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MLP2008-00003�� ' NOTICE OF TYPE II DECISION �� MINOR LAND PARTITION (MLP) 2008-00003 = JENSEN PARTITION 120 DAYS =6/20/2008 SECTION I. APPLICATION SLTMMARY FILE NAME: JENSEN PARTITION CASE NO: Minor Land Partition(MLP) MLP2008-00003 PROPOSAL: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. An additional home is planned for Lot 3,but the owners do not have immediate pla.ns to build. APPLICANT/ APPLICANT'S OWNER Norm S. and Julie L.Jensen REP: SRDesign,LLC 13455 NE Schuyler Street Attn: Jeff Caines,AICP Portland, OR 97230 S 196 SW Hall Blvd, Suite 232 Beaverton,OR 97008 ZONING DESIGNATION: R 7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached suigle-faiiuly homes with or without accessory residential units,at a mulunum lot size of 5,000 square feet,and duplexes, at a m;n;mum lot size of 10,000 square feet. Mobile home parks and subdivisions are also pernlitted outright. Some civic and institutional uses are also pernzitted conditionally. LOCATION: 12660 SW 136th Court, southeast corner of the cul-de-sac; Washington County Tax Map 2S 104BD,Tax Lot 700. PROPOSED PARCEL 1: 6,437 Square Feet PROPOSED PARCEL 2: 7,848 Square Feet PROPOSED PARCEL 3: 10,218 Square Feet APPLICABLE RE VIE W CRITERIA: Communiry Development Code Chapters: 18.390, 18.420, 18.510, 18J05, 18J15, 18J45, 18.765, 18.790, 18.795,and 18.810. SEC:TION II. DECISION Notice is hereby given that the City of Tigard 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. NOTTC� OF DEQSION MLI'200&00003/JENSENPARTITTON PAGE 1 OF 21 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCI.UDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: e app icant s a contact e RIS , DD RAGER, 503 718-2700,to a ress e o owing condit�ons: 1. Prior to site work, the applicant shall position Tree Protection Zone ('TPZ) fencing as directed by the roject arborist to protect the trees to be retauzed. All trees to be retained shall be protected with five or six (�' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts,dnven into the ground to a depth of at least 2-feet at no more than 10-foot spacuzg. The applicant shall allow access bythe Ciry Arbor�st for the purpose of monitorin and inspection of the tree protection to verify that the tree protecuon measures are performing adequate�y Failure to follow the plan or mauitaui tree proteaion fencing in the designated locations shall be grounds tor unmediate suspension of work on the site until remediation measures and/or civil citations can be processed. 2. The applicant shall have an on-�oing responsibiliry to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from irutial tree protection zone (TPZ) fencuzg installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencuig, deternzuie �f any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced then the Project Arbonst shall certify that the construction activities did not adversely unpact the overall, �ong-term health and stability of the tree(s). If the reports are not submitted to the City Arbor�st at the scheduled uitervals, and if it appears the TPZ's or the Tree Protecuon Plan are not being followed by the contractor or a sub-contractor, the Caty can stop work on the pro�ect until an u�spection can be done by the Ciry Arborist and the Project Arbonst. The applicant shall prepare a cover letter and submit it, alon with any supporting documents and/or plans that address the following requirements to the CURRENT P�ANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 3. Prior to site work, the applicant shall revise the Tree Protection Plan to indicate thetype of tree protection fencing that will be used and include a signature of approval from the proJ'ect arborist. All trees to be retained shall be protected with five or six (5'- 6') toot high chaui link fences. In addition the Tree Protection Plan shall include a note u-idicating that the pro�ect arborist shall be on site while wor� is occumng within the tree protection zone and shall submit a suinrnary rep�ort certifying that the work occurred per the proposal and will not significantly impact the health and/or stab�lity of the uees. If work is required within an establ�shed tree protection zone, the project arborist shall pr�epare a proposal detailing the construction techniques to be employed and the likely unpacu to the trees. �'he proposal shall be reviewed and approved by the City Arborist betore proposed work can proceed within a tree protection zone. The Ciry Arbonst may requu-e changes prior to approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app icant s a prepare a cover etter an su mit it, a ong wi any suppottin ocuments an orp ans that address the following requirements to the CURRENT PI.ANNING DIVISI�N, ATTN: EMILY ENG (503) 718-2712. The cover letter shall cleady identify where in the submittal the required iiifomiation is fouiid: 4. Prior to final plat approval,the applicant shall re-submit the CWS Sensitive Area Pre-Screening Site Assessment (SAPSSA) form to uldicate the correct development activity(Minor Land Partition) and submit a copy of the approved form to the Ciry. 5. Prior to final plat approval, the a licant shall revise the site plan to show a visual clearance triangle on each drivewayper section 18.795.040.��. 6. Prior to final plat approval, the applicant shall�provide a street tree plan. Trees shall be planted within the pr�operty line within 6 feet of the nglit-of-way. Street trees shall be on the City of Ti ard Street Tree List. The �iry Arbonst recornmencis lar�e stature street trees and notes that Hackberry, �k, and Zelkova may be appropriate. Size and spacing shall comply with Section 18.745.040.C.2 of the code. NU'ITCE OF DEQSION MLP2008-00003/JENSEN PAR7TTTON PAGE 2 OF 21 It is acceptable for the applicant to include a note on the street tree plan that slight variations in placement may be required due to dnveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The applicant shall prepare a cover letter and submit it, along with any supportin documents and/or plans that address the following requirements to the ENGINEERING DIVISION, AT�: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 7. A Public Facility Improvement (PFI) pernzit is re guired for this project to cover sewer connections, paving and any other work in the pubhc nght-of-way. S-ix (6) sets of detailed public improvement plans shall be submitted for review to the Enguieenng Div�sion. NOTE: these plans are in addition to any drawing s required by the Buildin Division and should only include sheets relevant to ublic improvements. Public Fac�ty Improvement �'FI perniit pla-_ns shall conform to Ci of Tigard �ublic Irnprovement Design Standards,which are ava�lab�e at CiryHall and the Cit�s web page��v.tigard-or.gov). 8. The PFI pemiit plan submittal shall include the exact legal name, address and tele�phone iiiunber of the individual or corporate enuty who will be designated as the "Perniittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, luiuted partnership, LLC,etc. Also specif y 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 Engineenng Div�sion will delay processuig of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control dunng the public improvement construction phase. 10. The City Engineer may deternline the necessity for, and require submittal and approval of, a construction access and parku�g plan far the home building phase. If the Ciry Enguieer deems such a plan necessary, the applicant shall provide the plan prior to issuance of bwldulg per�ruts. 11. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineerin�. 12. The applicant shall subinit construction plans to the Engineerin� Division as a part of the Public Facility Improvement penrut, indicating that theywill construct the followuig frontage improvements along SW 136th Court as a part of this pro�ect: A widen pavement to ultimate cul-de-sac bulb width; B. street trees behind f uture sidewalk location spaced per TDC requirements; C. streetlight layout by applicant's engineer,to be approved by Csty Engineer; and D. driveway apron (�f appIicable). 13. The applicant shall submit a street tree plan to engineering for review and approval. 14. The final plat shall include an easement for the street trees. 15. The applicant shall revise the utili lan to connect the sto�n sewer lateral from Parcel 1 to the existing storm line in the public right-of-way(RO� downstream of the development. 16. The applicant shall execute a Restrictive Covenant whereby they agree to complete orp articipate in the future improvements of SW 136th Court adjacent to the subject propeny,when anyof the foIlow�ng events occur: A. when the improvements are pan of a larger project to be financed or paid for by the fom�ation of a Local Improvement D�stnct, B. when the unprovements are part of a larger project to be financed or paid for in whole or in part bythe City or other public agency, G uhen 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 properry in addition to the subject property,or D. when construct�on 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. NOTTCE OF DEQSION MLP2008-00003/JENSEN PARTTTTON PAGE 3 OF 21 17. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveway will be jointly used and maintained by the private property owners that take access f rom it. 18. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PFI) pernut drawings. The plan shall conform to the Erosion Prevenuon and Sediment �ontrol Design and Planning Manual, February 2003 edition." 19. 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 requu-ed 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 angje 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 survey�ng methods. ?0. Final Plat Application Submission Requirements: P� Submit for City review four (4) pap er copies of the final plat prepared by a land survey�r licensed to practice in Oregon and necessary data or narrative. B. Attach a check in t�e amount of the current final plat review fee (Contact Planning/Engineering Pernzit Technicians,at (503) 639-4171,ext. 2421). G The final plat and data or natrative shall be drawn to the m;nimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washin�ton Counry,and by the Ciry of Tig�ard. D. The right-of-way dedication �or SW 136`'' Court, providing a 45 foot radius, shall be made on the final plat. E. NOTE: Washin�ton County will not begin their review of the final plat until they receive nouce from the Engi�neering I�ivision indicating that the Ciry has reviewed the final plat and submitted comments to the applicant's survey�r. F. After the City and (�ounty have reviewed the final plat,submit one my1 ar copy of the final plat for City Engineer si,gnature (for partitions), or City Engineer and Community Development Director signatures (for subdivuions). 21. Prior to final plat approval, the applicant shall address TVF&R's concerns on plans or in letter form to the Engineering Div�sion. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BLJILDING PERMITS: e app icant s prepare contact ie CI Y ORIS , O RA ER, 503 718-2700, to a ress e following conditions: 22. If the Builder is different from the Developer or initial applican� Prior to issuance of building pemiits, the applicant shall submit building site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addiuon, the pIans shall include accurate locations of tree canopy driplines and protection fencuig, and a si nature of a roval from the project arborist regarding the placement and construcuon techruques to be emp�oyed in bui�c�ing the structures. All prop osed protection fencuig sliall be installed and inspected pnor to commencing construcuon. The fencing shall remain in place through the duration of all of the building construcuon phases, until the Certificate ot Occupancy has 6een approved. The applicant shall prepare a cover letter and submit it, alon�g with any supportin documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISI�N, ATTN: EMILY ENG (503) 718-2712. The cover letter shall cleariy identify where in the submittal the required information is found: 23. Prior to buildin�pernzits, the applicant/owner shall record deed restrictions to the effect that any existing tree �reater than 6" iameter may be removed only if the tree dies or is hazardous according to a cert�fied arborist. e deed restriction may be removed or will be considered invalid if a tree preserved ui accordance with this decision should either die or be removed as a hazardous tree. NOTICE OF DEaSION MLI'2008-00003/JENSEN PARTITION PAGE 4 OF 21 The applicant shall prepare a cover letter ai�d submit it, along with any supportin documents and/o�r plans that address the following requirements to die ENGINEERING DIVISION, AT�: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall cleady identify where in the subinittal the required infornlation is found: 24. Prior to issuance of building perniits, the applicant's engineer shall provide a final sight distance certification for access to the three parceIs. 