Size Detached unit 7,500 sq_ff. 12,441 sq.ff. 10,490 s .ft. Average Minimum Lot Widfh Detached unit lots 50' -82' S0' Maximum Lot Coveroge N/A - - Minimum Setbacks Front yard 20' >20' 20' Side facin street on corner 8 throu h lots 15' >15' N/A Side ard 5' >5' 10' Rear yard 15' > 15' 15' Side or rear yard abutting more restrictive N/A N/A N/A zoning district Distance between property line and front 20. >20' >20' of garage Maximum Height 30' <30'existing <or=30' Resaonse: As shown in the table above, all development standards are met with this proposal. The bvilding heights will not exceed 30 feet. F' � <. _ � �?i. s. . u 1�?rr;. � . - y, � . ,t_ ,:., ,��'alpna J� �_� , tt ., !Jt . 1C. � __ 18.705 ACCESS, EGRESS, AND CIRCULATION 705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipuloted in this title are continuing requirements for the use of any structure or parcel of real property in the City_ Response: The applicant understands that it is the continuing obligation of the property owner to maintain access and egress to the individual lots. B. Access plan requirements. No building or other permff shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circufation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response_ As seen on plan sheet 3, Lot 1 will utilize the existing access on SW Tigard Street. Lot 2 proposes to take access from SW Tiedeman Street. C. Joint access. Owners of two or more uses, st�uctures,or parcels of land may agree to utilize jointly the same occess and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: l. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to estoblish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permonent file with the City. Response: The applicant is not requesting joint access; this criterion is not applicable. D. Public street access. All vehicular access and egress ns required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shatl be maintained at the required standards on a continuous basis. Response: As addressed below in 18.705.030 H 8� I, all vehicular access and egress will connect directly with a public street. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: As described below, curb cuts meet the requirements of 18.810.030N as well as 18.810.030.0- Curbs, curb cuts, ramps and driveway approaches. F. Required walkway location. On-sffe pedestrian walkways shall comply with the following standords: ............. Response: This partition will result in single family residential housing. No multi- building commercial, institutional, industrial complexes, or ottached housing are proposed; therefore this criterion is not applicable. F` �y .. ___ �Ut .r..:�` .✓i}�, a 'J,�r��7a: - iy{",P II :,��E�I� � �� ` �s.alpha _��r�'�]'!�b. _'.h.'' r ,- - - _. J ,� Y,. �'�;3EY � - G. Inadequate or hazardous access. 2. Direct individuol access to arteriol or collector streets from single-famiiy dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only ff there is no practical alternative woy to access the site. If direct access is permitted by the City,the applicant will be required�o mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limffed fo, the conshuction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. Response: As discussed above, the applicant requests the approval of access granted from SW Tiedeman Avenue to the proposed flag lot. SW Tiedeman Avenue is a Collector street. As concluded in the attached Traffic Analysis Report, access from Tiedeman Avenue is safer. Additionally, it places the new driveway farfhest from the collector intersection, a requirement of 18.705.030.H.2 below. 3. In no case shall the design of the service drive or drives require or facilffote the backward movement or other maneuvering of a vehicle within a street, other ihan an alley. Single-family and duplex dwellings are exempt from ihis requirement. Res�onse: This proposal is for single-family residential use. This criterion is not applicable. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO (depending on jurisdiction of facility.) Response: Please see the Traffic Analysis and Access Report conducted by Frank Charbonneau of Charbonneau Engineering, LLC. 2. Driveways shall not be permitted to be placed in the influence orea of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonfy form on approach to an intersection.The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setbock may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submiHed by the applicant's traffic engineer. In a case where a project has less than 150 feet of street trontage, the applicont must explore any option for shared access with the adjacent parcel. If shored access is not possible or practical, the driveway sholl be placed as far from the intersection as possible. Response: This parcel has less than 150 feet of frontage along both Tiedeman Avenue and Tigard Street. The existing home will retain access from SW Tigard Street. Lot 2 will access SW Tiedeman Avenue because it offers safer access and is further from the intersection in accordance with this standard. As mentioned above, with the future street improvements to Tiedeman Avenue, the proposed placement of the driveway access will provide 1 1 S feet of distance from the collector intersection. With the future street improvements considered, access � ,: [ '_�t PCrf�i!._' .."> _StRl ! �- .. . `AF�JI , .. t` alpho �,�.,�:;_�y �f ?C1{�? �;C- h .�. � � �- from SW Tigard Street would only ailow 55 feet of distance from the collector intersection. The access to Tedeman Avenue would more than double the distance to the collector intersection for Lot 2. 3. The minimum spacing of driveways and sheets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. Response: There is no practical way for Lot 2 to reach the 200 foot minimum spacing for access on Tiedeman. The adjacent property to the southwest does not have driveway access abutting ihe subject parcel. The proposed driveway is as far from the intersection as possible at 115 feet once the street improvements have been constructed, please refer to plon sheet 3. This narrative addresses the Adjustment criteria of chapter 18.370 above. I. Minimum access requirements for residential use. 1. Vehicular occess and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less thon as provided in Table 18.705.1 and Table 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE(G OR FEWER UNITS Number Dwelling Minimum Number of Driveways Minimum Access Minimum Pavement Unit/Lots Required Width Width 1 or 2 1 15' 10' Response: As shown on the plan sheet 3, Lot 1 has more than 15 feet of access width and Lot 2 has 21 feet of access width prescribed by Section 18.705.030.1.6. The existing home meets the 10 foot pavement width and Lot 2 will have a pavement width of at least 10 feet as proposed. This criterion is met. 3. Private residential access drives shall be provided and mointained in occordance with the provisions of the Uniform Fire Code; Resaonse: The driveway will be constructed to the Uniform Fire Code standards as shown on plan sheet 3. 4. Access drives in excess of 150 feet in length shall be provided wffh approved provisions for ihe turning around of fire apparatus by one of the following: Response: The proposed driveway does not exceed 150 feet; therefore this criterion is not applicable. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), moy be required so as to reduce the need tor excessive vehicular backing motions in situotions where two vehicles traveling in opposite directions meet on drlveways in excess of 200 feet in length; Response: The driveway does not exceed 200 feet in length. This criterion does not apply to this proposal. F':lJ�L-LOf�'UI"ti'ti�f`�,VJIi."�!fi�..alli=ifl"1'_:t"?15—1'}{-�<-� i�!\�;D�E;:iii011 4� alphn Jrtr:�^r'.v 25.�QU7 ��t . 'g'�1�7 r i., _ -}� . 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shail be no less than 20 feet so as to avoid traffic turning from the street having to waH for traffic exiting the sHe. Response: As shown on plan sheet 3, Lot 1 has a proposed access width of 21 feet. 1$.715 DENSITY CALCULATION Response: No land on this site is within the 100-year floodplain nor does it have land or slopes exceeding 25%, drainage woys or wetlands. The applicant is dedicating 1,929 square feet of the lot frontages for ROW, (15 feet dedicated to Tiedeman Avenue and 2 feet dedicated to Tigard Street). Remaining is 22,930 square feet. 22,930 / 7,500 = 3 lots maximum 3 x .8 = 2 lots minimum The applicant is proposing a 2-Lot Parfition creating Lot 1 with 12,281 sq�are feet ond Lot 2 with 10,003 square feet and a 647 square foot pole accessway. 18.725 ENVIRONMENTAL PERFORMANCE STANDARDS 725.020 General Provisions A. Compliance with applicable state and federal regulations. In addition to the regulations adopted in this chapter, each use, activity or operation within the City of Tigard shall comply with the applicable state and federal standards pertaining to noise, odor and discharge of maNer into the atmosphere, ground, sewer system or stream. Regulations adopted by the State Environmentol Quality Commission pertaining to non-point source pollution control and contained in the Oregon Administrative Rules shall by this reference be made a part of this c hapter. Response: The proposed development is to be improved solely for attached single-family residences, and therefore not expected to generote significant levels of noise, emission, vibration, odor, glare or other nuisance. _ �� t;ir�� ti;,�.� , i,�-.;i� -i.��°I! f�{;� . ior, �;``alpha . � G _�l:J; Jo:; , ;s�-�;r,7 �a��- , . _.� ,_ 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 Exceptions to Building Height Limitations C. Building heights and flag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior io April 1 S, 1985; b_ A flag lot is created after April 15, 1985 by an approved partition;or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. Response: The partitioning of this lot wiil result in a flag lot therefore the limitations on the placement of the residential structure appiy to this project. 730.030 Zero Lot line Setback Standards A. Applicabillty and limitations. The provisions of this chapter apply to the R-4.5 and R-7 zoning districts and are limited to single-family detached dwelling units. The provisions of this chapter shall be applied in conjunction with... Response: This partition does not request zero lot line setbacks; therefore the standards of 18.730.030 are not applicoble. 730.050 Miscellaneous Requirements and Exceptions E. Lot area for flag lots. 1. The lot area for o flag lot shall comply with the lot area requirements of the applicable zoning district; Response: The lot area of the proposed flag lot is 10,003 square feet in compliance with the lot orea requirements of the R4_5 zoning district. 2. The lot area shall be provided entirely within the building site area exclusive of any accessway(see figure following). Response: As shown on plan sheet 3, the accessway is not included in the buifding site area. The lot size is within the size requirement prescribed by the R4.5 zone excluding the accessway. F. Front yard determination. The owner or developer of a flag lot may determine the location of the front yard, provided no side yard setbock area is less than 10 feet and provided the requirements of Section 18.730.O1OC, Building Heights and Flag Lots,are satisfied. Response: The front yard of the flag lot is as shown on plan sheet 3 and has a 20 foot setback; side yards can meet the 10 foot setback standard and, the requirements of Section 18.730.O10.0 are met as proposed. r�.iy� "t�L' „ .„ . ��stt��i� i?5-1�YK�e li f�p, _. '_;:i��, �� alpha _ �a JC7n�JC7ty � "' ,. _... . .. i .. �b. .!i;%' t:.'� .. 18.745 LANDSCAPING AND $CREENING 745.030 General Provisions A. Obligation io maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his agent, 'rf any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a heaMhy, neat ond orderly appearonce, shall be replaced or repaired as necessary,and shall be kept free from refuse and debris. Response: Maintenance of landscaping will be the responsibility of each property owner. The required mitigation plantings along the flag pole and the adjacent property to the southwest will be identified for long term preservation in sale agreements. B. Pruning required.All plant growth in landscaped areas of developments shall be conholled by pruning,t�imming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public util'rty; 2. It will not restrict pedestrian or vehicular access; ond 3. It will not constitute a traffic hazard because of reduced visibility. Response: Individual properfy owners will be responsible for the maintenance of mature landscaping on each lot_ C. Installation requirements.The installation of all landscaping shall be as follows: 1. All landscaping shall be instolled according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. Response: All mitigation planting will be installed using conventional methods. The plant materials will be select quality and are chosen meet the size and grading standards of the American Standards for Nursery Stock. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other orrangements have been made and approved by the City such as the posting of a bond. Response: No Certificate's of Occupancy will be issued until the mitigation landscaping requirements have been met. E. Prolection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, os in snow fencing which can be placed around individual trees). Response: As shown on plan sheet 2. Existing Conditions, the existing 5' 10" stand of Arborvitae will remain as a buffer to the eastern portion of the lots. Plan sheet 3 shows the protective fencing around the two apple trees that will remain during construction. f' � i i�. ;fiili0 v.,'"�i a'.;" �_ — �71'� .. e F ' nlpha u; L� \'>DIICQIi'vli Q' .lu��.:c;�y� . �;o; ,:,t, : 7s?�"..; . �a�� , ,_ F. Care of landscaping along pubfic rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shall be proYided by the owner of the property abutting the rights-of-way unless otherwise required for emergency condifions and the safety of the general public. Response: There are no existing street trees along either SW Tiedeman Avenue or SW Tigard Street. Street improvements along the property's frontage will not be constructed at this time; therefore no street trees will be planted at this time. The deed restrictions will require care and maintenance of all street trees and landscaping planted when landscaping along the ROW is planted. G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. Response: As shown on the Tree Protection Plan, the existing vegetation meets requirements for a conventional development. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way obuHing roadways having no established curb and gutter. Response: The existing stand of Arborvitae will be maintained to meet this requirement along SW Tigard Street. Any additional landscaping will adhere to this standard. 745.040 Street Trees A. Protection of existing vegetotion. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved afler the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Response: The applicant is providing a fee-in-lieu for the street improvements along both Tigard Street and Tiedeman Avenue. No street trees will be provided at this time. B. Street tree planting list. Certain trees can severely damage utilities,streets ond sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director_ Response: The applicant is providing a fee-in-lieu for the street improvements along both Tigard Street and Tiedeman Avenue_ 745.050 Buffering and Screening A. General provisions. l. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the ndverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required 10 reduce the impocts on odjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18_745.1 and F`��y: � LCt F•� .. .. +.�,� i _-?'�KF {�!',.pFii� �7t;''>,, � ~ ,�*. alpha 'Clnt!�")ry�!. _ ...- J 7'= ' 'h OG' � - 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abuHing one another except for separation by a right-of-way, buffering, but not screening,shall be required as specified in the matrix; Response: This parfition is located in a single-family detached residential neighborhood; to the north of the parcel is Industrial (IP). The existing home in the norfheast corner of the lot will remain and the applicant is proposing one single-family detached unit on Lot 2. The matrices do not require buffering and screening standards of identical uses and offers limited buffering when the adjacent uses ore buffered by a street. Screening exists on the parcel to buffer the existing home from the industrial uses to the north. Additionally, the applicant will be providing buffering per 18.420.050.A.4.f where the proposed flag lot driveway is within 10 feet of the properfy line as addressed above. 1 H.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 765.020 Applicability of Provisions A. New construction. At the time of the erection of a new structure within any zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. Response: After completion of the new dwelling unit on Lot 2, off-street vehicle parking will be provided. This criterion is met. 765.030 General Provisions A. Vehicle parking plan requirements. No building or other permff shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. location of vehicle parking.The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Response: In accordance with this provision, Lot 2 will have off-street parking spaces provided within the same lot as the dwelling. G. Disabled-accessible parking. All parking areas sholl be provided with the required number of parking spaces for disabled persons as specified by the State of Oregon Un'rform Building Code and federal standards. Such parking spaces shat� be sized, signed and marked as required by these regulations. Response: No parking areas are proposed; this criterion is not applicable to this single-family residential development. �� .. .... . .=;f�lfl'Jf� ..i1-"�.i\::irUSlti l��. -- :r;�_. il P��?� ,._:I-: 4.,. alPhn �r� ��i�r; 'C '�l�G' l�ii: >, .,, G`�u�F . 765.040 General Design Standards A. Maintenance of parking areas_All parking lots shall be kept cleon and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Response: No parking areas are proposed; this criterion is not applicable. B. Access drives_With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading oreas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian ond vehiculor traffic on the site: Response: Driveways from the public street to the individual garages will be provided to the individual dwellings. 2. The number and size of access drives shall be in accordance wffh the requlrements of Chapter, 18_705, Access, Egress and Circulation; Response: This proposal is in accordance the number and size of access drives of Chapter 18.705. (See above)_ 3. Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; Res�onse: These driveways are for residential use; they will be clearly identifiable by their individual mailboxes located at the end of the driveway. 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795,Visual Clearance; Response: As stated in the Traffic Analysis Report provided by Charbonneou Engineering, the existing driveway off of Tigard Street does not meet the vision clearance standards. The proposed drive off of Tiedeman Avenue easily meets the vision clearance criteria. 5. Access drives shall be improved with an asphaN or concrete surface;ond Response: The existing driveway to Lot 1 has an existing concrete surface. Lot 2 will be paved. 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. Response: This is a single-family residential partition. This criterion is not applicable. F'�yi� Lnt�>Urtitic,.. ...�, t��;; �it�� . 'yc��-;i�,�:t�!'��?��,�-; �.:: afpha , i ��onr�L. 'GC;; ..r � Ir;l �?�F�; � it3t''��i :i(7E'VLl^ _, _-- C. Loading/unloading driveways. A driveway designed for continuous forward flow of passenger vehicles for the purpose of loading and unloading passengers .... Response: No loading or unloading driveways are proposed with this subdivision; this criterion is not applicable. D. Wheel stops. Parking spaces along the boundories of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop ........... Response: No parking lots or parking adjacent to interior landscaped areas or sidewalks are proposed. This criterion is not applicable. E. Drainage. Off-sheet parking and loading areas shall be drained in accordance with specifications approved by the City Engineer._........ Response: This single-family residentiol development is not subject to this criterion. F. Lighting. A lights providing to illuminate any public or private parking areo or vehicle sales areo shall be arranged to direct the light away from any adjacent residential district. Response: No parking area lights are required for this single family residential subdivision; therefore, it is not subject to this criterion. G. Signs_ Signs which are placed on porking lots shall be designed and installed in accordance with Chapter 18.780, Signs. Response: No parking lot or parking signs are proposed with this subdivision. This criterion is not applicable. 765.050 Bicycle Parking Design Standards Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements MINIMUM ZONE A ZONE B BICYCLE Single lJnits: Detached 1.D/DU none (M) none (M) none Response: Both residences will have at minimum a one car garage, satisfying this criterion. 765.070 Minimum and Maximum OH-Street Parking Requirements H. Specific requirements. (See Table 18.765.2) Response: Per Table 18.765.2, one off street parking space is required per single- family detached dwelling unit. As shown on the plan sheet 3, the lots are capable of allowing for a unit with a garage on the site. The intent of this standard is met. �:;. � _ _ _'�:' � . .. r - . .-T��;��l;/±Npli��'ip�; �' a p a � _ . � , )_;L' . '8;CtO; �;g� . „ _,_ 1$.790 TREE REMOVAL 790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protection of hees prepared by a cerf'rfied arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, sffe development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Response: An arborist, Walt Knapp, visited the site and conducted analysis of the existing trees on the site. His information is included on plan sheets 2 8� 3. As shown on Plan Sheet 2 - Existing Conditions, there are apple trees on the properfy all under 12 inches diameter. The applicant is proposing to remove one 6 inch apple tree. Tree protection is shown on the Grading, Erasion Control, Tree Protection and Removal, and Pre Plat- plan sheet 3. 1. Identification of the location, size and species of all existing trees including trees designated as significant by ihe city; Response: As shown on Plan Sheet 2 - Existing Conditions, there are apple trees on the property all under 12 inches diameter. There are no significant trees on the subject site. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. MHigation must follow the replocement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of hees required by other development code provisions for landscaping, streets and parking lots: Response: As shown on plan sheet 3, the two apple trees will be protected using fencing during all construction phases. 3. Identffication of all trees which are proposed to be removed; Response: As shown on plan sheet 3, only one apple tree will be removed, as identified with the large bolded X through the tree. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and affer construction. Response: As shown on plan sheet 3, the retained opple trees will be protected with fencing. + � :.: i, !;'•i:�r . �� . ,,,._� . � - , ,. . ._. a4 alpha _C�...�.��., f. ? G% 's=- ;:;- U -' , .. .ly� � �_ 18.795 VISUAL CLEARANCE AREAS 795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of oll property odjacent to the intersection of two streets, a street and a railroad,or a driveway providing access to a public or private street. ReSponse: Visual ciearance areas will be maintained where the private drives intersect the public street, as shown on plan sheet 3. B. Obstructions prohibited. A clear vision orea shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. Response: No obstructions are proposed within the visual clearance area. Existing shrubbery within the visual clearance area will be cut back or removed. C. AddNional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Response: As described in the Traffic Report provided by Charbonneau Engineering, the curve of SW Tigard Street reduces the visual clearance to 240 feet. As shown on plon sheet 3, the shrubbery adjacent to the existing driveway will be cut back or removed. 795.040 Computations B. Non-.arteriol streets. 5. Non-orterial streets 24 feet or more in width_ At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-orteriat street or driveway and railrood where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1 Response: The visual clearance requirements for street intersections and driveway/street intersections will be met. F��; . �_��.� . �.'tllt:if �,`�. �C�� .if�i'� . .. - �'Y, . . �'•�t:,�JfI�:C:i:r!�. Q5' Q�PFta .:G;ii;.7rtir 1�;. Z40' ;�.,h -c�i�;�% _., " . .,.. 1 S.$1 O STREET AND UTILITY IMPROVEMENT STANDARDS 810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: As shown on plan sheet 3, both proposed lots have access to the Tigard public street system_ 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: No street improvements are required at this time; the applicant is providing a fee-in-lieu in accordance with section 5 below. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however,that a developmenf may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this tffle are constructed adjacent to the development. Response: The applicant is dedicating street frontage to meet the street standards of this chapter. Along Tiedeman Avenue the applicant will dedicated 1 S feet of frontage so that the City can construct the street to the Collector standard in the future. Two feet of frontage will be dedicated along Tigard Street so that the City can construct the street to the Neighborhood Route standard in the future. 4. Any new street or odditional sheet width planned as a portion of an existing sireet shall meet the standords of this chapter; Response: The applicant is not required to construct the improvements to the adjacent streets at this time. A fee-in-lieu will be provided so that the City can construcf the improvements in the future. S. If the City could ond would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements ff one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A portial improvement may create a potentia� safety hazard to motorists or pedestria ns; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and ihe improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or copacity; d. The improvement would be in conflict wffh an odopted capital improvement plan; e. The improvement is associated with an approved land partffion on property zoned residential and the proposed land partition does not create any new streets;or f. Addffional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. ! � �__'�: FC.:1';� f.:tr;t . S`:I11F r.:. . ': i'�_:�iP _. .�, ,�' alpha i� __:�r �r��r.� I ,.� � �>� ._. .�i�4-�14 .._ Response: The applicant is providing a fee-in-lieu because this project meets section c. and e. as stated above. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. Response: The applicant is providing the appropriate street frontage dedications as stated in the pre-application meeting held on September 12, 2006. As stated in the Traffic Reporf provided by Charbonneau Engineering, these dedications are appropriate for the future potential of the abutting streets. 7. The approval authority may approve adjustments to the standards of this chapter ff compliance wHh the stondards would result in an adverse impact on natural feotures such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if complianee with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, ihe approval authority shall balance the benefit of the odjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest,the approval authority shatl consider the criteria listed in Section 18.810.030 E.l. An adjustment to the standards moy not be granted if the odjustment would risk public safety. Response: The applicant has requested an adjustment to the standards of this chapter above in Section 18.370. E. Minimum rights-of-way and street widths. Unless othervvise indicoted on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where o range is indicated, the width shall be determined by the decision-making authority based upon aniicipated average daily haffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction a�d other public improvements. The design standards will provide guidance for determining improvement requtrements within the specffied ranges.)These are presented in Table 18.810.1. Response: The applicant is dedicating the appropriate street widths as prescribed by this Chapter and the pre-application meeting held on September 12, 2006. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types wNhin the subdivision or development aRer consideration of the following: Response: The applicant is dedicating the appropriate street widths as prescribed by this Chapter and the pre-application meeting held on September 12, 2006. ' J __ `isrfili�>> '?, , ,� i': �',r�� II/+;E�I �_ 2� alpha J .r<<;;,y i'.[lli;' 1�t �- ... F •• '<t„ ._ G. Sheet spacing and access management. Refer to 18.705.030.H. Response: The applicant cannot meet the street spacing requirements of 18.705.030.H ond therefore, hos requested an adjustment above in addressing Chapter 18.370-Variances. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development_ Response: The applicant is providing appropriate street dedications as shown on plan sheet 3. In an email to Frank Charbonneau on January 5, 2007 from Kim McMillan, she mentions an additional 14 foot dedication of ROW along Tiedeman Avenue for- a right turn lane. As concluded in the Traffic Access Reporf conducted by Frank: "According to the capacity analysis results and considering the low norfhbound right turn volumes it will not be necessary to construct a separate right turn lane on Tiedeman Avenue. The analysis verifies thot intersection improvements are not required to maintain the acceptable LOS [level of service] conditions." (Page 2). This criterion is met. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations,and when it will be practical fo require the improvement of the other half when the adjoining property developed. Response: The streets will not be improved at this time; this criterion is not applicable. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collecior streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet),and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: No streets are proposed with this two-lot parfition; this criterion is not opplicable. O. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchoir, bicycle ramps and dr'�veway approaches shall be constructed in accordonce with standards spec'rfied in this chapter and Section 15.04.080;and: 1. Concrete curbs and driveway approaches are required;except 2_ Where no sidewalk is planned, an asphalt approach may be constructed wHh City Engineer approval;and 3. AsphaH and concrete driveway approaches to the property line shall be built to City configuration stondards_ Response_ Concrete curbs and driveway approaches will be provided in accordance with this criterion. � , � __� =O'':r:J'' ..,!h,1d!!��tn5°�;;_-''Jp� i!A.�;�!iC..'in�-E }+ afpha I,,^,nU'7t1 !C �, f';r, : 7$%tl�)' ' ._, .� �_ Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and ihrough traffic, or if separation is not feasibie,the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector, 2. Lots of suifable depth abutting the arterial or collector to provide adequate butfering with frontoge along another street; 3. Screen planting ot the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treotment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classificotions, primary access should be from the lower classification street. Response: As described above in addressing Chapter 18.370 - Variances, the applicant proposed to take access for Lot 2 from Tiedeman Avenue, a collector Street. Lot 2 is o flag lot and the structure will be set back from the street. There are numerous safety reasons thot the applicant has identified to propose access from SW Tiedeman Avenue rather than SW Tigard Street as addressed ond discussed above in Chapter 18.370. 810.060 Lots A. Size and shape. Lot size,width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way wiihin ffs dimensions; Response: No existing or proposed public ROW is within lot dimensions. This criterion is met. 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum tot size of the applicable zoning district; Response: Neither of the created lots exceeds 2-1/2 times the average width; this criterion is met. 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilffies required by the type of use proposed. Response: This property is zoned for residential use; this criterion is not applicable. B. Lot hontage. Each lot shall abut upon a public or private street, other than an alley, for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C) applies, or unless the lot is for an aNached single-fomily dwelling unN,in which case the lot firontage shall be at least 15 feet. Response: Lot 1 with the existing home abuts two public streets for a width greater than 25 feet. Lot 2, a flag lot, has 21 feet of frontage on SW Tiedeman Avenue in accordance with 18.705.030.1.6. _;'y_t !C�i F'Cff!it0.'1 ::i!"'. !� �IUSTf1lG-!??i- !'J�;° �I f�.r;j��' �s - ` �.;'alPhn G; �._:: ��.. -�, �.- � .. y, _ _�c:r,uar, �G. �1C;' J_�:. .. ?�, i;0. •��i- .,. - C. Through lots. Through lots shall be avoided except where they are essentiol to provide separation of residential development from major haffic arterials or to overcome specific disadvantages of topography and orientation,and: Response: Through lots are not proposed; this criterion is not applicable. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the sheet upon which the lots front. Response: Considering the existing shape of the subject parcei it is impossibie to create lot side lines that are at right angles to the street upon which they front. This criterion is met to the best of the properties ability. E. Large lots. In dividing hacts into large lots or parcels which at some future time are likely to be redivided,the Commission may require that ihe lots be of such size and shape, and be so divided into building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Response: The intent of this partition is for ultimate residential development, not the re-division of the lots in the future; this criterion is not applicable to this project. 810.070 Sidewalks A. Sidewolks. All industrial streets and private streets shall have sidewolks meeting City standards along at leost one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the sireet. A development may be approved 'rf an adjoining street has sidewalks on the side adjoining the development, even ff no sidewalk exists on the other side of the sheet Response: This parfition dedicates frontage for ROW. The dedications are in compliance with the functional street types for the streets which abut the parcel os prescribed by this chapter and the pre-application held on September 1:' 2006. In an email to Frank Charbonneau on January 5, 2007 from Kim McMillai , she mentions an additional 14 foot dedication of ROW along Tiedeman Avenue for a right turn lane. As concluded in the Traffic Access Report conducted by Frank: "According to the capacity analysis results and considering the low northbound right turn volumes it will not be necessary to construct a separate right turn lane on Tiedeman Avenue. The analysis verifies that intersection improvements are not required to maintain the acceptable LOS [level of service] conditions." (Page 2). This criterion is met. B. Requirement of developers l. As part of any development proposal,or change in use resuHing in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance) pedestrian routes wffhin 1/2 mile of their site to all hansit facilities and NeighborhoodActivity Centers (schools, parks, libraries, etc.). In addifion, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. � �� 2 � ,riili�r ' Sin1P� :s- ;Y� ',f- - . ,. -�._. '�;� Qlpha J �ni o�; c �t?��`? �,;k: : � s- r)G; <<r _ 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the sffe to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). Response: This partition will resulting one new single family dwelling and will not result in and additional 1,000 vehicle trips or more per day. There are no sidewalks within 300 feet of the development site. The applicant will be providing a fee-in-lieu for the construction of the frontage improvements along SW Tigard Street and SW Tiedeman Avenue. C. Planter strip requirements. A planter strip seporotion of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominont portions of the street; ff would conflict with the utilities, there are signfficont natural features (large hees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are exlsting structures in close proximity to the street (15 feet or less)Additionol consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one streei frontage_ Response: The applicant is dedicating the appropriate street frontages for both Tiedeman Avenue and Tigard Street. Included in these frontage dedications is the additional footage for planter strips. The applicant will be providing a fee-in- lieu for the construction of the frontage improvements along SW Tigard Street and SW Tiedeman Avenue. D. Sidewalks in central business district. In the central business district, sidewalks shall be 10 feet in width,and: Response: This partition is not with in the CBD; this criterion is not applicable. 810.090 Sanitary Sewers A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Conshuction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted poficies of the comprehensive plan. Response: There is an existing 8 inch sanitary sewer line within SW Tigard Street that will be extended to the site and a sanitary cleanout to be located at the northeast corner of the property. A private sanitary line will be extended through a 15 foot sanitary easement to Lot 2. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. Response: There is an existing 8 inch sanitary sewer line within SW 7igard Street that will be extended to the site and a sanitary cleanout to be located at the norfheast corner of the properfy_ A private sanitary line witl be extended through a 15 foot sanitary easement to Lot 2_ ''�tV:`_ ��'!r'Gfl!fi",';w�ttl it;.jil�it'1"�li`;- ',.'G�-:=i; !':�)U'�CU`iG'� y�` alpha ! nu�:i'26 )t�:ii „_ %ti� C`•:� � . _�_ C. Over-sizing. Proposed sewer systems shall include tonsideration oi addNional development within the area as projected by the Comprehensive Plan. Response: The proposed sanitary sewer extension from SW Tigard Street wiil be . 810.100 Storm Drainage A. General provisions. The Director and City Engineer shall issue a development permit only where adequote provisions for storm water and flood water runoff have been made, and... l. The storm water drainage system shall be separate and independent of any sonitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not caRied across any intersection or allowed to fiood any street;and 3. Surface water drainage patterns shall be shown on every development proposal plan. Response: Lot 2 will stub to the existing storm drain within SW Tiedeman Avenue as shown on the Utility Plan. B. Easements. Where a development is haversed by a watercourse, drainageway,channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantiolly with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. Response: No watercourse, drainogeway, channei or streom traverses the site. This criterion is not applicable. C. Accommodafion of upstream drainage. A culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstreom drainage area,whether inside or outside the development,and: 1. The City Engineer shall approve the necessary size of the facility, bosed on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: The proposed sanitary sewer and storm drainage facilities meet the provisions of Design and Construction Standords for Sanitary and Surfoce Water Management. D. Effect on downsheam drainage. Where ff is anticipated by the City Engineer that the additional runoff resuNing from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condffion or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Conshuction Standards for Sanitary and Surfoce Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Response: A5 proposed, the site is graded so that it minimizes downstream drainage during construction and thereafter. As described in response to 18.810.100.A, the proposed storm drainage system compensates for the proposed development. This criterion is met. FCI)�� _. . � "�.if?'�'�..J� �.'v".,i'�q��rSilTl �.il:<-�i;.'r:E'I.l�!7��i:.Clil`.:I': � �alpha ,I•_^.r�i� .�. L� t(i�;- )Ot , i't3'C:G'' ;i= ,., .� ,._ 810.120 Utilities A. Underground utilities. All utility lines including, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary util'rty service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: 1. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of ail surface mounted facilities; 3. All underground utilities, including sanitary sewers ond storm drains installed in streets by the developer,shail be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Response: As stated at the pre-application meeting on September 12, 2006, a fee-in-lieu will be provided for the undergrounding of the utilities. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities,and: 1. Plans showing the location of all underground facilities as described herein shall be submiHed to the City Engineer for review and approval;and 2. Care shall be taken in all cases to ensure that above ground equipmeni does not obstruct vision clearance areas for vehicular traffic. Response: Underground utility easements are shown on the Utility Plan. No utilities are proposed in the vision clearance areas for vehicular traffic. They are included in this submittal package for review and approval. C. Exception to under-grounding requirement. 1. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to toke place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of undergrounding in conjunction with the development.The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. Response: The applicant will pay the fee-in-lieu of undergrounding overhead utilities because Tiedeman and Tigard Street will not be constructed to their function street classification at this time, although the street frontage is dedicated with this partition. As stated at the pre-application meeting on September 12, 2006, a fee-in-lieu of undergrounding utilities is accepfable to proceed with this partition. 2. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in-lieu of undergrounding_ y [�_.. ., �:''� . . . , �''1-. - , I� '•.�`.� � , _. �3'�alphn ..�:(TY7�� '!C �.)�,:. .,.. - ��:-,,i! .., _,-- Response: The overhead utilities are not underground and are located across a public right-of-way from the subject property; the applicant will pay the fee-in- lieu of undergrounding. 3. Properties within the CBD zoning disirict shall be exempt from the requirements for undergrounding of utility lines ond from the fee in-lieu of undergrounding. Response: This properfy is not located within the CBD zoning district; therefore the requirements for undergrounding of utility lines ond the fee in-lieu of undergrounding are applicable to the development. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines. All new utility lines shall be placed underground. Response: The overhead utilities are existing; therefore the exceptions in Subsections 1 through 3 of this section are applicable. D. Fee in-lieu of undergrounding. Response: The applicant will provide the City with a Fee-in-lieu of undergrounding as stated above. 810.130 Cash or Bond Required A. Guarantee. All improvements installed by the developer shall be guoranteed as to workmanship and material for a period of one year following acceptance by the City Council. Response: The applicant will provide a bond to guarantee the workmanship and material following acceptance by the City Council. B. Cash deposff or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. Response: The applicant will provide a bond in the amount of the value of the improvements will be provided to guarantee the workmanship and material. C. Compliance requirements.The cash or bond shall comply with ihe terms and condffions of Section 18.430.090. Response: The bond will comply with the terms and conditions of Section 18.430.090. IV. CONCLUSION This narrative and the attached exhibits demonstrate compliance with the applicable provisions of the Tigard Community Development Code. Therefore, the Applicants respectfully request approval of the adjustments and partition as proposed. F':t}�'.�-__.' F„'iFiiO'�.•.'ifh flajUSlm°�?t:-Tyr E, .. !�� . ,,._-:S�i�•t ,�' alpha .!':Illir7r: .=f.. �'��r� �'Jt: . 7yi%.:'�:' . -i... �,<. , .�il ; � � or _ �� Fidelity National Title Company ... , , The Closing Company Prepared F or: Prepared By:Cassidy Joy Information Services Depardnent ]001 SW Fifth Avenue Suite 400 - Portland,Oregon 97204 Phone:(503)227-LIST(5478)Fax:(503)274-5472 E-maiL• csrequest@fnf.com OWNERSHIP INFORMATION Owner : Pays Todd A/Gretchen R Ref Parce!Number : 1 S 135CC 00300 CoOwner . T: Ol S R:O l W S: 35 Q:252 Site Address : 11600 SW Tiedeman Ave Tigard 97223 Parcel Number : R0273509 Mail Address : 17278 5 W Sonnet Way King City Or 97224 Map Num6er . Telephone Owner: 503-352-9834 Tenant: County :Washington(OR) SALES AND LOAN INFORMATION Transferred : 10/OS/2006 Loan Amount: $228,000 Document # : 1 18904 Lender :Greenpoint Mortgage Fndg[nc Sale Price : $28�,000 Loan Type :Conventional Deed Type : Warranty lnterest Rate :Adjustable % Owned : 100 Vestrng Type : Married Persons PROPERTI'DESCRIPTION ASSESSMENT AdVD TAX INFORMATION Map Page& Grid : 655 D3 Mkt Land :$159,R70 �ensus : Tract: 319.03 Block:4 Mkt Struclure :$80,360 Subdivision/Plal . Other . Neighborhood Cd : WTIG Mkt Total :$240,230 Land Use : 1012 Res.lmproved %Improved :33 Lega! : ACRES.�8 OS-06 Taxes :$2,037.53 • Exempt Amount : • Exempt Type . Class Code : R14 Levy Code :02374 Mr!lage Rate : 16.3448 M50 Assd�al ue :$124,660 PROPERTY CHARACTERISTICS Bedroans : 3 Lot Acres : .58 Year Built : 1966 Bathrooms : 2.00 Lot SqFt : 25,264 EffYearBll : 1966 Neat Melhod : Forced Bsm Fin SqFI . Floor Cover :Hardwd Poo1 . Bsm Unfin SqFt : Foundation :Concrete Ftg Appliances . Bsm Low SqF1 . Roof Shape . Dishwasher . BldgSqFt : 1,200 RoofMall :Comp Shingie Nood Fan . Isl Flr SgFt : 1,200 InteriorMat :Drywall Deck . Upper Flr SqFt . Paving Matl :Concrete Garage Type : Carport Porch SqFt . Cons!Type : Wd Stud\shtg Garage SF : 300 Atlic SqFt . Fxt Finish : 251 Deck SqF1 . This title information has been fumished,without charge,in conformance with the gudelines approved by ihe State of Oregon Insurance Commissioner. The kuurance Division cautions irrtermediaries ihat this service is designed to benefit the�mate insureds. kxiiscriminate use oNy benefiting irrtermediaries will not be permitted. Said services may be discon6nued. No liability is assumed for arryerrors in this report. - III_II Fidelity National Title Company of Oregon _ _ N ..—� � � W E Map # 1S135CC 00300 s 7he drawmg bebw is copied from the public records and s provided solely for the p�apose of ass� m bcatng the premses. 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Todd A.Pays and Crretchen R.Pays 17�78 &W Sonnet Siay King City,'OR 97224 STATUTORY WARRANTY DEED Equity Angels LLC,an Oregon Limited Liability Company,Grantor,conveys and wacranis to Todd A.Pays and Gntchen R. Pays,Husband and Wife,Grantee,the following described real property�ee of cnci¢nbrances except as specifically set forth herein: See Exhibit A nttached hereto and made s part hereot. WASHINGTON CWN1Y SEAL P�R�OOqTY 1Ajp_S.O 6 fEE PA10 Q�TE T'his property is free from encumbrances,EXCEPT: 1. 2006-2007 taxes,a lien not yet payable. 2. The herein described premises are within the boundaries of and subject to fhe slatutory powers,inGuding the power of assessment,of Clean Water Services. 3. Rights of the public in and to any portion of the herein described premises lying within the boundaries of streets,roads or highways. BEFORE SIGMNG OA ACCEPTING THIS INSTI2UMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD [NQUIRE ABOU'f THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS IlVSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN TFIIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNIlJG OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE T1TLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUN'I'Y PLANNWG DEPARTMENT TO VERIFY APPRO�/ED USES, TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACI'ICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY,ITNDER ORS 197.352. The true consideration for this conveyance is i285,000.00. (Here comply with the requirements of ORS 93.030) Dated thi��day of September,2006. , Equity Mgels LLC _ / tuC, W illiam Mark La erth II, anaging Mem er STATE OF OREGON County of_Mulmamah_ } ss On Ihis 7i�iday of September,2006,before me,the undersigned,personally appeared the within named William Mark Lambert II, as member of the Fquity Angels,LLC}TOwn to me to be the identical individual who executed the within instrument and aclmowledged to me that he executed the same eely and voluntarily. � No Public for the Stau of Oregon \ ppFICIALBEA� My commission expucs: �a_/—.�D� � NAN�T�LMI7CHELL I. �0 NOtARV PUBUGOREGON „�=.'� COMMlS910N NO.398726 �r COMMISSION FX�pES DECEM�A��•2� ,: �! Exhibit A A tract of land in the Ciry of Tigard,County of Washington and State�f Oregan,more particulazly described as follows: BEGINNING at an iron pipe at thc intersection of the center line of County Road No.914,County Road No.9b and Millers Ferry Road (now known as SW Tiedman Avenue)which intersection point is said to be Nonh 25°25'East 1,202.8 feet Gom the Southwest comu of Section 35,Township I 5outh,Range i West,of the Willamette Meridian,in the County of Washington and State of Oregon;thrnce South 63°36'East along the centerline of County Road No.914,a distance of 235.90 feet;thence South 13°03'We�,175.64 feet to a point on the South line of that certain tract described in deed to the Beaverton and Willsborg Railroad Campany,recorded'm Book 77,page 361, Washington Counry Deed Records;thence North 89°50'West 131.80 feet to the Southeact comer of that certain tract desaibed in dad to Herbert M.Holman,et ux,in Baok 594,page)8,Records of Washington County;thena North 33°25'West along the Easterly line af said Holman hact,208.0 leet to the most Northerly wmcr thereof;thence North 36°15'East,127.02 feet to thc point of beginning. EXCEPTING THEREFROM tha►cerlain tract conveyed to James N.Botten by deed recorded October22,1966,in Book 619,Page 645. � � � ♦ • � I I I Sep .21 . 2006 10�09AM CLEAN WATER SERVICES 503 6814439 No•4790 P. 1 From: , OS118/�( 12:43 N095 P.0021003 �� I? li1�IL� - �� 'SEP 1 5 7006 -� �Y _ File Nu ber Q6''�r�$$c� CleanWater , Services -----_--_�— Oa� commitment �, �t��. sensCtive Area pre-screening Site Assessment Jurisdlct{on C.;} -�"; „ Date q. . q� Map&Tax Lot - ��.r� G ��j Owner � �"' Apptfcant �ir��_ ��,,,,�� Site Address Il�pup r�y, -��d�.ev�e,.,v��ompany ��_�_... __._ Address � . . �� Proposed Activity � Ld} f'Yliv�ar .r�:�p�City State Zfp Phone ��' q�y�3 . 3•9-°5�=-$L24�— � • Fa" '�.�'��Z -t)c��-� � By subm'stting thls form the Owner,o�Owner's authorized ageht or repr�sentativ�,acknowfedges and agrees that empfoyeas of Clean Wator.Services have authority to enter tha proJect Site at all � reasonable times for ihe purpose af i�spe�ting project slte Conditions and gafhering information �eiated to the pr�ject site. ' , . Ornc�a1 uaa only bolow�(�Iln� . Oftrwa�uea ony 6elory th o na ' pflltli!uea ony bvbw thla une Y N NA Y N NA � D � 5ensiti�e Area Gornposl�e Map Stormwaterinfrastructure maps Map# � �� QS#_. y�� Locally adopted studles or maps � � � Sther � � a SPecifY paclfy , !� J_ �ased on a reviaw of the above InformatlQn and the requirements of Gleah Watar Services design and Con9truction Standards Resolution and Order No.04-9:� u Sensifive areas potentially exist on$ite or withlp 200'of the site. TH�APP�I�ANT MUST� PERFORM A S1TE C�RTIFICATION PRiOR TO ISSUANCE OF A 5E#2VIG�PROVIDER 1f Sensitive.Areas Qxist on the afte or within�00 feet on ad)acent properties,a Natural Resdurces Assessment RQport map also be roquired. � . Sensitive areas do not appear to exist on site or Wltbin Z0a'of the slte. This pre-screentng slte asses�ment does N07 sliminate the need to evalu�te and protect water quaiity sensitive areas If they are subsequently discovered. This document wilt senre as your 5ervice Prvvlder letter as required by Resolution and.Ordor Od-9,Sectlan 3.02.9. A!I requirad permlts and approvals must be obtained and�ompleted under applicable IpCal, - state, and federa!law. u The praposed activity does not meet tho definitlon pf development_ NO 51TE ASSESSMENT OR SERVICE P{�pVIDER LETT�Ft (5 REQU1REd, Reviewer Comments: _ �cLS�f o+. r cvir.�� 'af �P1riS i �r�:�wb� [.rse�� ►,�T S�i.�n8�i� „./�c �s" .—L��;J;v� __ n.r� —.'�p.� e Reviewed By: �� _ . Dato_ _ q/� T� Post�it�Fax Note 7671 °ate� � � p�g�► ` ��x��al use on�y ro From Retr�rrced�c�Applrcan� Mail Fax ,�C'ounter co�DaP►. co. ,�?ute._Q�```7`�`r.—BY� Phon6 li Phone M� - o - c'! Fex H v . K �� O� F�k rYl O�C C� e.I�Y1 �. I� �al ha p COMMUNITY DEVELOPMENT IMPACT STATEMENT for 7iedeman 2-Lot Parfition Purpose The purpose of this Impact Study is to review existing public facilities and address proposed modifications necessary to mitigate the proporfionate project impacts as a result of development. The necessary public and private utilities to serve fhis site are currently in place in SW Tiedeman Avenue and SW Tigard Street. Service lines will extend from the respective systems to serve the partitioned lot. Transportation Svstem The site has frontage on two streets, SW Tiedeman Avenue, a collector street and SW rgard Street, a neighborhood route. Currently, neither of these streets meets the minimum standards of their functional classification at full build out. Tiedeman Avenue requires a 15 foot dedication on the east side of the road to provide adequate dimensions for a future 70 foot ROW. Tigard Street requires a 2 foot dedication on the south side of the road to provide adequate dimensions for a future 54 foot ROW. Presently there is not the demand to require ultimate street improvements. The site is located about 1/3�d of a mile from TriMet bus service, Route 78- Beaverfon/Lake Oswego. � Drainaqe Svstems o Storm drainage currently exists within SW Tiedeman Avenue. A storm lateral � connected to the public line will extend into the newly parfitioned lot. This system �, will be adequate to serve the proposed development. �� Sonitarv Sewer Svstem � Sanitary sewer service will be provided to Lot 2 via the existing line within SW � Tigard Street. A laterol will be constructed within the street to the properfy line � where a sanitary sewer cleanout will be installed. A building sewer will extend 0 � from the cleanout to the proposed structure. � Q Water Systems — Domestic water service will be provided to the partitioned lot via the existing line `� located in SW Tiedeman Avenue. A service line will be connected to the water � main and extend to a water meter at street right-of-way. � � � �920o SW Nim6us Avenue,Beaverton,Oreqon 97008 I Krlticff�v u [T] 503-45z-8003 lFl 503-45z-BOq3 Beavenon I Gresham `-�� Noise Impacts No negative noise impacts are anticipated as a result of this partition. Noise levels generated would be typical of single-family residence. Parks Svstem Fowler Middle School is within 400 feet of the s�bject parcel, providing access for outdoor recreational facilities. �� t,�88p o w � I ��i��ik� �� . �'i7 t�I � 'qE'L J. ��''� �XP/R�S�l-�10� ,� ' e o r a� i c � f � r� , �✓� � � �. � � , � s a.�1 c � C�IARB01�1�1EAU ENG G r1,c MEMORANDUM Date: January 23, 2007 To: Mike Van Loo, P.E. Alpha Community Development 9200 SW Nimbus Avenue Beaverton OR 97008 From: Frank Charbonneau, P.E. Subject: Tiedeman MLP Traffic Analysis and Access Report FL0711 SW Tiedeman Avenue at Tigard Street, City of Tigard We have recently completed a traffic access analysis regarding development of the residential lot located in the southeast corner at the intersection of SW Tiedeman Avenue and Tigard Street in Tigard. Figure 'a' in the appendix serves as a vicinity map for the subject area. The development plan proposes to add one single-family residence on the lot's south half and retain the existing home that currently has access to Tigard Street. Due to the property's configuration, size limitations, and layout of the existing building improvements it will be necessary to establish the new home's access on Tiedeman Avenue. There is approximately 1 12 feet of street frontage available on Tiedeman Avenue and 84 feet of street frontage available on Tigard Street. Figure 'b' illustrates the development plan for the site. Currently the intersection of Tiedeman Avenue at Tigard operates as a four-way stop- controlled location. There are no separate turn lanes except on the westbound Tigard Street approach which incorporates a separate right turn lane. It is understood that the City is considering improvements to the intersection in the future that will require additional right of way along Tiedeman to implement a separate northbound right turn lane. The City's Transportation System Plan identifies Tiedeman Avenue as a collector and Tigard Street as a neighborhood route. A traffic analysis was conducted in order to provide the necessary documentation for the City to approve the new access on Tiedeman Avenue. The analysis included determining the peak hour volumes, level of service, queuing, crash history, safety, sight distance, trip generation, and acknowledgement of the tratfic access standards. In order to evaluate the level of service (LOS) and queuing conditions at the Tiedeman Avenue and Tigard 5treet intersection it was necessary to obtain traffic counts during the peak hours {7-gAM & 4-6PM). Figure 1 illustrates the intersection turning movement volumes for morning and afternoon periods (traffic count data in appendix). During the AM peak a total of 1,203 vehicles entered the intersection and during the PM peak hour 1,350 vehicles entered the intersection (sum of all approaches). Observations of the traffic queues were also conducted during the peak times to document the extent of traffic stacking on the northbound Tiedeman Avenue and westbound Tigard Street approaches. 