25. Prior to issuance of building pernlits, the applicant shall provide the Engineering Division with a paper copy of the recorded final plat. 26. Prior to issuance of building pemuts within the subdivision the Ciry Engineer shall deem the public improvements substantially complete. Substantial com letion s�iall be when: 1) all ut�ties are installed and insPected for compliance, uicluduig franchise utilities, �) 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 u�stalled and ready to be energized. 27. During issuance of the buildin pernzit for Parcels 1 and 3, the applicant shall pay the standard water quality and water quantity f ees per lot �ee amounts will be the latest approved by C�5). THE FOLLOWING CONDITIONS SH11L.L BE SATISFIED PRIOR TO A FINAL INSPECTION: 28. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properlyp lanted per the approved street tree plan. Tree protecuon measures may be removed and final inspection authorized upon review and approval by the City Arborist. 29. Prior to a final inspection, the applicant shall have the project arborist provide a supplemental protection plan with after construction tree protection sp ecifications. Spec�fically the proJect arbonst shall address appropnate landscape materials and methods aroundpreserved trees. 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 Site Infornzation and I�'istorv: The subject property is located at the end of SW 136`� Court, a cul-de-sac. The� properry has frontage along on the east side of the cul-de-sac bulb and has slopes ranguig from about 13% to 20%. The�roperty�s steepest from the north boundary line to the middle portion of the lot,with an upward slope of 19% to 20/o toward the south. The southeast quadrant of the lot is the flattest with a slope of about 7%. The majority of trees on site are located south of the existuig house,which was built in 1971. Similar partitions have recently occurred in the immediate surrounding area. In 2007, the City approved a three-lot partiuon for the corner property on the west side of SW 136�' Cotut and public improvements are being constructed. In 2005, the City approved a three-lot partition for the property directly to the east of the subject lot, and a final plat was signed in 2006. Proposal: The applicant is requesting ap�roval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,�18 s uare feet. A new single-family hoine will be built on Lot 1 and the existing single- f amily home a�ill be retained on Lot�. An additional home is planned f or Lot 3, but the owners do not have urimediate plans to build. NO7TCE OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 5 OF 21 SECTION IV. PUBLIC COMMENTS Staff sent notice to all propertyowners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS Land Partitions�18.420) Approval Criteria (18.420.050.A): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comp�ly with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within tfvs admuvstrative dec�sion and through the imposition,of conditions of approval. Provided all conditions of approval are satisfied as part of the development and bui.lding process,this cntenon�s met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Street & LJtiliry Improvement Standards (Chap ter 18.810�. Based on the analysis provided therein, adequate public facilities are available to serve the proposal. Theretore, this cntenon is met. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed imp rovements are discussed in the Public Facility Concerns section of this decision. Conditions of approval will ensure that all proposed improvements meet Caty and agency standards. Improvements will be reviewed as part of the pern�it process and dunng construction, at which time the appropnate review authority will ensure that City and apphcable agency standards are met. Based on the anal}�is in th�s decision, th�s criterion �s met. All proposed lots confonn to the specific requirements below: (a) The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district Parcels 1, 2 and 3 have a building envelope area width (aka average lot width) of 56.77 feet? 61.2 feet and 78.5 feet respectively. The iYUC�untun width in the R-7 zone is 50 feet. Therefore, the width of the bLUlding envelope areas for Parcels 1,2 and 3 meet the standard. (b) The lot area shall be as required by the applicable zoning distric� In the case of a flag lot, the accessway may not be included in the lot area. Parcels 1 2,and 3 have lot areas of 6,437 square feet,7,848 square feet and 10,218 square feet respectively. None of the lou are f�ag lots. The minimum lot size u� the R 7 zone is 5,000 square feet. Therefore, the proposed partition meets this critenon. �c) Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a egally recorded minimum 15-foot wide access easement, All proposed parcels will have fronta�ge� along the cul-de-sac bulb on SW 136�' Court. Parcel 1 has 60.42 feet, Parcel2 has 20 feet and Parcel 3 has 20 feet. Therefore,each created lot will front a public right-of-way bymore than 15 feet. (d) Setbacks shall be as required by the applicable zoning district Setbacks u•ill meet minimum requirements, as shown on the site plan and indicated later in this decision. (e) When the partitioned lot is a flag lot, the developer may detemiine the location of the front yard, provided that no side yard is less than 10 fee� Structures shall generally be located so as to maximize separat�on from existing structures. NOTTCE OF DECTSION MLI'2008-00003/JENSEN PARTTTTON PAGE 6 OF 21 � � None of the proposed lots are flag lots. Therefore,this criterion does not applj: �� 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 �n accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutvng lots and to pmvide usable outdoor recreation areas for proposed development T1ie applicant anticipates that a fence or ve etative screening will be installed when the new homes are comp lete to provide additional pnvacy for the individ�property owner�. However, the applicant does not propose a driveway �thui 10 feet of an adjacent lot of record;therefore,this critenon does not apply. (g) The fire district may re quire the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-�ighting capabilities. Tualatin Valley Fire and Rescue ('IVF&RJ has not required installation of a fire hydrant; however, the e�cisting hydrant iriust be able to provide the required fire floa�deinand. (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 recorcied with the approved partit�on map. The applicant proposes a common driveway between Parcels 2 and 3 to reduce curb cuts. Theref ore, a reciprocal access easement shall be uidicated on the plat. Any access way shall comply with the standards set forth in Chapter 18.705, Access,Egress and Circulation. As shown in staff's findings for Chapter 18.705,the proposed partition meets or can meet all access standards. 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 sufficieut open laiid area for greenway adjoiiung and within the floodplain. This area shall include portions 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 proposed partition is not adjacent to or in the one-hundred year floodplain. The nearest floodplain is OJ mile away from the partiuon site. The highest elevation of the nearest floodplain is 175 feet. The lowest elevation of the partition site is 315 f eet. Theref ore,this critenon 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 for the partition and variance(s)/adjushnent(s) will be processed concurnendy. The applicant does not request a variance. Therefore,this criterion does not apply. FINDING: All approval criteria for the proposed pa�rtition have been met or can be met by satisfying conditions of approval. NOTICE OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 7 OF 21 Residential Zoning Districts (18.510� Development standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison of the developinent standards and the proposed dimensions: DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS STANDARD R-7 Parcell Pamel2 Parcel3 Existin Home Minimum Lot Size - Detached unit 5,000 sq.ft. 6,437 sq.ft. 7,848 sq.ft. 10,218 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft. 56.77 ft. 61.2 ft. 78.5 fc. Maxiinum Lot Covera e 80% Can be met Less than 80% Can be met Minimum Setbacks - Front yard 15 ft 20 ft. 37 fc. 20 ft. - Side yard 5 ft, 5 ft. 13.1 ft., 17.4 ft. 5 ft. - Rearyan� 15 f� 15 ft. 13 ft. 15 ft. - Distance between ro e line and front of ara e 20 ft. 20 ft. At least 37 ft. 20 ft. Maximum Hei ht 35 ft. Can be met L.ess than 35 feet Can be mec Minimum Landscape Requirement 20% At least 20% At least 20% At leasc 20% FINDING: As shown in the comparison table above,development standards have been met or can be met prior to receiving a building perniit. Access, E�ress and Circulation(18.705� Cha ter 1 .705 establishes stan ards and regulations for safe and efficient vehicle access and egress on a site and�or general circulation within the site. General Provisions (18.705.030): Continuing obli ation of property owner (18.705.030.A). The provisions and maintenance of access and egress stipulate�in this titTe are continuing requirements for the use of any structure or pamel of real propetty in the Gty. The provisions and mauitenance of access and egress stipulated in this title shall be the continuing obligation of each property owner. Access plan requirements (18.705.030.B). No building or other permit 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 shaIl submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement The applicant has submitted a site plan showing how access, egress and circulation requirements will be fulfilled. Therefore,tivs cntenon is met. loint access (18.705.030.C). Owners of two or more uses, structures, or parcels of land may agree to utilize �oindy the same access and eg ress when the combined access and egress of both uses, structures, or�arcels of land satisfies the combined req�uirements as designated in this tide, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements,leases or contracts to establish the joint use; and 2. Copies of the deeds,easements, leases or contracts are placed on permanent file with the City. The applicant has proposed a shared drn�eway for Lots 2 and 3 has been required to indicate a reciprocal access easement on the plat. Public street access (18.705.030.D). 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 cont�nuous basis. Each proposed lot will have a driveway a�ith direct access SW 136`j' Court, a public street. Sections 18J05.030.H and I have been met,as shown later in this section. Therefore,this criterion is met. NOTIC�, OF DEQSION MLI'2008-00003/JENSEN PARTTTTON PAGE 8 OF 21 Curb Cuts (18.705.030.E). Curb cuts shall be in accordance with Section 18.810.030N. CLU-b cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI permit issuance. Therefore, this criterion will be met. Inadequate or hazardous access (18.705.030.G). (1) A.pplications for building perrnits shall be referned to the Conunission for review when, in the opinion of the Director, the access proposed would cause or increase e�usting hazardous traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health,safety and general welfare. The Director has not determined the proposed accesses would require review by the Cor�lmission. Therefore, this criterion does not apply. (2) Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or aiterial streets shall be considered oi�ly if there is no practical alternative way to access the site. SW 136`h Court is a cl�l-de-sac, a l�cal street. Therefore,this criterion does not apply. (3 In no case shall the desi�n of the service drive or drives requ� ire or facilitate the backward movement or o�er maneuvering of a velucle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement The proposal is for single-familyhomes and is,therefore,exempt from this criterion. Access Management(18.705.030.H). An access report shall be subinitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stackin�g needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The applicant's en�gineer,SR Design,LL�prepared a preliminarysight distance certification for access. The speed limit alon�SW 136th Gourt is 25 mph,reqwnng a m,,,�rr,um 250 feet of sight distance. Sight distance from the access point on 1 6th Court north to Walnut Lane was measured to be 228 feet. The distance �rom the existing driveway to the northern edge of SW Walnut Lane is on1y218 feet(the far side of the intersection of Walnut Lane/136th Court). The proposed driveway for Parcel 1 has existing shrubs obscuring sight distance to the north. The engineer states that proposed development activities would remove the e�stuig shrubs. The applicant's engineer, upon completion of public improvements, shall submit a final sight distance cenification for the access to the three parcels. The minimum spacing of local streets along a local street shall be 125 fee� No new streets are proposed. T�us criterion does not apply. Minimum Access Requirements for Residential Use (18.705.030.I). Vehicular access and egress for single-family, du�plex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be Cess than as provided in Table 18.705.1 and Table 18.705.2; Table 18.705.1 states that the rnulunum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. Each proposed lot exceeds the required 15 feet of frontage and each will be served by a paved driveway at least 10 feet wide. In particular, Lot 1 will have its own driveway and Lots 2 and 3 will share a driveway. Therefore, minimum access requu-ements are met. FINDING: The access,egress and circulation standards have not been ftilly met. NOTIC�',OF DEfISION MLI'2008-00003/JENSEN PARTITTON PAGE 9 OF 21 CONDITIONS: . Prior to final plat approval,the applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared dnveway will be jointly used and rnauztained by the private propeny owners that take access from it. . Prior to issuance of building pernzits the applicant's engineer shall provide a final sight distance certification for access to the t�u-ee parcels. Density Com utat�ons ]8J15) Section 18.7 .020 provides density calculation fomiulas. Number of dwelling units is determined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtracting 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 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. The applicant provided the following calculation for net developable area: Gross site area: 24,987 SF Public ROW dedication: - 484 SF Lot with existing home: - 7,848 SF Net developable area: 16,655 SF B. Calculating maximum number of residential units. To calculate the ma�mum 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 distric� The maxunum number of residential units in addition to the existing home is 3,as shown below: 16,655 SF/5,000 SF =333 units =3 units G Calculating minimum number of residential units. As re quired by Section 18.510.040, the minimum number of residendal units per net acre shall be calculated by multiplying the maximum number of units determined in Subsect�on B above by 80% (0.8). The minunum number of additional residential units is 2,as shown below: 3.33 units x 0.8 =2.66 units =2 units FINDING: The applicant proposes 3 total units (one existing and 2 new units), which complies with the m;n,,,,um densiryperirutted bythe Code. Landscaping and Screening (18.745) Street trees (18.745.040): A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length a�proved after the ado tion of tlus title shall be required to plant street trees in accordance with the standards in Section 18.745.040� NOTTC� OF DEQSION MI.P2008-00003/JEI�ISEN PARTITTON PAGE 10 OF 21 While the applicant acknowledges the street tree requirement, the applicant has not indicated street trees on the plan. The applicant shall provide a street tree plan as a condiuon of a�pproval. Since the street trees will be planted wrthin the propeny line,they should be large stature trees (at maturit� andplanted within 6'of ROW. It is acceptable for the applicant to include a note on the street tree plan that slight variations in placement may be required due to driveways, ut�ties,etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. B. Street Tree Planting List Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The applicant is required to plant street trees alo�n� thepro�ect's frontage and has been conditioned to provide a street tree pIan using trees on the City of Tigard Street T�ree L�st. �e Gty Arborist recorrunencis 1ar�e stature street trees and notes that the Street Tree List has a number of large stature trees that may be appropriate such as Hackberry, Oak, and Zelkova. G Size and Spacin of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745.040.�2 of the code. The applicant has been conditioned to provide a street tree plan. Size and spacing shall comply with Section 18.745040.C2 of the code. FINDING: Landscaping and Screening criteria have not been met. CONDITTON: Prior to final plat approval,the applicant shall provide a street tree plan. Trees shall be planted within the property r�ine witlun 6 feet o� the right-of-way. Street trees shall be on the City of T'igard Street Tree L�st. The Ctty Arborist recommends large stature street trees and notes that Hackberry, Oak, and Zelkova may be appropriate. Size and spacuig shall comply with Section 18J45.040.G2 of the code. It is acceptable for the applicant to include a note on the street tree plan that slight variations in placement may be required due to dnveways,utilities,etc., but every attempt unll be made to keep the same net number of street trees that are shown on the plans. Off-Street Parking and Loadin�Rec�uirements (18.765) Section 18.765.020.A states that at the time of the erection of a new structure within any zoning district, offstreet vehicle parking will be provided in accordance with Section 18.765.070 (minimum and ma�mum parking requirements). For single-family dwellings, one parking space per dwelling unit is required. The applicant acknowled ges this requu-ement and at least one s�pace will be provided for each dwelling urut. In addition, comphance will be regulated at the time of building pemuu. Therefore,tivs criterion is met. Section 18.765.030.B.1 states that 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). The applicant will� provide parking on the individual lots. In addition, compliance will be regulated at the time of building pern�uts. Theref ore,this cntenon is met. FINDING: Parking and loading requirements have been met. Tree Removal(18J90) Tree Plan Requirements (18.790.030): A. A tree plan for the lantin , removal and protection of trees repared by a certified arborist shall be provided tor any lot, pamel ogcoinbination of lots or pa�els fo Pwhich a development app lication for a subdivision, partit�on, site development review, planned development or conditional use is filed Protection is preferred over removal wherever possible. NOTIC� OF DEQSION MI,P2008-00003/JENSEN PAR7TTION PAGE 11 OF 21 As required, the applicant has provided a tree plan conducted b Morgan Holen, a certified arborist. However,the tree plan does not contauz all of the required elements (see B4 below� B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Thi.s requirement has been met. However, the applicant shall revise the improvement plan (sheet C�) to include tree numbers. 2. Identification of a program to save existing trees or miti ate tree removal over 12 inches in caliper. Miti ation must follow the replacement guidelines of Section 18�90.060D, in accordance with the following stan�ards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: (a) Retention of less than 25% of e�usting trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; (b) Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be reinoved be mitigated in accordance with Section 18.790.060D; (c) Retention of froin 50% to 75% of e�sting trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; (d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been met. The applicant plans on retauung 10 of 12 viable trees over 12" on site. 'This represents an 83% retention rate,which requires no rnitigation or cash assurance. 3. Identification of all trees which are proposed to be removed; This requirement has been met. The tree plan indicates that 6 trees over 6" caliper are being removed. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This re quirement has not been met. The applicant shall have the project arborist provide a supp lemental protection plan with after construction tree protection spec�fications. Specifically the pro�ect arbonst shall address appropnate landscape materials and methods around preserved trees. Also,the type of tree protection fencing that will be used shall be labeled on the plans. Finally;the tree protection plan should include a signature of approval from the project arborist. C. Subsequent tree removal. Trees removed within the period of one 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 18.790.060D. There is no evidence that trees have been removed from the subject property within a year prior to this development application. Subsequent Removal of a Tree (18.790.040): Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18J90.030, or as a condition of a�pp roval for a conditional use, and shall not be subject to removal under any other section of this chapter. The propetty owner shall record a deed restriction as a condition of a�proval of any development petrnit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according� to a certified arborist The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should cither die or be removed as a hazardous tree. The fonn of tlus deed restriction shall be subject to approval by the Director. NOTTC;E OF DEQSION MI.P2008-00003/JENSEN PARTTTION PAGE 12 OF 21 A condition of approval requiring the above shall ensure that this criterion is met. FINDING: Althou�h, tree nutigation is not required, tree protection has not fully been met. The applicant shall satisfythe conditions below: CONDITTONS: . Prior to site work,the tree protection plan shall be revised to indicate the type of tree protection fencing that will be used and include a signature of approval from the project arborist. . Prior to site work, the applicant shall position fencing as directed by the project arborist to protect the trees to be retauied. All trees to be retained shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two uich diameter galva�uz,ed iron posts,dnven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall allow access by the Ciry Arborist for the purpose of morutonng and u�spection ot the tree protection to venfy that the tree protection measures are perfornung adequately. Failure to follow the plan, or inauita�n tree protcction fencing in the designated locations shall be�grounds for irnmediate suspension of work on the site unt�l remediation measures and/or civii citations can be processed. . Prior to site work, the applicant shall revise the Tree Protection Plan by including a note indicating that the pro�ect arbonst shall be on site while work is occurrulg within the tree protection zone and shall submit a s ry report certifying that the work occw�-ed per the proposal and will not significantly impa�ct the health and/or stability of the trees. If work is reqwred a�thui an establ�shed tree protection zone,the project arborist shall prepare a proposal detailin�the construction techniques to be employed and the hkely impacts to the