9370 SW Greenburg Road, Suite 41 l,Portland,OR 97223 • Phone�(503)?93-1118 • Fax:(503)293-1119 z The capacity analysis for the four-way stop controlled intersection established that the intersection operates at LOS 'C' in the AM peak hour (average delay 23.5 seconds) and LOS 'D' in the PM peak hour (average delay 31.1 seconds). Both of these service level conditions are considered acceptable. The addition of one additional trip (attributed to building another house on the project site? during each of the peak hours will not degrade the intersection beyond the acceptable LOS conditions. Printouts of the capacity analyses results are contained in the appendix. Traffix version 7.5 based on the year 2000 Highway Capacity Manual methodology was used in performing the analysis. Tabte 1 Summary of Capacity Analysis(Tiedeman at Tigard St.) Traffic Scenario Intersection Type of Peak 2006 Existing Control Hour LOS Delay v/c All-way AM C 23.5 0.86 Tigard Street and Tiedeman Avenue Stop PM D 31.1 0.96 Notes: 2000 Hrghway Capacity Manual methodology used in analysis. During the AM peak hour a total of 43 vehicles make the northbound right turn movement from Tiedeman Avenue to Tigard Street. In the PM peak hour a total of 22 vehicles make the northbound right turn movement. According to the capacity analysis results and considering the low northbound right turn volumes it wil� not be necessary to construct a separate right turn lane on Tiedeman Avenue. The analysis verifies that intersection improvements are not required to maintain the acceptable LOS conditions. Vehicular queuing was recorded on the critical northbound and westbound intersection approaches to establish the influence area for vehicular stacking adjacent to the site property. A record of the queuing results is included in the appendix and indicates that northbound queues on Tiedeman Avenue frequently exceeded 125 feet fextending beyond the length of property frontage) in the AM peak hour. During the PM peak hour the queues on Tiedeman Avenue were significantly less and on only one instance reached 125 feet. On Tigard Street the maximum queue was 50 feet in the AM peak hour and frequently exceeded 100 feet in the PM peak hour (extending beyond the property frontage length). Therefore, the analysis determined that during the peak hours queues extend beyond property's frontage length and may inhibit the proposed site access during the peak hours on either Tiedeman Avenue or Tigard Street. Traffic crash history was reviewed based on five years of crash data furnished by ODOT. During the study period covering from January 2001 through December 2005 there were a total ot eight reported crashes at or near the intersection of Tiedeman Avenue and Tigard Street. Two crashes were injury-related crashes and six were property-damage-only occurrences. Three crashes occurred in year 2005, two crashes in year 2003, and single crashes in years 2001, 2002, and 2004. Three crashes involved rear-end collisions, three involved angle crashes, one crash was related to a left turn maneuver, and one crash resulted in a vehicle/bicycle crash collision. The resulting crash rate in terms of crashes per million entering vehicles (M.E.V.) was determined to be 0.32 M.E.V. as listed in the following summary table. Supporting crash data furnished by ODOT is included in the appendix. � Charbonneau Tiedeman MLP Access Repon .lanuary 23,2007 Engineering LLC Tiedeman at Tigard Street Cityo uf Tigard 3 Table 2 Accident Rate Results (Tiedeman at Tigard Street) Annual Accident Number of Accidents Traffic Accident Intersection History Accidents per year Enterin rate per (Years) 9 M.E.V.' (veh/yr) Tigard Street at Tiedman Avenue 5 8 1.6 4930740 0.324 "M.E.V.-million entering vehicles. Intersection sight distance at the property's frontage along Tiedeman Avenue and Tigard Street was reviewed in the field to determine the extent of visibility for safety and conformance to the standards. The available sight distance at the proposed access point on Tiedeman Avenue exceeds 500 feet in both directions. This distance complies with the AASHTO requirement for sight distance (minimum 300 feet based on the posted speed of 25 MPH on Tiedeman Avenue). The available sight distance on Tigard Street (posted 35 MPH) is unobstructed looking to the west to the four-way stop intersection. To the east the sight distance is restricted to less than 240 feet due to the street's horizontai alignment and 100 feet due to the existence of a hedge positioned along the site's east property line. This condition does not meet the AASHTO standard of 390 feet. Therefore, placement of the site's new access on Tigard St. would result in insufficient sight distance unless the vegetation is reduced. The standards for acquiring vehicular access in Tigard are documented in the Access Management code (18.705.030.H). The code includes several conditions regarding access location and design, including the following elements. • An access report is required to verify driveway design, safety, and sight distance. • Driveways shall not be placed within the influence area where traffic queues commonly occur on an intersection approach. • The minimum driveway setback from a collector or arterial street intersection shall be 1 50 feet. In cases where a project has less than 1 50 feet of street frontage a shared access with the adjacent parcel may be considered. If a shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. • The minimum spacing of driveways and streets on collectors shall be 200 feet and 125 feet on local streets. Recommendation Considering the City's standards and the results of the traffic access report it is recommended that the City approve the request to allow the proposed access on Tiedeman Avenue as illustrated on the site plan. The traffic analysis has determined that this location will be the most practical location for the following reasons. The analysis has also confirmed that construction of a separate northbound right turn lane on Tiedeman Avenue is not necessary in conjunction with the proposed development. • The proposed location on Tiedeman Avenue will provide the greatest separation to the intersection of Tiedeman Avenue and Tigard Street and the intersection sight distance is unrestricted in both directions. Therefore, safety will be maximized at this location. • There is no advantage to placing the access on either of the adjacent streets relative to ihe influence area as the queuing analysis has demonstrated that the peak hour traffic queue extends beyond the site's frontage length on both streets. • The proposed residence will generate one exit trip in the AM peak hour and one entering trip in the PM peak hour. Due to the limited number of trips the impact to the adjacent street and nearby intersection of Tiedeman Avenue at Tigard Street will be negligible. � Charbonneau Tiedeman MLP Access Report January 23,2007 Engineering LLC Tiedeman at Tigard Street City of Tigard 4 • Currently the intersection operates at acceptable LOS 'D' or better in the peak hours. The intersection has demonstrated safe operation yielding a rate of 0.324 crashes per M.E.V. (normally a rate of 1.0 M.E.V. is considered the threshold rate at which safety mitigation should be considered). • There are two existing accesses located on Tiedeman Avenue south of Tigard Street within 200 feet of the intersection. The driveways are located across from each other � and serve single-family homes. Due to the limited street frontage available it will not be possible for the proposed access to meet the 200 foot spacing standard. The proposed driveway location will maximize safety and the separation distance to the Tigard Street intersection which is considered a priority. In addition the intersection sight distance required by AASHTO will be obtained at the preferred access location. For these reasons it is recommended that the proposed access on Tiedeman Avenue be approved by the City of Tigard. /- Z,3-o'j ��y�� a�� LIST OF ATTACHMENTS ��,� i°,�,� � �i�� 9r Figure 'a' Vicinity Map (�-- Figure 'b' Site Plan ,�, OREGOAI Figure 1 Existing Peak Hour Traffic �qy ��/ 22,1q1� �tv�' Queue Analysis Summary �9 CHAR�� Level of Service Traffix Summary Printout ODOTTraffic Crash Data for 5-Year Study Period RENEWS:�L-31-o Peak Hour Traffic Count Data � Charbonneau Tiedeman MLP Access Report January 23,2007 Engineering LLC Tiedeman at Tigard Street City of Tigard 'LOT DATE: 01/0 FILE: 0671flow.dwg �� J c� ,�o° o ,;,� � C7 SW rn CORAL S7 ?t�ue sw LARCH ` S � ''� �\\ � ��r SW IANDAU � „ �� N w � "�PERCHEROH � Q��. o ,�po ,�, � W � SW LOCUST� ST N � o � c � V � �J � HIO � 0� � = 9�' RO =o J r9000 � �' SW ° LO UST _ g ��S 6END � 9 000 � t � Q /.. � � � < yJ,J'� G (n �cJ � � � �� V lN p10NEE4 �N O� ��u • N � � �� Q W �SY N� � 8 � � e� ��s • v ,�� wvie = ° SW � vax � � S C� ��, c, ^< _ N , S O F� N c`�j F+ 2 �' ,� H1.7,ELYp� ~ 3 u y f ��/ `� � ♦� 1- 2� � M <� • SW N ' G .JW Q 0/V� y ST I � SW � � Q/V �12500 ��RFEM✓AY � '�ts„ ,��` o"' IRONwOOD �P • �`°� H ,= 9000 -J -. �� o TOWN � �� `�'' o o �''/ Sy EIJriLflvtaOD PARK,�� `00� °N' $W •^� / � '� CENTER SM SG `10� 'a ,�<<\o<. � � � BU�y' o��' ',J � � 3 s 8000 �'�oo p �.;oo � p ov�► i t �!�\�o o�.- � 'sw s` ,o ¢ $W y� N $W v' v) R � � °� `' o � '` P SHADY sw � fC K a ° � �� .. r o`'�� D U! 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P�R� �3`'' � � :�Y�. .�� CREEK LN � sy � Cr�si� I=�'-I� � � � ^° coo�c LN '�\tp�`�\ y�' J``�N OQ (,q*�" v+ Z�C sn ;?v q � < �~ x � � .. -+ y�l ..E_ F -� � y SR � i a' g CN o-�`' � SM �l4 �� a "" � i=„,� `'�yk-Q J� oa `'�c' � 'T�' 3..a.i ':'� � �ry �``a � ,� FAfRHAVEN '� '� SW'FAIRHAVEN I ST _ �rt .�(c �0.� ^'��g� 53' 4��,f �` , $T v� � , CrR 02002 Thomas Bros. Maps� � CHARBONNEAU NOTES: NO SCALE VICINTY PLAN FIGURE ENGINEERING LLC N TIEDEMAN ACCESS REPORT a PROJECT: 06-71 PLOT DATE: 0. �r FILE' 0671site.dwg J�. �P N �P � ,�� SCALE: �' 1" = 60' y' � S.W.TIGARD ST. S y� r'c'q/� �°`'4+ :, O ST �]�' ,,. V q�� ORI�CWA'I •s t� : i/ 17 Y.V{i I� , � ,�«��.¢ �,"w d ,� t•w000 � •!,, .aa - P `' „•w.� p�� Q � .�� :,• y�� e•ar ooe y. aowa +om rK �"�L . )CA�i( � 14N0 9 c++ �•.a,a �a (�ps�9� UIBOMMTI( Q T�PRf i pJ .Q / r Maw�c r� � CHARBONNEAU NOTES: Site plan provided by Alpha ' SITE PLAN FIGURE ENGINEERING LLC Community Deve�opment. '� TEIDEMAN ACCESS REPORT b DGrI IF(`T� I1F_71 . . -_ �T DATE: 01/03/( FILE: 0671f1ow.dw N NO SCALE � a �. °``'p° '` 1 `��,� 16� SW Tigord Street F/�S �2,3q2 SW Tigord Street EJ�,� � 63 �6 � 100�I 82,��'71� 18-ai ��a� 15� �^,`� ��J� ��cJ� . P P o� oc ��a�� a�� . �� AM PEAK HOUR (7:15) PM PEAK HOUR (16:45) CHARBONNEAU NoTES: 2006 EXISTING TRAFFIC FIGURE � ENGINEERING LLC TIEDEMAN ACCESS REPORT 1 �ROJECT: 06-71 Survey Date: 12/12/06 Surve Date: 12/12/06 East Approach South Approach East Approach South Approach AM (Tigard Street) (Tiedeman Avenue) PM (Tigard Street} (Tiedeman Avenue) Time ; Time Queue Queue Queue Queue Period No. of � No. of Period No. of No. of � Length Length Length I Length Cars {feet) Cars I (feet) Cars (feet} Cars i (feet ) 7 40 2 i 50 >8 I >200 5:08 8 ' 200 0 � 0 __ ___ _ ---- ------- ------ - ---- - - -- - - ----_- - - � _ -- 7 42 0 ' 0 2 C 50 5:10 6 ; 150 2 � 50 --- --- -- - - _ _ _ _- ----- -- -- . --- _ ___ _ _ 7:44 2 ! 50 7 � 175 5:12 5 125 3 75 - -_ _-- : _ --- -- _- __...-- -- --- _ - - --_ - -- - �-46- -_ ._0_ ; 0 5 --� _ _125 __ _ 5_14 - -3- - - _ _75--- - �- -- ! 25 � -- - , -- 7:48 0 ; 0 >13 >325 5:16 6 � 150 3 75 ---- - - ----- - ---- ------- - __- _--- -- -- 7:50 2 per lane 50'per lan >12 >300 5:18 1 25 0 0 ' _: ___ ---- - - --- - - - �- ------- - ---- . 7.52 1 25 14 j__ 350 5:20 3 � 75 1 ; 25 --- --- _-- --- ---- - - ---_-- __;-- 7:54 0 i _ 0 . 12 i 300 5:22 3 ; 75 5 125 -- -- - � --- ----- ---- - -- -�--__ ---- - - - - -. 7 56 2 ' S0 >13 >325 5:24 6 � 150 1 25 -- -- -- --- - -- -- -- ---- - - ---- _ ----- -- -- - --- -_ 7.58 1 25 11 275 5:26 3 � 75 3. 75 -- - -- ---�--- --- - ---- - ---- ----- _ - . - _ - 8:00 0 � 0 12 ' 300 5:28 6 150 0 � 0 _ __- -------- - -' ---- ---- -�. ----- -- - -- --- _--__ , 8:02 0 � � >10 >250 5:30 4 � 100 2 ' S0 --- - - - --- - -- --- ---- f --- _ .. . - 8:04 0 T__ 0 6 150 5:32 6 I 150 1 25 _-- -- _ _-- - - --- -- - __ , _-- _ _ -- - -- _- 8:06 0 __ _�_ _ 0_ 5 , 125 5:34 2 50 4 100 ---- - _ --- -- ---- - - ----- -_ , _ _ __-- 8:08 1 ! 25 >10 i >250 5:36 5 � 125 3 � 75 - — -- --- ---- _ _ _ ..._ _ -- ---- ---__ -- 1 --- _ _ i _- - 8.10 0 0 2 � 50___ _5:38 0 0 0 i 0 - - --- :-- -- - - _ _ _ _ -- - - , ___ 8:12 1 j 25 2_ -- � 50 5:40 4 ' 100 1 ' 25 -- --- -- - - -- -- -- - ---� - - _ - ---... -T- �---- 814 0 � 0 4 i 100 5:42 3 . 75 0 I 0 -- - -- --- - - -- -- --- -- --- _ _ __ - - - 8:16_ 1 I 25 6 I 150 ! -- --- ---- --- -___ _ -- ----- - - --- - - ---- : - 8:18 0 _-_-i___�_ . � � 25 + '� --- - ___ _- _ _ � 8:20 0 -----� - ----�----�--- 25 ' - ----- - -- -- -- _ -----__r � -- --------- ---- --_.� ._. . _._- � _ , ; - _ -------- - - --- .--- � ---- -- --- �--- _ _ -- _ _ � ; ----t--- - --- +-- - --- -- ---•' - - - -- _j _ . � -- - - - -----?---- ----- -'------- -- - -----j - ----- , -- -- ----- --- ------ ----- ' ; -- --�-- - --- - - � �-- ----- - -- ---- ------- - --j - -- � -- � : - -- --------- - _ _---' -r--- - --- - --------- � �-- - �---- _ _ : _ ____ - � - ---_ ------- _ __- --- ------ --- _ _- � - I --- - - --------i-- _ � � -- - __ . , Average _ 1 i 13 4 � 107 _ Average 4 ; 103 2 42 i Charbonneau Engineering LLC. 0671queue summary sheet.xls ex am Fri Dec 15, 2006 14:32:07 Paqe 2-1 ex pm Fri Dec 15, 2006 1d:32_07_________________Paqe 2-1 ---'---------------------------------------------------------------------------- ------------------------------------------------- TIEDEMAN ACCESS REPORT TIEDEMAN ACCESS REPORT CHARBONNEAU ENGINEERING LLC, PROJECT 06-71 CHARBONNEAU ENGINEERING LLC, PROJECT 06-71 2006 EXI5TING TRAF'FIC, WEEKDAY AM PEAfC HOUR 2006 EXISTING TRAFFIC, WEEKDAY PM PEAIC HOUR ---"-'--'-------"-----'------'----------"-----------"'-'-"------'-----'---' "-^-'-------'--'---------"--'-'--'----'-'-----------'- Level Of Servico Computation Report Level Of Service Computation Report 2000 HCM G-Way Stop Method (Hase volume Alternative) 2000 HCM 4-way Stop Method (Base Volume AlternativQ) •.•��ra��•��s+a�a��a�.a+r�a�a��+�+��i��.aa�at�+�r�rr�r++�t+��rr�atsaa+• •+raRr+�iawaa�t+i+rra•aiari++arfiaarrar��+�aarttr�wttraaa+t�.��+ir��aaaaat+a+ Intersection N1 Tiqard Street and Tiodeman Avenua Intersaction kl Tiqard Street and Tiedeman Avenue •a�aa�tt�aa�..�a��+aartta�as�aa�r*�r�s�*��a�ar�i�+arfir��+�a►aa�r+��ar+rraa++ rrt��r�+arrr�afiea�a+�+irrrr+irttt+r*+sr*a��+�rat+r*rt+►ti+rrt�x+r+ira+i►rtt�r�♦ Cycle (aec) : 100 Critical vol./Cap. tX) : 0.855 Cycle fsecl : 100 Critical Vol./Cap. (X) : 0.964 Loss Time (sac) : 0 (Y�R � 4 aec) Averaqa Dalay (sec/veh) : 23.5 Losa Time (sec) : 0 (Y+R = d aec) Averaqe Delay (sec/veh) : 31.1 Optimal Cycle: 0 Leval Of Service: C Optimal Cycle: 0 Level Of Service: � ♦tra��a�r+a��r�+�a�ratta+�trar+��a++r�i�*k+��+ata�+ii�wrt�s�++iaa++tariKi+aaaat♦ a*r*r�tt++tsaatarr�r��a��a�rrrri�i+a�ar�aa+arta+aarrr�+�taaatirs��frtaaiaa*r�+t Approach: North Bound South Bound East Bound West Hound Approach: North Bound South Hound East Hound West Bound Movement: L - T - R L - T - R L - T - R L - T - A Movement: L - T - R L T R L T R L T R --------- ----- ----------- ----- ---I---------------II---------------II------- ---II---------------I ------- -I-------- --II-------- II--------------- --------------- Control: Stop Sign Stop Siqn Stop Sign Stop Siqn Control: Stop Siqn Stop Siqn Stop Sign Stop Siqn Riqhts; Include Znclude Include Znclude Riqhts: Include Include Includs Zncluda Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Min. Green: 0 0 0 0 0 0 0 0 0 0 0 0 Lanes: 0 0 1! 0 0 0 0 1! 0 0 0 0 1! 0 0 0 1 0 0 1 Lanea: 0 0 1! 0 0 0 0 1! 0 0 0 0 1! 0 0 0 1 0 0 1 ------------I---------------II---------------II---------------II---------------I ------------ ------ ---------- I--------- II----- II---------------II---^----------- Volume Modu1Q: Voluma Modula: Hase Vol: 7 384 C3 101 83 21 100 215 18 7 63 161 Base Vol: 9 171 22 lOd 611 45 49 82 15 76 234 132 Groath Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Gror+th Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Initial Hse: 7 38Q 43 101 83 21 100 215 18 7 63 161 Initial Hse: 9 171 22 104 dll 45 49 82 15 76 234 132 User Adj: 1.00 1.OD 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 0.91 PHF Adj: 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 0.99 PHF Volume: 8 422 d7 111 91 23 110 236 20 8 69 177 PHF Voluma: 9 173 22 145 415 45 d9 83 15 77 236 133 Reduct Vol: 0 0 0 0 0 0 0 D 0 0 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 8 a22 47 111 91 23 110 236 20 8 69 177 Reducad Vol: 9 173 22 105 415 45 49 83 15 77 236 133 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 lII,F Rdj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.OD 1.00 1.00 1.00 1.00 TII,F Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Final Vol.: 8 422 47 111 91 23 110 236 20 8 69 177 Final Vol.: 9 173 22 105 a15 45 49 83 15 77 236 133 ------------I---------------II---------------II---------------II---------------I ------------ ------- -------- ----- I-------- 11- ------II---------- II--------------- Satura[ion Flor+ Module: Saturation Flow Modu1Q: Adjusvnent: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adjusunent: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Lanes: 0.02 0.88 0.10 0.50 0.40 0.10 0.30 0.65 0.05 0.10 0.90 1.00 Lanes: O.Od 0.85 0.11 0.19 0.73 0.08 0.34 0.56 0.10 0.25 0.75 1.00 Final Sat.: 9 69d 55 231 189 d8 152 328 27 4C 393 480 £inal Sat.: 22 426 55 la9 G31 47 156 261 48 119 367 548 ----------- ----- ------ ----- --------- --------- ------ ------------ --------------- -I--- II---------------II----------'----II---------- I I---------- II------ ------ Capacity Analysis Module: Capacity Analysis Module: vol/Sat: 0.85 0.85 O.BS 0.48 0.48 0.48 0.72 0.72 0.72 0.18 0.16 0.37 Vol/Sat: 0.61 0.41 0.61 0.96 0.96 0.96 0.32 0.32 0.32 0.64 0.66 0.26 Ciit Movaa: •'*• •�t� ��ra +i�+ C=it MoveS: •��r •��a •�sa ♦ri• Delay/Veh: 33.5 33.5 33.5 15.2 15.2 15.2 23.3 23.3 23.3 11.7 11.7 12.8 Delay/Vah: 1d.0 14.0 14.0 52.0 52.0 52.0 13.6 13.6 13.d 21.4 21.4 11.1 Dalay Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Delay Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDQl/�eh: 33.5 33.5 33.5 15.2 15.2 15.2 23.3 23.3 23.3 11.7 11.7 12.8 AdjDel/Veh: 1d.0 14.0 14.0 52.0 52.0 52.0 13.d 13.4 13.0 21.4 21.4 11.1 IAS by Move: D D D C C C C C C B 8 B LOS by Move: 8 B B F F F B 8 B C C 8 ApproachDel: 33.5 15.2 23.3 12.5 ApproachDel: 1G.0 52.0 13.4 18.3 Delay Adj: 1.00 1.00 1.OD 1.00 Delay Adj: 1.00 1.00 1.00 1.00 ApprAdjDel: 33.5 15.2 23.3 12.5 ApprAdjDel: 14.0 52.0 13.4 18.3 LOS by Appr: D C C B LOS by Appr: B F B C •.��•a��•s��•�tr��+�.+��a��.��ia��ssi��a��sir��rs��iraaai+��a�.��a��rr ��+�r+��+a+�ai�r�ra�rrara�►��rr�r��i*��a��aatr��atr��+air�r�rr�i►ar��t♦ Traffix 7.5.1115 (c) 2001 Dowlinq Aesoc. Licensed to CHARBONNEAU ENG-PORTLTaND Traffix 7.5.1115 (c) 2001 Dowlinq Assoc. Licensed to C}U�PBONNEAU ENG-PORTLAND CDS150 0' OREGON DEPARTMENT OF TRANSPORTATIO� 3PaRTATION DEVELOPMENT DIVISION P TRANSPORTATION DATA SECTION-CR��n r+NALYSIS AND REPORTING UNIT CRASH SUMMARIES BY YEAR BY COLLISION TYPE SW Tigard Street at SW Tiedeman Avenue in Tigard 1-1-2001 through 12-31-2005 NON- PROPERTY INTER- FATAL FATAL DAMAGE TOTAL PEOPLE PEOPLE ORY WET INTER- SECTION OFF- COLLISIONTYPE CRASHES CRASHES ONLY CRASHES KILLED INJURED TRUCKS SURF SURF DAY DARK SECTION RELATED ROAD YEAR: 2005 REAR-END 0 1 1 2 0 1 � 1 1 1 � 2 0 � TURNING MOVEMENTS 0 1 0 1 0 1 0 1 0 1 0 1 0 0 2005 TOTAL 0 2 1 3 0 2 0 2 1 2 1 3 0 0 YEAR; 2004 ANGLE 0 0 1 1 0 0 0 1 0 1 0 1 0 0 2004 TOTAI 0 0 1 1 0 0 0 1 0 1 0 1 0 0 YEAR: 2003 ANGLE 0 0 1 1 0 0 0 1 0 1 0 1 0 0 TURNING MOVEMENTS 0 0 1 1 0 0 0 0 1 0 1 1 0 0 2003 TOTAL 0 0 2 2 0 0 0 1 1 1 1 2 0 0 YEAR: 2002 REAR-END 0 0 1 1 0 0 0 1 0 1 0 1 � 0 2002 TOTAL 0 0 1 1 0 0 0 1 0 1 0 1 0 0 YEAR: 2001 REAR-END 0 0 1 1 0 0 0 1 0 1 0 1 0 � 2001 TOTAL 0 0 1 1 0 0 0 1 0 1 0 1 0 0 FINAL TOTAL 0 2 6 8 0 2 0 6 2 6 2 8 0 0 Note: Legislative changes to DM1Ps vehicle crash reporting requirements,eHective 01/01/2004,may result in fewer property damage only crashes being eligible for inclusion in the Statewide Crash Data File. TR�I FsTA TS PO 8ox 13699 Tel:(503)646-2942 Salem,OR 97309 Fax:(503)526-0628 Intersection Turning Movement Summary Report Location SW TIGARD STREET AT SW TIEDEMAN AVENUE Date 11I15/2006 Day of Week Wednesday Time Begin 7:00 Reviewed By: DE Eastbound Westbound Northbound Southbound Time Period Ri ht Thru Left Ri ht Thru Left Ri ht Thru Left Ri ht Thru Left Totals 7:00 - 7:15 1 43 27 17 7 0 S 83 1 1 12 20 220 7:15 - 7:30 1 39 24 36 13 1 10 102 0 4 18 20 268 7:30 - 7:45 4 64 20 44 5 0 10 112 5 7 18 35 324 7:45 - 8:00 10 64 30 48 26 2 9 93 0 5 19 26 332 8:00 - 8:15 3 48 26 33 19 4 14 77 2 5 28 20 279 8:15 - 830 2 25 15 26 22 4 8 84 4 2 18 13 223 8:30 - 8:45 4 30 28 23 13 2 6 75 1 6 27 12 227 8:45 - 9:00 1 21 13 15 8 2 4 78 1 5 24 15 187 Movemenl Tolals 26 334 183 242 113 15 69 704 14 35 164 161 2060 Enter Tolals 543 370 787 360 Exit Totals 564 162 1129 205 Two-Hour Totals Light Trucks 0 11 4 6 11 0 2 8 2 1 7 4 56 Medium Trucks 0 0 1 1 0 0 0 0 0 0 0 1 3 Heavy Trucks 0 0 1 1 0 0 0 0 0 1 0 1 4 %TfUCks 0.0% 3.3% 3.3% 3.3% 9.7% 0.0% 2.9% 1.1% 14.3% 5.7% 4.3% 3.7°/a 3.1% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 0 5 0 1 1 0 0 1 0 0 1 0 9 South West East North Pedestrians 0 3 2 4 9 Peak Hour Information Peak Hour 7:15 8:15 Eastbound Westbound Northbound Southbound Right Thru Left Right Thru Left Right Thru Left Right Thru Left Totals Movement Total 18 215 100 161 63 7 43 384 7 21 83 101 1203 Peak Hour Factor 0.45 0.84 0.83 0.84 0.61 0.44 0.77 0.86 0.35 0.75 0.74 0.72 0.91 Enter Totals 333 231 434 205 Peak Hour Factor 0.80 0.76 0.85 0.85 Exit Totals 359 91 645 108 Peak Hour Factor 0.82 0.73 0.92 0.77 Light Trucks 0 7 3 3 5 0 0 4 0 0 3 3 28 Medium Trucks 0 0 1 0 0 0 0 0 0 0 0 0 1 Neavy Trucks 0 0 0 0 0 0 0 0 0 0 0 1 1 %Trucks 0.0% 3.3% 4.0% 1.9% 7.9% 0.0°/a 0.0% 1.0% 0.0% 0.0% 3.6% 4.0% 2.5% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 0 4 0 1 1 0 0 1 0 0 0 0 7 Soulh Wesl East North Pedestrians 0 1 0 3 4 �TR�9 Fv�'T/�TS ro aM�r� T�C I50)V6Y-79i Llw�.(11 4)309 I�K�SO])SY.G1:� Intersection Turning Movement Peak Hour Diagram Location SW TIGARD STREET AT SW TIEDEMAN AVENUE Date 11/15/2006 Day of Week Wednesday Time Begin 7:00 Reviewed By: DE PHF=0.85 T=3.4% Peak Hour Starts 7:15 N zos PHF=0.92 Peak Hour Volume 1203 21 83 101 � � I I l� 645 �� l SW TIGARD STREET Peds=3 � 161 � PHF=0.76 PHF=0.73 � 91 T=3.5°/ � 63 231 Peak Hour Factor(PHF)=D.91 100 � �� Truck Percentage(T)=2.So� o � � � 7 a d a a 333 215 � PHF=0.80 T=3.3% � 359 PHF=0.77 18 Peds=0 W � � � � 108 Z W � � a 7 384 43 Z Q � W PHF=0 77 434 ❑ W H NPHF=0.85 T=0.9% TRaF ' ►rars PO Box 13699 Tel:(503)646-2942 Salem,OR 97309 Fax:(503)57b-0628 Intersection Turning Movement Summary Report Location SW TIGARD STREET AT SW TIEDEMAN AVENUE Date 11/15/2006 Day of Week Wednesday Time Begin 16:00 Reviewed By: DE Eastbound Westbound Northbound 5outhbound Time Period Ri ht Thru Left Ri ht Thru Left Ri ht Thru Left Ri ht Thru Left Totals 16:00 - 16:15 6 26 11 25 45 8 5 45 3 9 83 25 291 16:15 - 16:30 0 14 11 24 38 17 5 51 6 9 73 25 273 16:30 - 16:45 4 20 11 22 48 8 2 49 1 10 84 32 291 16:45 - 17:00 2 20 20 33 64 18 3 51 5 12 91 20 339 17:00 - 17:15 3 19 9 37 70 16 5 30 3 18 109 23 342 17:15 - 17:30 6 25 14 35 52 20 11 37 0 8 106 27 341 17:30 - 17:45 4 18 6 27 48 22 3 53 1 7 105 34 328 17:45 - 18:00 1 21 9 29 51 24 4 49 6 12 95 24 325 Movement Totals 26 163 91 232 416 133 38 365 25 85 746 210 2530 Enter Totals 280 781 428 1041 Exit Totals 411 526 688 905 Two-Hour Totals Light Trucks 0 13 2 4 8 0 0 5 0 1 6 5 44 Medium Trucks 0 0 0 2 0 0 0 0 0 0 0 1 3 Heavy Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 %Trucks 0.0% 8.0% 2.2% 2.6% 1.9% 0.0% 0.0% 1.4% 0.0% 12% 0.8% 2.9% 1.9% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 1 0 0 0 4 0 0 1 0 0 0 Q 6 South West East North Pedestrians 0 2 2 1 5 Peak Hour Information Peak Hour 16:45 17:45 Eastbound Westbound Northbound 5outhbound Right Thru Left Right Thru Left Right Thru Left Right Thru Left Totals Movement Total 15 82 49 132 234 76 22 171 9 45 411 104 1350 Peak Hour Factor 0.63 D.82 0.61 0.89 0.84 0.86 0.50 0.81 0.45 0.63 0.94 0.76 0.99 Enter Totals 146 442 202 560 Peak Hour Factor 0.81 0.90 0.86 0.93 Exit Totals 208 288 352 502 Peak Hour Factor 0.83 0.79 0.85 0.95 Light Trucks 0 4 2 2 2 D 0 1 0 0 4 1 16 Medium Trucks 0 0 0 1 0 0 0 0 0 0 0 0 1 Heavy Trucks 0 0 0 0 0 0 0 0 0 0 0 0 0 %TrUCkS 0.0% 4.9% 4.1% 2.3% 0.9% 0.0% 0.0% 0.6% 0.0% 0.0% 1.0% 1.0% 1.3% Stopped Buses 0 0 0 0 0 0 0 0 0 0 0 0 0 Bicycles 0 0 0 0 3 0 0 0 0 0 0 0 3 South West East NoRh Pedestrians 0 0 0 0 0 �TRlJFSTQTS PO Dua IYA� T�L'ISO]j6�1420Q s.�..�.ai cnw r.,��so»sx-arr Intersection Turning Movement Peak Hour Diagram Location SW TIGARD STREET AT SW TIEDEMAN AVENUE Date 11/15/2006 Day of Week Wednesday Time Begin 16:00 Reviewed By:DE PHF=0.93 T=0.9°/ Peak Hour Starts 16:45 N 5so PHF=0.85 Peak Hour Volume 1350 45 411 104 �( U � � l� 352 �l SW TIGARD STREET Peds=O � 132 PHF=0.79 � Zgg PHF=0.90 � T=1.1% 234 442 Peak Hour Factor(PHF)=0.99 � ° Truck Percentage(�=1.3% o n 49 � � 76 a 01 a 146 82 � PHF=0.87 T=4.1% 208 � PHF=0.95 15 ��/ Peds=0 W � � � = 502 Z W � � a 9 171 22 Z Q � W PHF=0.95 202 O W F- � PHF=0.86 T=0.5% � c a � s �, -., TI E D E MAN M I N O R LAN D PARTITI O N � h ap a PLANNING DOCUMENTS COMMUNITY DEVELOPMENT TOWNSHIP 1 SOUTH, RANGE 1 WEST, SECTION 35CC , WM. TAX LOT 300, CITY OF TIGARD, OREGON 9200SWNimbvSAVe Beaverton,OR 97(b8 ....LEGEND... — pl�+szaoat IB��s1aw3 —rss— Ex SANIT�FY SEMER �'+'^'.a�P�commvn�i).can — E%STORN DA��N � - . E2 M�IER LNE : I ,� : � :,-: .. • , �. <p :i DATE: �.tPO) ...... E%G�S LNE : � I ' .� . � ... a. / ' � �at+� � � ""'�' �:� REVISIONS "��'� E%OKRHE�O POMER�NE ; ��j� � • EY SM1i1AFV MM1NUlE I „y�/ � I p Zs � � ,� �� XO. DATE OE9CRIPTON ' EM$LORM MMIHOIE �, ��/ i � g. # "`f � � 2/2E/0)CONaLEiENE55 EY UiCN B�9N %� e� /, qfse+..� ; , ��-...�..«.x . �.. REHEw rEUs ,_ ex rine Hroau+r �: ; / i !�-PROJECT AREA f :•�� < x EM W�*EF MERR -. ____.__.__._____.._.-__� / � � � � ' � • E%MA1ER V�LK ' f W.T6M0li. /� �. I „ � c. � Y i ?', EM nOKa R�XA ` __ ____y. . i � ...rw ws! � �.�R� q.rC�'�.. ;�:. �� .._._.. EnsnMC r[ncc ' '�. \, � 1 f I � '„3 d .. , "'—"__ __"—"—"7 � � �w \ ! �:. : c.cac�rz curre � �.-� r- . . ; ,r - �rr� tl T # /�, � 'y.o � , � , f � � __ ex c�s unc % / ' / i, -�, r •� � Y 3 .� Ex G�5 YERR � / I � -.�� . s�y.y -:� . + E[ObEAHEAD�ONEa�mC %/ / /.;; . '�` \�\\-�\`\-`\ 1 , y,�a��r�..' ��M' F 1 EM oONEN POIE � �%� ' � � Ex¢lcoHOHC wu�HaE / � .,\` '� •.�``\ i .� *.�i,:,'� �t ,p� +,�„1 �— E%mAr.xv�+ /, / i / � � ��..\ �..\ .,\ .i ,� �� ,� 1�.� .., •.. E�STORU CATCN B�4rv �,�j �/�' I �.�� `•y _ �. y'Y �.� „ �•? � E%DECqu0U5 1REE I�.�� , +` �_ ; T-� �� # .. , ° - �� .� �` E%YAIER VKVE .c"/. __--_ ' ' `\'-�_��, �� . �,h� ,�.� � S 3b E%rirtE HttM�IiNi i�. i" � .., -,_-`j r � � ��... '�. �< \�� Ex�3RW NL.1E HEDGE � .�-�� % '\;., � � j 1 TIEDEMAN ----or�wosco n�*_or we. //� � 2 ` ., � �\ VICINITY MAP�. —__—E.Sn��A��r-�-w.. %� % �\;�., � �1 1 :, �a.,�s�,�E MINOR LAND —'—ExSnhC CENiEauHE �' �� \��. � I �� ` ----- E„sc„E,,,u„ES / � BENCHMARK: OqpGOYD S�NRANY$EMEq �� I� ��',, ! I � �\� WASHINGTON COUNTV SECTION CORNER 34/35l2/3 PARTITION wovoxo s.ars�ow.�� ' .� • . `'---_'_' � ' ,� ' ' . GC_022-052 Pn000xo w�r[n�mc � �---------------"—_---�"---'�-------.�. L� • vnoPOSCO suauar ae��wr�. SITE PLAN � 3 1l4`ALUMINUM DISK SET IN GONCRETE. LOCATED . pq��w��q wE�EW ..._....—_—.. NEAR THE INTERSECTION OF TIEDEMAN STREET AND MEADOW STREET. THE 57ATION LIES IN A HORSE �� PASTURE,200'NORTH OF THE INTERSECTION OF �...,m.�.,�--�.. �- TIEDEMAN STREET ANO MEADOW STREET,SO`EAST OF ,�� ABBREVIATIONS FANNO CREEK,1.0'SOUTH OF A WITNESS POST. _ —_-- TITLE "sv""i'co"'cs'Ert oc vpnr or cuav�nac DISK ELEVATION=749.43 .� .�F�r��EwE� �,.t P�� Pa�.a.��P��o Na�.n� pROJECT TEAM: sHeer ng �IxREG��E 815f aqxi 0�WiERYCnp+ BQ+ BEGm NWB RETURn Q opppERTY LN�E B4 BENCN YRNN pp[ PdNi OF RE�ERSE NRV�iUiC B; �5'"p;°ppE�R� o. Pa�,a�.�.�cc�.c. APPLICANT'S REPRESENTATIVE UTILITIES&SERVICES SHEET INDEX ''. CJ C01iRQ JpNT P�t P0.Y-Nrvri CwLORiDE __ . ._._..._—. _ ___._—_.._—_._ Q CU55 Ra, qEpOwao cw�xEn��[ ALPHA COMMUNITY�EVELOPMENT WA7ER: GITY OF TIGAR� t, 71TLE SHEET f ccNrcaunc n/w acNr or-wer 9200 SW NIMBUS AVE S70RM: CITY OF TIGARD 2. EXISTING CONDITIONS PLAN C4o C(APUG�fED MELAL RcE cwu cwcacrc w�sa�u+v onrc so SEC�wv ou.