trees. The propos shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The Ciry Arbonst may requu-e changes pnor to approval. If the Suilder is different from the Developer or initial applican� . Prior to usuance of building pemzits, the applicant shall submit building site plan drawin s indicating the locations of trees that were preserved on the lot durin site development. �n addition, the plans shall include accurate Iocations of tree canopy �riplines and protection fencing, and a signature of approval from the project arborist regarduig the placement and construction techruques to be employed in building the structures. All prop_osed protection fencing shall be installed and uispected pnor to commencuig construction. The fencmg shall remain ui place through the duration of a11 of the building construction phases, until the C;Qrtificate of Occupancyhas been approved. . Prior to building perniits�the a�plicant/owner shall record deed restrictions to the effect that any existing tree greater t an 6 diameter may be.removed only if the tree dies or is hazardous accord'u-ig to a cert�fied arborist. The deed restnction inay be removed or will be considered invalid if a tree preserved in accordance with this decision should enher die or be removed as a hazardous tree. . The applicant shall have an on-going responsibility to ensure that the Pro�ect Arborist has submitted wntten reports to the Ciry Arbor,st, at least once every two wee�, as the Project Arborist monitors the construction actrvities from initial tree protection zone ('IT'Z) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree rotection fenculg, detemune �f any changes occwred to the TPZ, and if any part of the Tree �rotection Plan has been violated. If the amount of TPZ was reduced, then the Pro�ect Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stabiliry of the tree(s). If the re� ports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not beulg followed by the contractor or a sub-contractor, the Caty can stop work on the project until an u�spection can be done by the Ciry Arborist and the Pro�ect Arbonst. . Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final u-ispection authonzed upon review and approval by the Ciry Arborist. NOTIC� OF DEQSION MLI'2008-00003/JENSEN PARTITTON PAGE 13 OF 21 . Prior to a final inspection, the applicant shall have the project arborist provide a supplemental protection plan w�th after construcuon tree protection specifications. Sp ecifically the project arbonst shall address appropriate landscape matenals and methods aroundpresen�ed trees. Visual Clearance Areas (18J95� This Chapter requires t a clear vision area shall be maintained on the corners of all propeity adjacent to intersect�ng nght-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicIe, hed e, planting fence, wall structure, or temporary or permanent obstruction exceedin tlu�ee �3) feet in heig�� The coc�e provides that obstructions that may be located in this area shall be visual�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 retnoved. A visual clearance area is the triangular area fornied by ineasurin from the corner, 30-feet along the right of way and along the driveway and connecting these two points wi�i a straight line. FINDING: The applicant's narrative indicates visual clearance provisions will be met;however,the site plan does not any show visual clearance areas for each proposed driveway. The applicant states that drawing clear v�sion tnangles is not feasible• however, the proposed dnveways are not exempt from the clear vision standard and the applicant sl�all revise the site plan to show a visual clearance tnangle on each driveway. CONDITION: Prior to final plat approval, the applicant shall revise the site plan to show a visual clearance triangle on each dm�eway per secuon 18.795.040.B.2. Impact Study(18.390) Section 18.360.090 states, "The Director shall make a finding with res�ect 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 improvements necessary to meet City standard, and to minimize the impact of the developinent 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 pmperty 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 property dedication is not roughly proportional to the projected impacts of the develo men� Section 18.390.D40 states that when a condition of ap roval requires t7ie transfer to the public of an interest in real propetty, the approval authority shall adopt findn gs whicFi support the conclusion that the interest in real property to be ttansferred is roughly propottional to the impact the proposed developinent will have on lie public. The applicant has provided an impact studythat quantifies the effect of the proposed partition on the services below: Sewer: There is an 8-inch sewer line in SW 136�' Court. Each lot will connect to this line through its own private lateral. Water. The applicant proposes two new service mete�s for the two additional lou. The existing house will use the e�sting meter. Storm Draina�e: Storm water runoff from the site drains south to north into SW 136`'' Court by overland flow. The ap licant is required to connect Parcel 1 to the larger storm sewer line within the public right-of-way. Parcels 2 and 3 �drain into weep holes in SW 136`'' Court. The water will then drain uito the catch basir�s located ul SW Walnut Lane. The applicant will pay a fee in-lieu of on-site detention and water quality treatment, per C1ean Water Services (CtiY/S) standards. Parks: While all City Parks are accessible to the proposed partition site, Northview Park,Jack Park and Sw�uner Lake Park are the closest. The applicant will pay a parks sy�stem development charge at the time of building permits f or each additional home. NOTICE OF DEQSION MLI'2008-00003/JENSEN PARTTTION PAGE 14 OF 21 Trans ortation: The proposed lots will have access to SW 136`� Court, a cul-de-sac. A series of local streets connects the propose site to SW Walnut Street, an arterial. The applicant will be required to mitigate traffic impacts by dedicatulg nght-of-way, paving the east half of the cul-de-sac bulb to its ultimate location and sigrun a restnctive covenant for future unprovement of the cul-de-sac bulb. In addition,the applicant will be a Washington�unty Traffic Impact Fee ('ITF) at the time of building pemuts for each additional dwelling urut. Miti ated Costs and Ro h Pro ortionali . The applicant � pay a F at the time o building pennits. The TIF is a mitig ation measure that is required for new development. Based on recent Washington Counry fi�ures, TIF's are expected to recapture 20% of the traffic impact of new development on the Collector and Artenal Street system The applicant wi11 be required to pay TIF's of approximately$3,020 (Effective Jul�y 1, 2004) per new dwelling unit. Theretore, the TTF for two addiuonal dwelluig uruts is $6,040 ($3,020 x 2 new dwelling uruts�. Based on the estimate that total TIF fees cover 20% of the im act on major street improvements cityvvide, a fee that would cover 100 percent of this project's traffic impact is $30,20� ($6,040 =0.20). The difference between the TTF paid and the full impact �s considered the Luuiutigated unp act on the street system The tuunitigated impact of this pro�ect on the transportauon system is $24,160 ($30,200 - $6t040). Based on the analysis below, there are $19,008 worth of tulmiti ated unpacts left. Therefore,the value of the nght-of-way dedication and paving does not exceed the estimated value o�impacts,meetuig rough proportionality test. Mitiga�ted Costs_(Estirnate) AC avinl' g... ... ... ........ ... ... ...... ... ...... ... ... ... ... ... ... ... ... ... ... ... ..$3,500 Right-of-waydedication (484 sq ft)... ... ... ... ... ... ... ... ... ... ... ... ...... ...1,452 Total Mitigated Costs... � ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ....$4,452 Rou h Pro ortionali Full �m�pact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..$30,200 Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..... ... .6,040 Less Miti ated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .4 952 Estirnate Value o Unmitigated Impacts $19,208 PUBLIC FACILITY CONCERNS Street And Utility Im rovements Standards (Section 18.810): Chapter 18.810 provi�es construction standards �or the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improveinents: 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 poition 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 local street to have a 54 foot ri�ht-of-way width and 32-foot paved section. Other improvements rec�uired may include on-street parking, si ewalks and bikeways, underground utilities,street lighting,storm drainage, and street trees. T�us site lies adjacent to SW 136th Court,which is classified as a local street on the C:ity of Tigard Transponation Plan Map. At present,there �s approximately40 feet of ROW radius in the cul-de-sac bulb, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a 45 foot bulb radius. SW 136th Avenue Court is currently partially improved. In order to mitigate che impact from this developinent, the applicant should enter into a future street unprovement agreement. In addition, the applicant's�plans indicate theywill pave the east half of the cul-de-sac bulb to its approxirnate ult�rnate width and location. The driveway aprons will be asphaltic concrete (AC pavin� and placed behind the new ROW line in their ultimate location. NO7TC�OF DEQSION MLI'2008-00003/JENSEN PARTT'ITON PAGE 15 OF 21 Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed wluch shows the pattern of existin and proposed future streets from the boundaries of the proposed land division. This section also states �at where it is necessary to give access or petmit a satisfactory future division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade sha� 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 wluch shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Tem ora�y hammerliead turnouts or temporary cul-de-sac bulbs shall be constn.icted for stub streets in excess o�150 teet in length. SW 136th Avenue is a cul-de-sac street that ternunated with a bulb. There is no opportuniry to extend the street to the south due to existing development. Street Aligninent 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�sting developments, lease provisions, easements, covenants or other restrict�ons existing prior to May 1 1995 wIuch preclude street connections. A full street connection may also be exempted due to a regulatec� 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 t�ie site to provide through cir�culation 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 reconfi��ure the street pattern to�rovide required extensions. Land is considered topographically constrained if the slope is greater than 15/o for a dtstance of 250 feet or more. In the case of environmental or topograplucal 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. SW 136th Avenue is a cul-de-sac street that temiinated with a bulb. There is no opportuniry to e�end the street to the south due to existing development. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, e�sting development pattern, or strict adherence to other standards in this code preclude street extension and dirough ci�ulat�on: . All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than ci�ular, shall be approved by the City Engineer,and . The length of the cul-de-sac shall be measured from the centerline inteisection point of the two streets to the radius point of the bulb,and . If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. SW 136th Court is approximately 170 feet long,thereby meeting this criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on c�llector streets, or 12% on any other street(except that local or residential access streets may have seg ments widi grades up to 15% for distances of no greater than 250 feet). Centedine radii of curves shall be as determined by the City Engineer. SW 136th Court is at a grade of approximately 13%. The cul-de-sac length of this local street is less than 250 feet, therefore this criterion is met. Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due rega�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. NOTTCE OF DEQSION MLI'2008-00003/JENSEN PARTITTON PAGE 16 OF 21 Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks fom�ed by streets shall not exceed 1,800 feet measured along the right-of-way line except . Where st��eet location is precluded by natural topography, wedands 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 circulat�on provides equivalent access. The proposed site is at the end of a cul-de-sac w�thin an e�sting block of less than 2,400 feet along�the ri ht-of-way line. The streets bordering this block are SW 135 Avenue to the east, SW Fern Street to the south SW 13�`� Avenue to the west and SW Walnut Lane to the north. SW Walnut Lane dead ends at the northeast corner o�the block because that is where SW Walnut Street (an arterial) intersecrs with SW 135`'' Avenue. The e�sting b�lock does not meet the standard of no more than 1,800 feet along the right-of-w�ay line; however, connectivity is limited by the stu�-ounding e�sting development and location adjacent to an artenal. Therefore, the applicant is not proposing anychanges to the e�sting block design. 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 parrel is less than 1.5 tiines the minimum lot size of the applicable zoning district Parcel 1 (6,437 square feet� is less than 1.5 tunes the rrununum lot size (5,000 square feet '` 1.5 = 7,500 square feet); therefore, the lot depth/width ratio does not apply: Parcel 2 is 7,848 s uare feet and Parcel 3 is 10,218 square feet; therefore, the ratio appli�es. The lot depth/width ratio for Parcel2 is 1J�110 feet/61.2 feet), complying with the limit of no more than 2.5. The lot depth/�ndth ration for Parcel 3 is 2.2 (173 feet/78.5 feet), complying with the lirrut of no more than 2.5. Therefore,all lots meet the lot size and shape requirements. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fmnta�e on public or private streets, other than an alley. In the case of a land partition, 18.420.OSO.A.4.c ap lies, wluch requires a par�el to either have a minimum 15-foot frontage or a mimmum 15-foot wide reco�d access easement In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 fee� The applicant proposes a partition.Each lot exceeds the Ynuiunum frontage of 15 feet;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. The cul-de-sac bulb cannot be constructed in pieces and work Properly for grading and drainage. There are private retauiuig walls encroaching into the public ROW on properties that are n�t ir►cluded in this land tue. Because of the major undenakulg of rebuilding this cul-de-sac bulb, the developer will be perniitted to enter into a future street unprovement agreement for unprovements to their frontage within the bulb. However, street trees are required at this time and will need to be planted behind the future sidewalk location within an easement. The applicant shall submit a street tree plan to the enguleeruig department for review and approval. An easement for the trees shall be included on the final plat. Sanitary Sewers: Sewers Required: Sectioii 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing inains in accordance with the provisions set forth in Design and Construction Standards }or 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 developrnent within the area as projected by t�e Comprehensive Plan. The applicant's plans indicate each parcel will have a separate sanitary sewer lateral. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoft: NO7TC�OF DEQSION MLP2008-00003/JENSEN PAR7T'TION PAGE 17 OF 21 Accominodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other draina e facility shall be larg e enough to accommodate potential n.inoff from its entire upstreain drainage area, whe�er inside or outside the development, The City Engineer shall approve the necessaty size of the facility based on the pro� visions of Design and Constnzction Standards for Sanitary and Surface Water Management�as adopted by C;lean 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 resultin from the developinent will overload an etcist�ng drainage facility, the Director and Engineer shall wi�old 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 Manageinent(as adopted by Clean Water Servrces in 2000 and including any future revisions or ainendments). In 1997, C�ean 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 imp ervious area reduction prog ram resultin ui no net increase ui storm peak flows up to the 25-year event. The City w�11 require that all new developments res�tin in an increase of impervious surfaces provide onsite detenuon facilities,unless the develo�pment is located adjacent to�anno Creek For those developments ad�acent to Fanno Creek,the storn�water ivnoff wiIl be pemiitted to d�scharge without detention. The applicant's plans show all parcels provided with 4" storm sewer laterals draining thro h weepholes to SW 136th Court. l Iowever,Parcel 1 should be connected to a larger storm sewer line within the publi�OV�that connects to the storni sewer line on the adjacent downstream parcel. Parcels 2 and 3 can drain through weepholes. The City and C,�WS standards include a provision that would exclude smallprojects such as residential land partitions. It would be imp ractical to require an on-site facil►ry to accommodate detention of the storm water from Parcels 1 and 3. Rather,the City and G�/S standards provide that applicants should pay a fee in-lieu of constructing a faciliry if deemed appropnate. Staff recommends payment of the fee ui-lieu on this apphcation. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, conununication, lighting and cable television services and related facilities shall be placed under�round, except for surface mounted transfomiers, surface mounted connection boxes and meter cabinets wFiich may be placed above ground��IllpOI'dry utility service facilities during construction, high capacity electric lines operat�ng at 50,000 volts or above, and: . The developer shall make all necessary arrangements with the serving utility to provide the underg round services; . The �ty reserves the right to approve location of all surface mounted facilities; . All underground utilities, incIuding sanitary sewers and sto�rn drains installed in streets by the developer, shall be constructed�p nor 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 Requiremen� 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-groundin� the utilities outweighs the benefit of under-grounding in conjunction with the developmen� The detenninat�on shall be on a case-by-case basis. The most common, but not the only such situat�on is a short frontage development for which under- rounding would result in the placement o�additional poles, rather than the removal of above-gmund 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 propeity shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTIC�OF DEQSION MLI'2008-00003/JENSEN PARTTTION PAGE 18 OF 21 . Public Water System: The City of Tigard provides service in this area. The applicant's plans indicate they will install two 3/4" meters and use the existing water meter to serve these parcels. Stonn Water QualitX The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Sernces (CWS) Design and Construction Standards (adopted by Resolution and Or�der No. 00-7) which require the constn.ict�on of on-site water quality facilit�es. The facilities shall be desi ned to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff�enerated�rom 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 pro1�ects such as residential land panitions. It would be impractical to re quire� an on-site water quality facility to accommodate treatment of the storm water from Parcels 1 and 3. Rather, the G�X/� standards provide that applicants should pay a fee in-lieu of constructing a faciliry if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and other po�utants reaching the public storm and surface water system resulting from development, construct�on, grading, excavating, clearin , and any other activity wluch accelerates eros�on. Per CWS regulations, the applicant is required to su�mit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Ac:t requires that a National Pollutant Discharge Elimination System (NPDES) erosion control perniit be issued for any development that will distu� one or more acre of land. The applicant shall submit an Erosion Control plan with their PFI Permit submittal. Address Assi nments: The Cityo Tigar is responsible for assigning addresses for�parcels within the Cityof Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the Citypnor to}inal plat approval. Surve Re uirements• The applicant's ina plat shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the Ciry's global positiorung system (GPS) geodetic control network(�GC 22). These monuments shall be on the same line and shall be of the same prec�sion as requu-ed for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to grid north. These coordinates can be establis�ed by: . GPS tie networked to the Cat�s GPS survey. . . By random traverse using conventional surveyuig methods. In addition, the ap�plicant's as-built drawin�s shall be tied to the GPS network The applicant's eng�ineer shall provide the City with an e ectronic file with pouits or each structure.(rnanholes, catch basins, water valves, hydrants and other water system features) in the development, and their respectrve X and Y State Plane Coordinates, reterenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Ti ard Engineerin Division has reviewed the prop osal. Full comments are included in the land use file (NII.P2008-000�3). Find�ings an�conditions of approval are ulcluded in the Access, Egress and Circulation (18.705) sect�on and Streets and thilityImprovements (18.81D) section of this decision. City of Tigard Building Division has been given the opportuniryto comment and has no objections. The City A�fiorist has reviewed the proposal and made comments and recommendations,which have been included in the Landscaping and Screening (18.745) and Tree Removal (18.790} sections of this decision. NOTTC�OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 19 OF 21 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and made the following comments: FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are complete�ly protected with an approved automatic fire sprinlcler system, the requirements for fire apparatus access maybe moditied as approved bythe}ire code official. (IFC503.1.1) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Inteisections and turnarounds shall be level (inaxirnum 5°Io) with the exception of crowriing for water run-off. When fire sprinklers are installed, a maxiinum grade of 15% maybe allowed.Adequacyof fire apparatus access shall be evaluated from the point begiruiulg at the first due f ire station to a pouit within 150 f eet of all structures wrthin the development. The a roval of f�re sprulklers as an altemate shall be accomplished in accordance alth the provisions of ORS 455.610(5). (IF�503.2.7 &D103.2) If SW 136th Court exceeds 10% grade, the option for automatic sprinkler protection in the new structures would be an acceptable alternat�ve. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for sin le familydwellings and duplexes served bya murucipal a�ater supplyshall be 1,000 gallons per minute. If the structure(s �s (are) 3,600 square feet or larger,the requu-ed fire flow shall be determined according to IFC AppendiY B. (IFC B 105. ) The fire hydrant shown on the submitted drawings must be able to provide the required fire flow demand. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible matenals on the srte. (IFC 1410.1 &1412.1) CONDITTON: Prior to final plat app roval, the applicant shall address TVF&R's concerns on plans or in letter form to the Engineerulg llivision. Clean Water Services has reviewed the pro osal and provided eneral comments and requirements. Full comments are included in the land use file (MLP2008-00�03). Gond�t�ons o��approval have been included in the Streets and Utility Improvements�18.810) secuon of this decision. In addition, C,� notes that the sensitive area pre-screening site assessment (S SSA form indicates the development activiry is an addition to a single-family home, rather than a minor lot partition. �erefore, the SAPSSA form does not match the Cit}�s request for comments and the applicant shall re-submit the form to C�X/S with the correct development activiry. CONDITION: The applicant shall re-submit the CWS Sensitive Area Pre-Screening Site Assessment (SAPSSA) form to indicate that proposed development activity for the subject pr�operty is a minor land partition. Pnor to final plat approval,a copy of the approved}orm shall be submitted to the City. Qwest has reviewed the proposal and notes that the project falls outside its serving area; therefore, Qwest has no ob�ections or comments. NO'TICE OF DEQSION NII.P2008-00003/JENSEN PARTT7TON PAGE 20 OF 21 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X ��er of record within the required distance X Af f ected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 4,2008 AND BECOMES EFFECTIVE ON APRIL 19,2008 LJNLESS AN APPEAL IS FILED. �A. �eal: � The 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 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��ecision was mailed. The appeal fee schedule and forn�s are available from the Plaruung Div�sion 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 ident�fied in the wntten comments subirutted by the parties during the�comment period. Additional evidence concer�ung �ssues properly raised in the Notice of Appeal may be subirutted by any party durui_g the appeal hearing,subject to any additional rules of procedure that maybe adopted f rom time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 18,2008. estions: If you have any questions, please call the Ciry of Tigard Ctu-rent Planning Division at Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. 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'-•'-"'.._.."-....... � - � �� v� SCALE: 1"=30' NOTICE OF TYPE II DECISION ,� MINOR LAND PARTITION (MLP) 2008-00003 ° JENSEN PARTITION 120 DAYS = 6/20/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JENSEN PARTITION CASE NO: Minor Land Partition(MLP) MLP2008-00003 PROPOSAL: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the e�cisting single-family home will be retained on Lot 2. An additional home is planned for Lot 3, but the owners do not have immediate plans to build. APPLICANT/ APPLIC.ANT'S OWNER Norm S. and Julie L.Jensen REP: SR Design, LLC 13455 NE Schuyler Street Attn: Jeff Caines, AIQ' Portland, OR 97230 8196 SW Hall Blvd, Suite 232 Beaverton, OR 97008 ZONING DESIGNATION: R 7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a ininuiium lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also pernutted outright. Some civic and institutional uses are also pernutted conditionally. LOCATION: 12660 SW 136th Court, southeast corner of the cul-de-sac; Washington County Tax Map 2S104BD, Tax Lot 700. PROPOSED PARCEL 1: 6,437 Square Feet PROPOSED PARCEL 2: 7,848 Square Feet PROPOSED PARCEL 3: 10,218 Square Feet APPLIC'.ABLE RE VIE W CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 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�frve 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 4, 2008 AND BECOMES EFFECTIVE ON APRIL 19, 2008 UNLESS AN APPEAL IS FILED. �AD Deal-: The 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 18390.040.G.2 of the Tigard Commuruty Development Code wYuch provides that a written appeal together with the required fee shall be filed with the Director anthin ten �10} busuzess days of the date the Tlotice of Dec�sion was mailed. The appeal fee schedule and forms are ava able from the Plaruzing 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 ident�fied in the wntten comments subrrutted by the parties during the comment period. Additional evidence concernmg�ssues.properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal hearing,subject to any additional rules of procedure that may be adopted f rom tune to tune by the appelIate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 18, 2008. Fo�estions: er information lease contact the Planning Division Staff Planner, �Emil Eng at (503) 639-4171, Tigard City Hall, 13125 SW Hall�oulevard,Tigard, Oregon 97223 or by email to emily�a ti�ard-or.gov. - � �1;ri i_` ,�; _ ,,�— �- ��,-�7- �� . �; - - ,.. . . .. . ..�. os� vl�:1NI�Il� I�{AP �yE l,f �L,9 �� 5�klp� T �Y�T ___—_____— S.� \II,T'�ll(1$-f.)11f.1Q i � ---------- c ---------- jENS EN s1 I'_�RTTTI<:)N �� N �O G ��E W N H O�y( �N 'W M C = LEGEND -+ ' � SUBJECT � STI'E ' WALNUT LN �~� �-. �� ° -�i F T F h'4<N� �` � , �, r ,.. , 1 —1..�— ' N K � C mmuniry w_ -' Mdtn Md' �� ~_\n�aarVrlAa A I � T . I I A : 04 0 Y: I `-i � n(w cu¢.t o�r��., —- f) �A,.'^S�ZO NJ I l�9]08� uM�>Snt�Oi I ` r f N I DiLN:�IICN yp� I ��; d � x�0'�tiO3'L 1� __ � �---�------� (A I PARCEL 1 ��s.p1 � � W r I s.•n s I � ¢ I � � � 06 .-.��r�.o�y � RI �.�' �� L� 5�--� �� 4 s�s� [ �n.� � __� NN_Je'N'C 111.IY �� x 4� T G � � � :� �- - -� � � �-:- m i �n�'//,/i��i�ir,�i��i I �� • I / [IG51NC I 1 / / ��M 6X �� n� ♦cass��\s� / PA�s 2 . iLi� � ►'� � z Ir � // isa �� I � !/!///l/1//1///////!!l//ll/l/�� I � O Z i \ I 5 n' �4\��. ——�J : ►�i � O � X o � � �� .r— sea�e•m� iu.ea• r——�� W �r p 3 � �— ----------� � o �x�.�NI t'.n z �o,o. � c� a o < -��,� I� I z�.se�s ►�-� � ,�.�o.��o.��o..o s d--1 g z Q � I i PAoius3 ��I V W ~ Z _L_ � Q z � I —— sev�»a3 w�s.o• ———�sc.or —— Q1 �7 I �:r is i oau I � I SHEET N0. il 1 SCALE: 1"=30' N�I'ICE,TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER TI-� TIGARD DEVELOPMENT OODE REQUIRES TI-�AT IF YOU RE�,IVE '1�-�S NOTT�, IT SHALL BE PROMI'"ILY FOR�k%:�RDED TO T�-�E PURQ-��'�SER NOTICE OF PENDING ,, LAND USE APPLICATION : MINOR LAND PARTITION , , � DATE OF NOTICE: Marc;h 3, 2008 FILE NO.: MINOR LAND PARTITION (MLP) 2008-00003 FILE TITLE: JENSEN PARTITION APPLICANT/ APPLICANT'S OWNER Norman S. and Judie L.Jensen �P: SRDesign,LLC 13455 NE Schuyler Street Attn: Jeff Caines,AIQ' Portland,OR 97230 8196 SW Hall Blvd,Suite 232 Beaverton,QR 97008 REQLJEST: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lou of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. The owners do not have immediate plans to build on Lot 3, but desire to create the lot for future development. LOCATION: 12660 SW 136� Court at the southeast corner of the cul-de-sac;Washington Counry Tax Map 2S104BD, Tax L.ot 700. ZONE: R 7: Medium-Densitv Residential District. The R 7 wning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residenval units,at a m;r,�rr,um lot size of 5,000 square feet, and duplexes, at a ininimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also pernutted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Commuriiry Development Code Chapters: 18.390, 18.420, 18.510, 18J05, 18J15, 18J45, 18J65, 18J90, 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 17,2008. All commenu should be directed to Emily Eng�Assistant Planner(x27121 in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to emily�ti�ard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO S:Oa PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS T'HE Q TY OF 7T GARD APPRE Q ATE S RE CE I VING CONIME NTS AND VALUE S YOUR INPUT. CONIIvIE N'TS WILL BE CONSIDERED AND ADDRESSED WIT�IIN THE NOTTCE OF DEQSION. A DEQSION ON TF-IIS ISSLTE IS TENTATTVELY SCHEDULED FOR MARCH 27, 2008. IF YOU PROVIDE COMIVIENTS,YOU WILL BE SENT A C�UPY OF 'THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRI'ITEN COMI��NI'S WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD A1VD SHALL CONTAIN Tf-� FOLLOWING INFORMATTON: i . Address the specific "Applicablc. _.;view Criteria" described in the sectioi. ..00ve or any other criteria believed to be applicable to this proposal; • Raise any issues and/�r c�ncems 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 specificiryon that issue. FAILURE OF ANY PARTY TO ADDRESS THE RELEVANT APPROVAL Q�ITERIA WITH SUFFIQENT SPEQFIQTY MAY PREQ.UDE SUBSEQUENT APPEALS TO Tf� LAND USE BOARD OF APPEALS OR QRCCJIT COURT ON THAT ISSUE. SPEQFIC FINDINGS DIRECI'ED AT T'HE RELEVANT APPROVAL CRITERIA ARE WHAT CONSTIT[TI'E RELEVANf EVIDENCE. AFTER TE� 14-DAY COA�IIvIENT PERIOD Q.OSES, T� DIRECTOR SHAL.L ISSLIE A TrPE II ADMINISTRATIVE DEQSION. TrIE DIRECTOR'S DEQSION SHALL BE MAILED TO`IT-lE APPLICANf AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF Tf�. SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRI'ITEN GOMAg.NTS OR WHO IS O'IHERWISE ENTTTLED TO NOTTC�. Tr�DIRECTOR'S DEQSION SHALL ADDRESS ALL OF TI-�RELEVANf APPROVAL CRITERIA. BASED UPON Tf-�E QtITERIA AND Tf-IE FACTS CON'I'AINED WITHIN'IHE RECORD,Tf-IE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTTON. SLTMMARY 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 City Staff and affected agencies. • City 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 propeny ta�c assessment roll; any Ciry-recognized neighborhood group whose boundaries include the site; and any governinental agency which is entitled to notice under an intergovemmental agreement entered into a2th the Ciry which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FORREVIEW: The application, written comments and supponing documents relied upon by the Director to make this decision are contained within the record and are available for public review at the Ciry of Tigard Communiry Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning 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." , � � os� Z'ICINI7'l rL1Y �yF- T (y,q ry � �@RiDC �F a GT --__-_---_ sa \ILP?OOS-0(�i N�; � —_________ TEN.tiEN � ie sT P_�FTITION U g p`yt �E� �' N H �N 1 = LEGEND: ' � SUBJECT o SI'I'S WALNUiLN � � f'. w� R09Y � f �., . - ��H�r I. ; ��- . N � .... .. nM m d •M� . �mg`. �,t_L�__ ��Lk�1 VT� "'�l�f�} Y. RE QUE ST FOR COMME NTS �� - - DATE: March 3,?008 , . � TO: Mark Vandomelen,Plans Examination Supervisor FROM: Cit�of Tigard Plannuig Division STAFF CONTACI': EmilyEng,Assistant Planner(�712� Phone: (503) 639-4171 F�: (503) 624-3681 Email:emil tigard-or.�ov MINOR LAND PARTITI4N (MLP) 2008-00003 - JENSEN PARTITION - REQLJEST: e app �cant is requesting approv to partition one 24,503 square oot (0.57-acre ot into t ee ots o 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the e�sting suigle-family home will be retained on Lot 2. The owners do not have unmediate plans to build on Lot 3, but desire to create the lot for future development. LOC'.ATION: 12660 SW 136`� Court at the southeast corner of the cul- de-sac;Washington County T�Map 2S104BD,Tax Lot 700. ZONE: R 7:Medium Density Residential District. The R 7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a m�n�mum lot size of 5,000 square feet, and duplexes, at a minunum lot size of 10,000 sc�uare feet. Mob�le home parks and subdivisions are also permitted outri�ht. Some civic and institutional uses are also perrrutted conditionally. APPLICABLE RE VIE W CRITERIA: Commuruty Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 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 information supplied by various departments and age� ncies and from other�ornlation available to our staff, a report and recommendation will be prepared 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: 1VIARCH 17 2008. You may use the space provided below or attach a separate letter to return your comments. I u are unable to res ond b the above date, please phone the staff contact noted above with your comments and co umyour comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard,T"igard,OR 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 Coinmenting: �,�� a-7 .. . '. REQUEST FOR COMMENTS �� - - DATE: March 3,2008 . . � TO: PER ATTACHE D FROM: City of Tigard Planning Division STAFF CONTACT: Emil�Eng,Assistant Planner(�712� Phone: (503) 639-4171 F�: (503) 624-3681 Email:emil tigard-or.gov MINOR LAND PARTITION (MLP) 2008-00003 - JENSEN PARTITION - REQL7EST: e app 'cant is requesting approval to partition one 24,503 square oot 0.57-acre ot into t ee ots o 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-familY home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. The owners do not have unmediate plans to build on Lot 3, but desire to create the lot for future development. LOC'.ATION: 12660 SW 136``' Court at the southeast corner of the cul- de-sac;Washington County Tax Map 2S104BD,Tax Lot 700. ZONE: R 7: Medium Density Residenr.ial District. The R 7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a miriir�ium lot size of 5,000 square feet, and duplexes, at a minunum lot size of 10,000 sc�uare feet. Mob�le home parks and subdivisions are also perniitted outri�ht. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: CommurutyDevelopment Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, V'icinity Map and Ap licant's Materials for y�ur 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 prepared and a decision wi11 be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: 1VIARCH 17 2008. 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 your comments and co irm��your comments in writin as soon as possible. If you have any questions, 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: Name&Number of Person Commenting: -� � � �Y OF TIGARD REQUEST FOR ''�MMENTS NOTIFICATI��. LIST FOR LAND USE & COMMUNITY DE\ ,PMENT APPLICATIONS FILE NOS.: II/�.(,�Z�� FILE NAME: ��G1� CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. ,TCURRENT PLANNING/Todd Prager/Arborist-Planner POLICE DEPT./Jim WoIT,Crime Prevention Officer �BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor�ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+p sets) CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSIONlGRETCHEN(+�z$ets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor �ILEIREFERENCE�!s) .� � ��- _CODE ENFORCEMENT/Christine Darnell.Code Compliance Specialist(DCA) SPECIALDISTRICTS _ TUAL.HILLS PARK 8 REC.DIST.+��CIUALATIN VALLEY FIRE 8 RESCUE+� TUALATIN VALLEY WATER DISTRICT+I� J�CLEAN WATER SERVICES� Planning Manager North Division Administrative Office Marvin Spiering/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 JURISDICTIONS CITY OF BEAVERTON � _ CITY OF TUALATIN� OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS Planning Manager Planning Manager Devin Simmo�s,Habitat Biologist MeIIf1C�2 WOO(�(WLUN Fortn Required) Steven Sparks,oe�s��s Ma�a9e� 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 8 PLANNING � _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE _ CITY OF DURHAM � 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. _ Joanna Mensher,DalaResourceCenter�ZCA) US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,GrowihManagemen�Coordinalw OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris�M.P.scws�.n..o��y� _ MBI HUIB,Greenspaces Cowdinator(CPA20A) M8f8 UII08(Cwnp.Plan Amendmenls 8 Measure 37) Routing CENWP-OP-G CITY OF KING CITY� _ Jennifer Budhabhatti,RepionalPlanner�Wetlantls) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,c��ro,Ma�a��saN�S Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY�1�` _ OR.DEPT.OF ENERGY IPoweames m,�vea1 OR.DEPT OF AVIATION IMo�opo�e rowarsl Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 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 Hilisboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Naomi Vogel-Beattietc�a�a��wvs Lake Oswego,OR 97034 Planning Division�zcn�Ms ia _ OR.�EPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � 8rent Curtis�caa� CITYOFPORTLAND (NOtifylaWetlantlsandPOienlialEnvironmentallmpacts) DevelopmentReviewCoordinator poriaMateja�zcn�n,s,a Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section�v��,5> _Sr.Cartographer,cPazcA,MS,. 1900 SW 4"'Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rve��,ZOA,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 Austin�wcccn��e��°,M�.o.,.,., Sam Hunaidi,Assistan�District Manager (Notify H ODOT R1R•Hwy.Crossiny is Only Acc�f�ro Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Cmssing Safery Specialist (NoNfy If Property Haa HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13'"Street,NE,Suite 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 5alem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Northern/Santa Fe WR Predecessor) Bruce Carswell,President&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 Palmerin��exaoo�so��Yi Geraid Backhaus�5��o�aA�ea��«, (IfPrqectisWtlhinY.MileolaTransdROUle) 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 Beaverton,OR 97005 710 NE Holladay Street Beaverton,OR 97006-4886 Portland,OR 97232 ��LPORTLAND GENERAL ELECTRIC �NW NATURAL GAS COMPANY �/ERIZON �QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 5W Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 �COMCAST CABLE CORP. COMCAST CABLE COMMUNIC. Teri Brady,Administrative O�ces Jennifer Garland,Demographics Alex Silantiev ,��o�«�ea��, Brian Every�r„�Eaw��r+a�,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 +R INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROf ECTS(Project Planner Is Responsible For Indicating Parties To Notifr�. h:\pattylmaslerslRequest For Comments Notification List.doc (uPDATED: i8-Dec-07) (Also update:i:�curpin�setup\labels\annexationslannexation_utilities and franchises.doc,mailing labels&auto text when updating this documei MEMORANDUM TO: Emily Eng FROM: Todd Prager, City Arborist RE: Jensen Partition DATE: March 7, 2008 As you requested I have provided comments on the "Jensen Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.745.030 General Provisions C, lnstallafion ReQuirements. The installation of a!!landscaping shall be as follows: 1. All landscaping shal!be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturitv. Additionally, there are directions for soil amendments and modifications. 2. The plant material shall be of high grade, and sha!!meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancv. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. The applicant plans on retaining 8 of 10 viable trees over 12" on site. This represents a 80% retention rate, so no mitigation or cash assurance is required. 18.745.040, Street Trees B. Street tree plantinq list. Certain trees can severely damage utilities, streets and sidewalks or can cause persona! injury. Approval of any planting list shall be subject to review by the Director. This requirement has not been met. The applicant has not proposed to plant any street trees. If street trees are to be planted on the backside of the sidewalk, they should be large stature trees (at maturity) and planted within 6' of ROW. A determination will need to be made as to whether street trees need to be planted now, or when the properties are actually built out. The City of Tigard Street Tree List has a number of large stature trees that may be appropriate such as Hackberry, Oak, and Zelkova. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 98.745.050, Bufiferin_q and Screenin_q This requirement does not appear to be applicable to this project. 18.790.030, Tree Plan Requirement A. Tree plan required. A tree plan for the planting, removal and protectivn of trees prepared by a certified arborist shal!be provided for any lot, parce/ or combination of lots orparce/s for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possib/e. As required, the applicant has provided a tree plan conducted by Morgan Holen, a certified arborist. However, the tree plan does not contain all of the required elements (see B4 below). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. However, please consider having the applicant include the tree numbers on the improvement plan (sheet C3). 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of/ess than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been met. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The project arborist shall provide a supplemental protection plan with after construction tree protection specifications. Specifically the project arborist shall address appropriate landscape materials and methods around preserved trees. Also, the type of tree protection fencing that will be used should be labeled directly on the plans. Finally, the tree protection plan should include a signature of approval from the project arborist. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed hy Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurab/e negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soi/s; turbid or sediment laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no /ess than a 75% canopy cover or no /ess than the existing canopy cover if the existing canopy cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written requesf by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. This requirement does not appear to be applicable to this project. CONDITIONS OF APPROVAL Street Trees This requirement has not been met. The applicant has not proposed to plant any street trees. If street trees are to be planted on the backside of the sidewalk, they should be large stature trees (at maturity) and planted within 6' of ROW. A determination will need to be made as to whether street trees need to be planted now, or when the properties are actually built out. The City of Tigard Street Tree List has a number of large stature trees that may be appropriate such as Hackberry, Oak, and Zelkova. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. Tree Mitigation The applicant plans on retaining 8 of 10 viable trees over 12" on site. This represents a 80% retention rate, so no mitigation or cash assurance is required. Tree Protection This requirement has not been met. The project arborist shall provide a supplemental protection plan with after construction tree protection specifications. Specifically the project arborist shall address appropriate landscape materials and methods around preserved trees. Also, the type of tree protection fencing that will be used should be labeled directly on the plans. Finally, the tree protection plan should include a signature of approval from the project arborist. All trees to be retained shall be protected with five or six (5' - 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • !f the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. \� /�� _ �� CleanWater Services Our c��tnniitinciil iti cic.ir. MAR 1 2 2008 MEMORANDUM DATE: March 10, 2008 FROM: David Schweitzer, Clean Water Services TO: Emily Eng, Assistant Planner City of Tigard Planning Division SUBJECT: Review Comments—Jensen Partition, 2008-00003 MLP GENERAL COMMENTS ■ This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. ■ All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. ■ Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. ■ A Stormwater Connection Permit Authorization shall be required, as autharized by CWS, prior to construction of sanitary sewer, storm and surface water systems, and final plat approval. ■ Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards, and shall be shown on the final construction plans. SANITARY SEWER ■ Each lot in the development shall be provided with a direct gravity side sewer(service lateral) conneclion to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. ■ Lateral lengths and design considerations shall follow R&O 07-20 chapter 5.09 requirements. 2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 Phone: (503)681-3600 • Fax: (503) 681-3603 •www.CleanWaterServices.org !