�n 6EAVERTON,OR 97008 SEWER: CITY OF TIGARD 3. GRADING,EROSION CONTROL,TREE PROTECTION co acenwr u sc+cq u*[A�� PH: (503)452•8003 POWER: PORTLAND GENERAL ELECTRIG pND REMOVAL,AND PRE-PLAT PLAN C*v �Ag�E 1ELENSNIM o' o"°° "�ET sto on. srw�o.r+o ocru� FAX: (503�452-8043 GAS: NORTHWEST NATURAL 4. SW 71EDEMAN AVENUE AND pv oucn.c�aw wvc CONTACT: MIKE VAN LOO FIRE: TUALATIN VALLEY FIRE 8 RESCUE [ e�ccra ca ie rweusr eEOCK SW TIGARD STREET PLAN AND PROFILE [rn crvo cuae ncnww r� r��B POLICE: CITV OF TIGARD POLICE DEPT. 5. UTILITY PLAN L E� E"P•"�a"'�"' .c� .av o�concach APPUCANT SCHOOL: TIGARD SCHOOL DISTRIC7 �a(P I 1 a E� ELEV�np1 c.c c�+o�anuu cuaK � r��riHC PAYS CUSTOM HOMES,INC PARKS: CITV OF TIGARD convnunm DEVELOYMENT c. cx�snNc ri�aw r,00A rc r�P°`�� 7278 SW SONNET WAY `X �iN�SN W�DE �KiIC IIqEM qE roqµ� n rn.�ric�wr KING CITV,OR 97224 rP rao o�o.�.cwe�. SITE INFO: r c�owunE rro PH:(503)352-9838 rrac�i O rRO�ec,r.o.�. ��c °�""� rw� *oa o�w�u CONTACT:TODD PAYS ADDRESS: 71600 SW TIEDEMAN AVENUE � �s�-0o� C G�5 yCp Nm�f�ED R�v WcE Ev� oW+M�MG Gw G�5 wEiEn ea �cnncx opr�t or ixiEaSTCnorv: ACRES: 0.58 ACRES GB fA�OC BRE�N w[oev. cso ckvua�z�o sha u�vc wy w�hp,�,�p � SCALE w w�t?1 vONi wn*CR vk�i . CUN�F IEHGM A DE�prA(CI�A�F CEMiRK/�1GlFJ �. MlK iEE u0% �iELV � � 1�� 1 4 t � Y EC�nC JONi S PERCENt ��- � C 0 �^�CIVOED M COt,i��G' ` �E55 iN�rv acE W CEniEA E CM w�r ' �UrER n��N �� ..... .. .. . .. . . . ..... . .._. .... . n.�ao�ve)tt.`.a..p�v�.��.nai . �cr.l��_a.errtE:n.] w�:e.x,., .�.iom,:�e i/ ' / .f , I ' ��` ��. �� LEGEND � — C%SI�N i�RY$ENER � ,,� � , �_ E.5.�w ow�� a I p h a P' /�,. � ..' � Y�t — Ex��*En L NE / ��' IE M N�iS5.00 � EY GAS UNE . I p T �,I/� �- IE qlT 5.�151.�0 :��-��-- EX O�fNMEI�D Pa.cA v�c C O M M U N ITY �iAiE n n�6].TS � " / Ez S�N i�RV w,wHO�E � �:-ie ar s.�e�.�. � �'e (`�� ' ', � DEVELOPMENT � '� � EX STW4 YuM0.E FIY 16160 / / �' Ex C�TCM B�9N Rx�E- / IE WT M�IS].9! / A : � A EM i1ME NYDR�Ni ��. I o200 SW Nimb�s Ave 9 j E%WAiER YEiEA ( E1115T.$IX9 �� EluST. Ex M'�*FR vµK � B °"�on.OR 9]OOB tT'IE N1 N.��B1.i� � � . 12�IE dli W..16J10 �. Et�cOMEN N�SEx ��.'.501157�1��50315]-0WJ 1I�IE dIT N.�16i.M � . EIOSTNG�ENCE I �?IP.'�<orrnxi^�,!'.[om , ' EnST.SOCB E%CO�CAEIE NAB ��'��--�9��.'!'�..=�Z�� ' 11�ff d1T SYI.16]Y3 .. •..... EM L1S UNE � D�TE: /l]YIO] � —rss �n �a +ss �55..' .......ns-� �ss--� ass-�-—n. ns . SUMP�162.7J ":. C%C�5 4�lER � � REVISIONS R ..�. Ex O�ERHE�D POt�EA LmE I S.W.TIGARD ST. / � � `i .w�t � E�oa�cA PaE r+o. owre oexaivno� -- --- - — - - - � ' �_( • �� E%iELE�WE 4AHN0.E ' Z/i6/0�P�EwEitEU55 ..°.� `' ��.� ��';.\ o i � + Ez m�nC S�Gti — —rr- r� �w �• �--- vv � � �/ \ \`+5f �..: E%Si0F4 C�iCM B�S�N .. .. �/ f � � .. --�---�-��------� �:�. � '.� � � �Ol CMDEqWWSmEE � // �� S►I-{/.�� f .� EN WA2R YA�Vf GRATE�56�. � � / \ • ��AF� EM cRE HYDR�Ni 7"E OUT S�i61l0 , ...... •.� \ :. I�j \a FSrp � :,�� CH��+BOA Ni�E HEOGE SUYP�181.D0 � , ..i11 . �.. .� f A�M .. ...... . ...... ...... . � h '". qR�` . � ,�\ O S'�a �' i <� / i . �i� �/ I�.` -\Re . .... ,, ..., � ��°' � , i �� . � , \ F t �'� �� v+n�c ,.� � / � ca��wn. �... ._... , � � � � , _ �� '" ' �: � \�"� � '\ `� r, �� `\ �`� `\ ,°•"""` TIEDEMAN � � � � � o�a_ ,� �V �_ �� _ ' ,;� s � "` ; i `� �� MINOR LAND � � a' CYI 1 HW . `` �� \ `� ),'l ,�� _ / P ___ �,«°° i� � . `� - PARTITION < �, , e�, . /� � . . /' ` fi.:�� , �l �� ` \\ �� ENCE r,;Y �MRE ��",^� / ��/ � `�\ �. /' O�i / / ' � 5 . 6 1Y000 \ ,>� / `\ � � � �� '� � ,r�.<;y >> �r�c[ � . �� _.._� �Q z EXISTING � i�/y• , � `� . se�°��"c`°°` � � CONDITIONS qATE 161.16 j`� / /' IY E M�150.]6 }4% �: �// �AIYP�t]�.% � 6'MO00 t�', 6'�aVIF I ' I; a�r_iaz.ia i.�., � ��c�cc s,.+� F � [�151.96 / � � / 1 f• I \ ��'�� , ��y I' 1 , a� r �,�°`�a '/. �/ � . ` C[ISi.SNED '�`. ARBV1MiK / l I � � `/� `� �` ; '� �al pha -'�" � /� � � '' / I-. / � LOMMVM?Y OEVELOPMEMT /� k. �/ G9/ \tri.�a� Y i.vciE .;,:,I�` � SCALE / � ru r � , . vao� Ho �e�m� .:f , � \`.a >�� ,IJ REVIEEC Pl11NNIMG /� / ` IC t IN=�0 Ff WE�0Y. i � � �� , � � CL[ ...�.��..�.��.�� / • / )0�>\ \ n \S�a.- .P,�q�tx.S..Nt .[1.11.�� ,15 YG, ...rtim. /� ; / —__—__——. .—.—.�—�— /i'MOC`MRE .. � __—_ _— _ /� �ENGF � 1 L �� / � I �� LEGENO '� / /�• , �a .... 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'�"_wl � � \ / �l /' � � / / ..\ . � 6ErvCE i ) /. � >'.f T � � /�` � ' I ; �s.ao'suar�ar cwr / �� \`\� � // ' � ErvCE 'rN� , t'�PVLE �\� ' �/ �i/'// �� ,....:�• 6'MOOD T� aR�V�iE S�wiMY UHE � �``\ �.� �O / � �S`.� l fENCE � � U � � •''� / / ` _� ^`// �� ` ��'� ` _ 1 ) . � I ``\ �� UTILITY � �.� � _ _.��a ar oa � � i r �a .\ '�--� c ci r � PLAN �' � � �.,�.,s,� � � � , /�/ / i3'�E e��t59.)6 `\\ .��, � �r�cars.' � ;k �. J/ i�/ SuuP�b.% � fi'�A00 � 6 �vv�E �, I 1 Rn�t62.t� / �� /' / / Z 2 � E�ISf_96 / / / , � � '�1 /� /��1 �tt� � /// \ I\�'� HiGWOE 10' � �. • 2 \� Ek151 5HE0 I �; ARBOHNT�C 1 ,. ; /�j ,- ,, �, � � � / , ,.� / �� / �� ; s� ; �, , � '� � ,. �alpha ✓ � ,. � . , � � / ,. I: -. COMMUNITY DEVELOPMENT /� � � I / �`";, I / . j� \f' .fY � ��LE I *y,:I� � SCALE /c /� °"h�. I . � . . .___– VROJECTwO. �l1-00� / / \ \____- ._ J I` –�_ —–_—–_ i iN-1U r RENEMIEO BY PIAMMING // � _______ I�CLi _–.�__��.�..�.�� _____�_ _ / , / /' / . NOGw4E� �EMCE � � '\ �<4��..p�vnn�.�g�.5 '9�f{�J�,��.ta.P LEE'YN� !A XUI � 08f02/2006 10:45 5036243681 TIGARD BUILDING DEPT PAGE 02/02 .l. �'1�1 �L.��sLZ��<JJ,�I . '" ��TFE RE NCE ��LJ�ST � f'.ityafTigzrdl'ernrit Cader 13125 Si�,�!all.8l��i, T'� CYZ 9�223 Phor� 503.6�9.4171 Fax.�503.598.1950 GE�Q?RAL_INFORNiATION - Applican� ��C� �0�.�S FORSTAF'�'L1SE ONLY Address: 1`1 Z-1 g' �S�1, So r��nP 1-Wv Phone: 'Sp3•3 52�q R3g � t�r, � Ctty. IL.�1�u G�9 „ zip: q`i ZZ4 Case No: �U��i —(�(�v W�� M�K� ��.00 Receipc No.: �;Z o o b — �Fo.�� 'ConractPetson: RI�I�aG�mmux��+41�2N.Phane: �'`�52-�� mv �a�p►,o�c.ow..m�Tty�co N. A,pplication Accepted By. (�� ropexty awner/Deed Holder(s): LI t>y C� _C�I�I�t-}e�C12X\ Date: � —y - o t� ��x�a�r�.�_ 9 - �� - o Co �d�ss: 11�00 S�.J i�e.CI�.rY1nY1 Rv�Phone; TTN�OF PRE-AI'P.: /O." u� _ _ �y _��4r�� Zip: °I 7 2-Z� PRE-APP.HEID VOITF•l• Pro ,Addxess/Location s : i t �''7isias ��' � � --�.O �v g�� P�F MLL1/t AV�. z\cwpl�lnasxrs\Isnd use�pplieauoas�PR-APP��PP�doc �OIJIRED_SUBMIT_TAL_ELEMENTS Tax�ap&Tax Lot�(s): 1 1 C> 3p� � (Ndtc: applicatiozis will�be acccptcd without the requined submittal elements) Zoz�ing: �. — �. J ❑ PrrA�plicatioa Conf.Request Form Siu Size: �'� 8 r ' � �CO��S EAC�i O�7HE POT.T.OWtNG: ❑ Bnef Descripiion of the Proposal and any �'RE•APPLICA'I'IdN CdNFEI�F,NGE 1'Np A'7'iON siu-specific questioaa/issues rhat yov �vould - like to havc staff resea�h prior to the All of rhe infpmaatioa identified on tl�is form are requixed to be submittEd by ��' r�he applicant a�nd received by tk�.e Plan� Divisioa a �tuaimuntof one fll ❑ Site �'l�an. Thc sitc plan must shaw thc week rior tn offic' Y sch�,lt� a ��aflg�,f,Ln confemnce date/t�m„� � pxoposed locs and/or bva7du��g layouts drawn a11ow srdff ample tim�to pre�ue for tlae meeting. to scale. Also, show the locattan of the subject pro�eny ia reIatian to the nearesz A pre-application coafeire.nce can usually be schcduled witE�ir� 1•2 weelss of the streeu;and the locations af dm�eways on the �'Iauuing Divicion's zrceipt of rhe request for either ?uesdav o ucsda subject propertyand across rhe stree�. mt�.Cnines Pre-applacacion conferes�ces are one jl) haur 91onQ a.nd are typically � �ririni�y,�ap hcld berween the hours of�. ❑ 'T}�e Proposed iJses. PRE-AL'pI,iCATION OC�Nk�R�NCES MUST SE SCHEDYJx,�D IN � �-op��,;��Q��a� In�ludc Contour PERS4N AT THE COMMUNITY D�VELOPMEN'�' C�UNTER Lines �Passible. FROM 8:00-4:Q0/MONDt1Y FRibAY. [] If shc Pre-Applicauon Conference u £or a IF MORE THAN 4 PEOPLE A�iE EXPEGT�.D TO ATTEND THE � Qmj��, � app�icant must �'�-APPLTCATION CONF��ENCE IN YOUR QtdVP, p�,EASE a�acb a co�py of the leccer aaa proof iz� the INFORNX�'�iE CITY IN�►AVANCE S4�-IAT ALTERNATE ROOM fp*� of an affidavit of mailing, tt►ai the ARRAIY(�MENT5 CAN BE MADE 'x0 ACO03�ZMQAATE TI-�. coDocarios� protxol was completed (see GROUP. Section 18.798.D80 pf tbt'Z"�gaz�l Catrunuruty Developmern Cade). ❑ F�ing Fee$362,p0 � ilfir� ��l Tied+�man Vicinity '',p ''�. . . . � ,�f':�i' .�-_ _ ,�"��/•,!�,r - �'� ;}. �' d M " .� �� `'``„�, ,� , i - � , �t� i °�' /�, ..� , ''�. i— i t �v / �° �! f �� n� ,�. / �� .rf.� !�, � �.�. 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" �#� - . , � ` _.: ' T�n.: ' �. � r'q�,�r�+�.-� . 1 "a�� .i. ,y. _ � .�'� _ � � � '�`'�.� �. � ..� . � 'y _ � a i'�y �" _ .,,.� _ . ��+ +- �--=�' , '` ,« N _ ,„�E 0 62.5 125 25Q 375 500 '�� C��3 f1 Q s ,( ,/ � � F�� C6MMUNITY OEVELOPMENT I . ��J�, I �1�� Ti�d��a� IY -- r ..� . . � � .. - Vh � �'}M1 . �iry, _ •��_�hQ:� „� �� • � �� '�, - -�.. s* �r ,�;n,�:�, 1�� Y � � "-�, ss, �� . .. n� � �.,,. g— �.� V . . _ =v Pf n. . La . �c. � .. �� t ._.- �I' � � . . �? �� _Y�� , . . � � � - . 6 � � Lot l : 15,300 sqvare feet �� `� '�,. , , � . .3 � �.. �: - � , � ' ... �s� ,T'' �. � __ �,.�w� _, _ , �,. �� '� �. .. � �,.; ' ,� � � � i � a � , .. � � .e�`�, �.:r�. M', � � • s `�`� ,t�'�� i` .t . , � .�`—� �`_ �� _ +�, `�'' � � , � a -. , , " , � - v. � ��—� � � �� . _ �: � . , ' � i - � ...^�. �� „�" � �. . a� .. w �� .._ _ . � � � s � �rr^ ��'- - � - .`. °' � �` � � , "�� , �� , �. -� n � .`� . . ' _ , ; ,.,�_ ; � �,�„�, . - � ; ., �, ��, � � � s . ; , � �� , A- ' � � � � °�;� � �, � � : a _ . � �: � � ,. �;t 2: 9,900asquar� f�t ,�. , � '�# :r� � � . � � � �' �.. �� G� �r ; .� ,�,��''��;��I�.�.:, s " ■ � � � �. '�J � F ' � � . ^ � � � . � � � ` �I , �� . � � ,R sw�', � '$ � �9�� ' � �" � � _ , _ , , � . _ _ ... ; ;��, # . � _ �� ^ . .. . .�,4� � �, � �._,.a ��$ --� � -- - - �0� 1�F��t �: ��i� �� O 0 e.�nnrwa�rarrv�EV�ia��h,��a� September 2006 � October 2006 5 M T W T F S S M T W T F S 1 2 1 2 3 4 5 6 7 � 3 4 5 6 7 8 9 8 9 10 11 12 13 14 10 11 12 13 14 15 16� 75 16 17 18 19 20 21 17 18 19 20 21 22 23�. 22 23 24 25 26 27 28 sa 2a zs z� za zs ao I Tuesda Se tember 12, 2006 �29 30 3, -Pre-A s CD Meetin s Early 8:00 AM 9:00 AM 10:00 AM '� (10:00 AM- 11:00 AM) Pre-app Todd Pays 11600 SW Tiedeman 2 lot partition � I I I 11:00 AM 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Kristie Peerman 1 8/10/2006-9:37 AM �„ PRE-APPLICATION CONFERENCE NOTES � ' ➢ ENGINEERING SECTION Q ��,.,n�,n,,o��n Commuttity�1�evefopment Sfiu ' A�BetterCommun' PUBLIC FACILITIES Tex Map(sl: 1S135CC T�x ioas�: 300 Us�lyme: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-wav dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: � SW Tiedeman Avenue to 35 feet from centerline (3-lane Collector), plus additional ROW to provide for the radius at the intersection � SW Tiqard Street to 27 feet from centerline (Neighborhood Route - no bike lanes) ❑ SW to feet ❑ SW to feet Street improvements: � Half street improvements will be necessary along SW Tiedeman Avenue, to include: � 23 feet of pavement from centerline � concrete curb � storm sewers and other underground utilities � 8-foot concrete sidewalk with 5 foot planter strip � street trees sized and spaced per TDC � street signs, traffic control devices, streetlights and a two-year streetlight fee. CRY OF nGARD Pre-Application Co�eronce Notes Paga 1 of 6 Englm�ring D�partm�M S�ctl�n � ❑ Other: � Half street improvements will be necessary along SW Tiqard Street, to include: � 16 feet of pavement from centerline � concrete curb � storm sewers and other underground utilities � 5-foot concrete sidewalk with 5 foot planter strip � street trees sized and spaced per TDC � street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: ❑ street improvements will be necessary along SW , to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees CIi11 OF TI6ARU Pre-Applicadon CoMerence Natos Page 2 of 6 Fngln�ering Uepartm�M S�ctl�n ❑ street signs, traffic � `rol devices, streetlights and a two-� r streetlight fee. ❑ Other: Aqreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Tiedeman Avenue (2.) Tiqard Streef Overhead Utility Lines: � Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Tiedeman Avenue and SW Tigard Street (on opposite sides of the street from the propertv). Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Tigard Street. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to connect each parcel to the public sewer. Water Supply: The Citv of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CIT1f OF TIGARO Pre-Applicatlon Co�erence Notes Page 3 of 6 EnglmeHng Oepartm�M SeeU�n Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The roof and driveway runoff must be collected and connected to an approved public system. A fee-in-lieu of on-site detention will be allowed. Storm Water Qualitv: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: ❑ Construction of an on-site water quality facility. � Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) 18.705.030.H.1 Provide preliminary sight distance certi�cation for proposed/existing access locations. 2) 98.705.030.H.2 Address the influence area of a col/ector intersection in regards to the driveway locations. 3) 18.705.030.H.3 The minimum street and driveway spacing along a collectoris 200 feet. A driveway on Tiedeman cannot meet this standard. Must a/so address 18.810.030.Q, primarily Q.S. It will be difficult to meet the adjustment standards of 18.370 when a shared driveway off of Tigard Street is possib/e and preferab/e per 18.810.030.Q.5. 4) The undergrounding fee shal/ be payed for the frontage from which power is taken. If from both frontages then the fee applies to both. CtTlf OF TI6ARD Pre-Appllcatlon Co�erence Notes Page 4 of 6 Enelneedng D�aaronem Secu�n TRAFFIC IMPACT FEES In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic Impact Fee program collects fees from new development based on the development's projected impact upon the City's transportation system. The applicant shall be required to pay a fee based upon the number of trips which are projected to result from the proposed development. The calculation of the TIF is based on the proposed use of the land, the size of the project, and a general use based fee category. The TIF shall be calculated at the time of buildinq permit issuance. In limited circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perForm the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Diuision. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, e�. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in Clfl OF TI6ARD Pre-Applicatlon Co�erence Notes Page 5 of 6 Englnaertng Uepartment SecUon � � � � cases where the lot '� v are working on has slopes in �cess of 20% and foundation excavation material is � �o be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBUIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: • 2� C EM6INEERIN PARTMENT STAFF DATE Phone: [5031639-41T1 Fax: [5031624-0752 dowment2 Revised: September 2,2003 CITr OF TI6ARD Pre-Appltcatlon Co�erenco Notes Page 6 of 6 Englne�ring D�p�rtmeM S�ctl�n -j; _aI ha p COMMUNITY DEVELOPMENT August 9, 2006 City of Tigard Permit Center 13125 SW Hall Bivd. Tigard, OR 97223 Re: Pre-Application Conference Request for Tax Lot 1 S 135CC00300 1 1600 SW Tiedeman Avenue, Tigard, OR 97223 The applicant is requesting a pre-application conference to consider partitioning the parcel located at 1 1600 SW Tiedeman Avenue within the Tigard city limits. The R-4.5 zoning of the parcel allows the lot to be partitioned into 2 lots for low density residential use; (please see the enclosed site plan.) Both lots will retain their current use of single family detached dwelling units. Lot 1 is to retain the existing home and access from SW Tigard Street. Lot 2 will be partitioned into a flag lot with access to SW Tiedeman Avenue. The following are a few questions and subjects that we would like covered at the Pre-Application Conference: .,� Will access be granted for Lot 2 off of SW Tiedeman Avenue? . Are there any special considerations for flag-lot development? .� Will any right of way need to be dedicated along either frontage? . Are there any landscape buffering requirements that we should be aware of? . .� Are their any street frontage requirements for either SW Tigard Street or SW Tiedeman Ave? , . Are there any tree retention standards that we should adhere to? Sincerely, ALPHA COMMUNITY DEVELOPMENT �� Sine Adams Staff I Planner Enclosures . Site Plan . Vicinity Map w/Topographic Information . Fee Plaza West,Suite 230,9600 SW Oak,Portland,Oregon 97223� [7]50�452-8003[F]50�452-8043 .,� • � �ITY OF TIGARD ,, PRE-APPLICATION CONFERENCE NOTES ° (Pre-Application Meeting Notes are Valid for Six (6) Months) � _ -l�a 6 - _ ✓ I �� - � PRE-APP.MTG.DATE: �STAFF AT PRE-APP.: �� I � _�_ __ _ --- -------- ----�- RESIDENTIAL �;,:�- �-'�. ,., ,; , APPLICANT: L• -( � AGENT: 5�� l�c-�«n-r� r��< <, ,�, ��; �;' Phone: �._ � . .�. � i�� Phone: �_-�.� %�..� _ PROPERTY LOCATION: ADDRESS/GENERAL LO[ATION: � ( l� �''� � �� /�r� r �� i�� /i � c TAX MAP(S)/LOT #(S): I `-� i 3 S � �' �� j�^�, NECESSARYAPPLICATIONS: Y' � �?-�- �-N��, t��4 �� PROPOSALDESCRIPTION: f�ifi�>> i�°:-�C�, ��..�,- * �YV,��- ,�� , y� �- fL�, s � ��_��!` C�� LYIn �, 74.�� c��L'oG ��(t�b `/Li�ly�� :�� _ �� ( � COMPREHENSIVE PLAN MAP DESIGNATION: !_c, � . i��', . , � 4 t �,� �� ,�� ZONING MAP DESIGNATION: J�-yl�� ZONING DISTRICT�IMENSIONAL REQUIREMENTS [Refer to Code Section 18.�_;��'--� 1 MINIMUM LOT SIZE: ! � � " sq. ft. Average Min. lot width:�L_ft. Max. building height: �',_ ft. Setbacks: Front .%'C� ft. Side_L ft. Rear i 5 ft. Corner i �;- ft. from street. MAXIMUM SITE COVERAGE: C::% Minimum landscaped or natural vegetation area: -�-- %. GARAGES: , �� ft. ❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Nandout] THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential ApplicaGon/Planning Division SecGon � a ! � NARRATIVE [Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. � IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of irnpact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. � ACCESS [Refer to Chapters 18.105 and 18.7651 a Minimum number of accesses: f Minimum access width: � ;� Minimum pavement width: ��; � ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.1051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. [�' RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.T151-SEE ERAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: , ;��E� _ ' ;�, '�`t �=t�� ,, � ➢ Land within the 100-year floodplain; —Zor� 2 0� z.r r ➢ Slopes exceeding 25%; � 5�b s��f ➢ Drainageways; and Z .69 ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. � , �o Public riqht-of-wav dedication: z • �S iY��/j�� ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EI(AMPLE OF RESIDENTIAL�ENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Famil]I Multi-Family 43,560 sq.ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public riqht-of-way 6,534 s4.ft. (15%)for public riqht-of-wav NET: 34,848 square feet NET: 37,026 square feet — .050(minimum lot areal - 3,050 (minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre �The Deuelopment Code requlres that the net site area exist tor the next whole dwelling unit NO ROUNDING UP IS PERMIiTEO. �Minimum Profect Uenslty Is 80%of the mattimum allowed densiry.TO UETERMINE TNIS STANDARD,MULTIPLY iHE MAllIMUM NUMBER Of UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division SecGon �y . � � SPECIAL SETBACKS [Refer to 1► ,Section 18J301 ➢ STREETS: feet from the centerline of v ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. ➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applica6le ioning district for the primary siructures'setback requirements.l ,�FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapier 18.1301 MAXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. � BUFFERING AND SCREENING [Refer to Code Chapter 18.7451 In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may o� be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS aqplicable to vour proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: -�Irt- Cr 1,��-L� !8 , y,2L:.�%So,�,`t-� 1� f%� io ` �^g`�� LANDSCAPING [Refer to Code Chapters 18.145,18.765 and 18.1051 � �,,� , STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING [Refer to Code Chapier 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential ApplicatioNPlanning Division Section , . � �PARKING [Refer to Code Chap� 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ,v ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and One 1 space per unit less than 500 square feet. ➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS [Refer to Code Section 18.1651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE IANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to qreciselv identifv sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas meetinq the definitions of sensitive lands must be clearlv indicated on qlans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. ❑ STEEP SLOPES [Refer to Code Section 18.T15.070.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. � CLEANWATER SERYICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 3l LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Desiqn Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential ApplicaGoNPlanning Division Sec6on � .BLE 3.1 YEGETATED CORRIDOR WIDTHS SOURCE: CWS�ESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE ♦ Streams with intermittent flow draining: �25� � 10 to <50 acres 15 feet � >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25/ 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and onds • Streams with intermittent flow draining: �25� � 10 to <50 acres 30 feet � >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. ZVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Veqetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. ��CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS [Refer to Code Chapter 18.1801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. �TREE REMO11Al PLAN REQUIREMENTS [Refer to Code Section 18.190.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, p�artitio .site development review, planned development, or conditional use is filed. Protection is pre errf ed over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential ApplicatioNPlanning Division Section ' THE TREE PLAN SHALL LUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for fandscaping, streets and parking lots: . Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; . Retainage of from 25 to 50°/o of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; . Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. �MITIGATION [Refer to Code Section 18.790.060.EJ REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree rer�oved or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: . The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. �CLEAR YISION AREA [Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential ApplicatioiUPlanning Division Section ❑ fUTURE STREET PLAN AND EKTEN. .I OF STREETS [Refer to Code Seciion 1. .0.030.fJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ,,� AD�ITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.060] MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. ` The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. ❑ BLOCKS [Refer to Code Section 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODECHAPTERS _ 18.330(Conditional Use) �H.62O(Tigard Triangle Design 5tandards) ��$.765(Off-Street ParkinglLoading Requirements) _ 18.340(Director s Interpretation) 1 H.C3O(Washington Square Regional Center) _ 18.775(Sensitive�ands Review) _ �H.35O(Planned Development) �'I H.7O5(Access/EgresslCirculation) _ 'I 8.7SO(Signs) _ 1 H.36O(Site Development Review) �H.7�O(Accessory Residential Units) 18.755(7emporary Use Permits) _ �8.370(VarianceslAdjustments) 3��H.7�5(Density Computa6ons) ? �8.�90(Tree Removal) _ �H.3HO(Zoning Map(Text Amendments) �S.72O(Design Compa6bility Standards) ��H.795(Visual Clearance Areas) 18.385(Misce�laneous Permits) �5,725(Environmental Performance StandarcJs) _ 'I H.�98(Wireless Communica6on Facili6es) ✓ I H.39O(Decisan Making Proceduresllmpact Study) � 'I H.73O(Exceptions To Devebpment Standards) ��18.81 O(SVeet&U6�ity�mprovement Standards) _ 'I 8.4'I O(Lot Line Adjustrnents) 1 H.74O(Historic Overlay) _ �H.4ZO(Land PaRitions) �H.�42(Home Occupation Pertnits) _ �$.430(Subdivisions) ��H.745(Landscaping&Screening Standards) _l�H.5�O(Residen6al Zoning Districts) �S.75O(ManufacturedlMobil Home Regulations) _ 'I S.SZO(Commercial Zoning Districts) �H.755(Mixed Solid WastelRecycling Storage) _ 18.530(�ndustrial Zoning Districts) 18.760(Nonconforming Situa6ons) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential ApplicaUonlPlanning Division Secfion � ADDITIONAL CONCERNS OR COMMENI_ G � �c yY� � /�1 C�CI�� C��/'G�/I�LS'� � � � e �� ih7 C . ' �I� � G � � s !� j ;s� - �� , , _ _ _ ' ` I�'C- ' Q :2L ZCl�*-C. -Y :�4' � {�'1 � ` , J�- c -�� F PROCEDURE +� Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications submitted bv mail or dropped off at the counter without Planninq Division acceptance may e returned. The Planninq counter closes at 5:00 PM. Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/�" x 11". One 8'/2" x 11" ma o a ro osed ro'ect s a a so be su mitte or attachment to the sta re ort or administrative decision. Applications with un o de maps s a I not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential ApplicatioNPlanning Division Section The administrative decisio public hearing willtypically occur a, �ximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal riod follows�all n� use decisions. An appeal on this matter would be heard by the Tigard C� -� . A basic flow chart which illustrates the review process is availa e fro he Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints afFecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surueyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the Citv's policy is to apply those system development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). e con erence an no es canno cover a o e requiremen s an aspec s re a e o site planning that should ap ply to the development of your site plan. Failure of the staff to provide information required b the Gode shall not cons�itute a waiver of the applicable standards or requirements. It is recommended tha�a prospective applicant either obtain and read the Community Development Code or ask an questions of City staff relative to Code requirements prior to submittin an a lication. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: Gy�G�" [ITY OF TIGARD PLANNI G DIYISION • STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-1291 EMAIL• . 9�j J'(vi 7�'�'gru� ��2 . �j�l/ d � TITLEI8(CITY OF TIGARD'S COMMUNITY DEVELOPMENT fODE)INTERNETADDRESS: INWW.CI.tigard.01'.0S H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section; preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential ApplicatioNPlanning Division Section r � ; �� :6� ��4 � -aI ha � � r � � p �: COMMUNITY DEVELOPMENT � Transmittal ::�:;:�; DATE: November 19, 2007 TO: City of Tigard Community Development/Planning - Gary Pagenstecher 13125 SW Hall Blvd. Tigard, OR 97223 RE: Pays Partition , MLP2007-00002 Via: � Messenger: ❑ Mail ❑ Overnight ❑ Pick-up ❑ Electronic Route ❑ Fax pages (including this page) Fax No. 000-000-0000 Transmitted: � FOR APPROVAL ❑ FOR REVIEW AND COMMENT ❑ FOR YOUR USE ❑ AS REQUESTED ❑ Attached: COPIES DATE DESCRIPTION 1 Revised Construction Plans 1 Revised Partition Plat REMARKS: The revised construction plans and plat have been submitted to AI Dickman and the revised plat to Bethany Stewart SIGNED: ��'� Mike Van Loo PROJECT NO: 787-007 9200 SW Nimbus Avenue,Beaverton,Oregon 97008♦ [T�503-452-8003[F]503-452-8043 01/12/2016 21 :44 FAH �401f007 . � � .�� . • �� IL �Y �:t': 1 �1 1 1�. m �� aa�7� o� �o a� T« Maris Buxton Fr�onY Todd Pays � � � s Fax: 503 718 2748 P�s� � Pha� 5U3 71$2453 D�te: 6/1 712 0 0 8 Re: Pays Partition GC: ❑ Urgent C� For Revlew ❑Pleass Com�twnt ❑Please Repiy ❑Pleasp Recycle Maris, I stopped by and presented the fire flow information to John Dalby today, he said everything looked good and signed off on it. Here is a copy of his stamp and signature along with the fire flow information he looked at. Sincerely Yours, Todd A. Pays SecretarylTreasurer � � 01/1?./2016 21 :26 FAX f�002/407 Fire Ftow Test Results Page i of i Todd Paiys �rom: Dalby, John K. (.lohn.Dalby@tvfr.com] Sent: Thursday, June 05, 2008 3:55 PM 'To: archer5(�comcast.net SubJect: Fire Flow Test Results Please sez�d your data to me at this address. John K. Dalby,Deputy Fire Marshal II Tualatin Valley Fire& Rescue,North Division 14480 SW Jenkins Road Beaverton, QR 97005-1 1 52 503-35b-4723 - ^ �r. �.�r °'•` �,�w� � y� P a . 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Todd Prager From: Walt Knapp [walt.knapp@comcast.net] Sent: Friday, July 18, 2008 7:47 PM To: Todd Prager Cc: 'Todd Pays'; 'Morgan Holen' Today I visited the site at 11600 Tiedeman Avenue in Tigard. Two trees are growing on the site, a maple and an apple tree. Both trees have protection fencing at the dripline, which provides adequate protection. Please let me know if you have any questions regarding these trees. Thanks! Walt Walter H. Knapp 8 Associates, LLC Consultants in Stivtculture,Arborrculture and Urban Forestry 7615 SW D�nsmuir Beaverton, OR 97007 503.646.4349 Office 503.265.8117 Fax 5��' 3:i0 �732 Mobile wa Itkna�o�comcaat net 1