� /l,� _ �`� �e CleanWater Services Our cominitincnt is cicar. STORM DRAINAGE AND WATER QUALITY ■ Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. ■ Weep holes shall follow R&O 07-20 chapter 5.09.3 (g) design requirements and finish floor elevation shall be required on the construction plans for new dwellings. As proposed the weep holes drain into an existing ditch. Lot run off shall not cross into onto other property. e A hy�draulic and hydrological analysis of the existing drainage and downstream stonn conveyance system, in accordance with cunent CWS Design and Construction Standards R&O 07-20 chapter 2.04.2 (m), is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. ■ City required half street improvements may require an extension of the public SD system. SENSITIVE AREA ■ CWS has reviewed this proposal for T�/Lot Map 2S1 04BD-00700 and issued a Sensitive Area Pre-Screening Site Assesment(SAPSSA), CWS File Number 07-004551, for the proposed development dated November 13, 2007 for the land use of addition to Single Family Residence. This land use does not match that on the Request for Comments MLP 2008-00003, and an amendment to this SAPSSA is required. Sensitive areas do not appear to exist on site or within 200' of the site. This document when amended will serve as the Service Provider Letter for this project. EROSION CONTROL ■ All CWS erosion control requirements in accordance with current CWS Design and Construction Standards shall be met. 2550 SW Hilisboro Highway • Hillsboro, Oregon 97123 Phone� (503)687-3600• Fax: (503) 681-3603 •www.CleanWaterServices.org Emily Eng From: Smith, Lynn [Lynn.Smith@qwest.com] Sent: Tuesday, March 18, 2008 1:44 PM To: Emily Eng Subject: Qwest response In response to the following requests for comment: RCM Office Bldg ]ensen Partition This project falls outside of the Qwest serving area, therefore we have no objections or comments. Thank you for the opportunity to review and comment. Please consider this e-mail the only response we will send on these project. Have a wonderful day. Thank you, Lynn M. Smith Manager, Right-of-Way Oregon 503-242-6376 Office 800-427-8360 Pager 503-242-7513 Fax This communication is the property of Qwest and may contain confidential or privileged information. Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. i ._. � , Tualatin Valley Fire & Rescue March 24, 2008 Emily Eng, Assistant Planner City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 Re: Jensen Partition {MLP) 2008-00003 Dear Emily, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modifled as approved by the fire code official. (IFC 503.1.1) 2) GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (maximum 5%)with the exception of crowning for water run-off. When fire sprinklers are installed, a maximum grade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point beginning at the first due fire station to a point within 150 feet of all structures within the development. The approval of fire sprinklers as an alternate shall be accomplished in accordance with the provisions of ORS 455.610(5). (IFC 503.2.7 & D103.2) If SW 136th Court exceeds 10% grade,the option for automatic sprinkler protection in the new structures would be an acceptable alternative. 3) SINGLE FAMILY DWELLINGS -REQUIRED FIRE FLOW: The minimum available fire flow for single family dwellings and duplexes served by a municipal water supply shall be 1,000 gallons per minute. If the structure(s) is (are) 3,600 square feet or larger, the required fire flow shall be determined according to IFC Appendix B. (IFC B105.1) The fire hydrant shown on the submitted drawings must be able to provide the required fire flow demand. 4) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible materials on the site. (IFC 1410.1 & 1412.1) North Division Ojfrce 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com � � , Tualatin Valley Fire & Rescue We trust this letter will be helpful with the final design of this proposal insofar as fire apparatus access and firefighting water supplies are concerned. If there is anything about this letter you do not understand, disagree with, or wish to discuss further, please call me. Sincerely, John K . Dalby John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 (503) 356-4723 No�th Division Office 14480 SW Jenkins Road, Beaverton,OR 97005 Phone: 503-356-4700 Fax: 503-644-2214 www.tvfr.com MEMORANDUM CITY OF TIGARD, OREGON DATE: 3/27/08 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Enginee RE: MLP2008-00003 Jensen 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. The applicant's engineer, SR Design, LLC, prepared a �reliminary sight distance certification for access. The speed limit along SW 136t Court is 25 mph, requiring a minimum 250 feet of sight distance. Sight distance from the access point on 136th Court north to Walnut Lane was measured to be 228 feet. The distance from the existing driveway to the northern edge of SW Walnut Lane is only 218 feet (the far side of the intersection of Walnut Lane/136th Court). The proposed driveway for Parcel 1 has existing shrubs obscuring sight distance to the north. The engineer states that proposed development activities would remove the existing shrubs. The applicant's engineer, upon completion of public improvements, shall submit a final sight distance certification for the three access locations. Street And Utility 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. � ENGINEERING COMMENTS PAGE 1 ' � 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 local street to have a 54 foot 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 136th Court, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 40 feet of ROW radius in the cul-de-sac bulb, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a 45 foot bulb radius. SW 136th Avenue Court is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a future street improvement agreement. In addition, the applicant's plans indicate they will pave the east half of the cul-de-sac bulb to its approximate ultimate width and location. The driveway aprons will be asphaltic concrete and placed behind the new ROW line in their ultimate location. 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. SW 136�h Avenue is a cul-de-sac street that terminated with a bulb. There is no opportunity to extend the street to the south due to existing development. 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 ENGINEERING COMMENTS PAGE 2 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 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. SW 136t" Avenue is a cul-de-sac street that terminated with a bulb. There is no opportunity to extend the street to the south due to existing development. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: • All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and • The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb, and • If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. SW 136th Court is approximately 170 feet long, thereby meeting this criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15°/a for distances of no greater than 250 feet). Centerline radii of curves shall be as determined by the City Engineer. SW 136th Court is at a grade of approximately 13%. The cul-de-sac length of this local street is less than 250 feet, therefore this criterion is met. ENGINEERING COMMENTS PAGE 3 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 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 minimum 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, ENGINEERING COMMENTS PAGE 4 collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The cul-de-sac bulb cannot be constructed in pieces and work properly for grading and drainage. There are private retaining walls encroaching into the public ROW on properties that are not included in this land use. Because of the major undertaking of rebuilding this cul-de-sac bulb, the developer will be allowed to enter into a future street improvement agreement for improvements to their frontage within the bulb. However, street trees are required at this time and will need to be planted behind the future sidewalk location within an easement. The applicant shall submit a street tree plan to the engineering department for review and approval. An easement for the trees shall be included on the final plat. 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. The applicant's plans indicate each parcel will have a separate sanitary sewer lateral. Storm Drainage: 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 ENGINEERING COMMENTS PAGE 5 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 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 applicant's plans show all parcels provided with 4" storm sewer laterals draining through weepholes to SW 136th Court. However, Parcel 1 should be connected to a larger storm sewer line within the public ROW that connects to the storm sewer line on the adjacent downstream parcel. Parcels 2 and 3 can drain through weepholes. The City and CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site facility to accommodate detention of the storm water from Parcels 1 and 3. Rather, the City and 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 apptication. 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 ENGINEERING COMMENTS PAGE 6 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. Public Water Svstem: The City of Tigard provides service in this area. The applicanYs plans indicate they will install two 3/4" meters and use the existing water meter to serve these parcels. Storm Water Quality: 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. ENGINEERING COMMENTS PAGE 7 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 Parcels 1 and 3. 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 applicant shall submit an Erosion Control plan with their PFI Permit submittal. Address Assiqnments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. 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. 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 nefinrork (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 PAGE 8 Recommendations: THE FOLLOWING CONDITIONS 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, paving 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.tiqard-or.gov). . 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. . The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. . 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 submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW 136�h Court as a part of this project: A. widen pavement to ultimate cul-de-sac bulb width; ENGINEERING COMMENTS PAGE 9 B. street trees behind future sidewalk location, spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. cfriveway apron (if applicable). . The applicant shall submit a street tree plan to engineering for review and approval. . The final plat shall include an easement for the street trees. . The applicant shall revise the utility plan to connect the storm sewer lateral from Parcel 1 to the existing storm line in the public ROW downstream of the development. . The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 136th Court 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, 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 cause a statement to be placed on the final plat to indicate that the proposed shared driveway will be jointly owned and maintained by the private property owners take access from it. . 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 applicanYs 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 ENGINEERING COMMENTS PAGE 10 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) 639-4171, ext. 2421). 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 SW 136th Court, providing a 45 foot radius, 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 one mylar copy of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). . Prior to issuance of building permits, the applicant's engineer shall provide a final sight distance certification for access to the three parcels. 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 paper copy of the recorded final plat. ENGINEERING COMMENTS PAGE 11 . 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. . During issuance of the building permit for Parcels 1 and 3, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS PAGE 12 . AFFIDAVIT OF POSTING NOTICE ° OF A LAND USE PROPOSAL . � . IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land L se�lpplications for: Land Use File Nos.: MLP2008-00003 Land Use File Name: JENSEN PARTITION I, Emil�� Fng,rlssistant Planner for the Cit�of Tigard, do affirm that I posted norice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currendy registered) l � b to c� S�-.� l'3 b�'` c..T and did personally post norice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the�day of �� ,2007. Signature of rformed Posting h:`J��},'�n`.patn-��,mastcrs��..affida��rt ni p��scmp,fur app6can[�u pu.t public heanng.doc ENSEN PARTITION . MIN�R D PARTIT�N MLP 2008-00003 � REQUEST: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. The owners do not have immediate plans to builc� �n Lot 3, but desire to create the lot for future development. LOCATION: 12660 SW 136r'' Court at the southeast corner of the cul-de-sac, Washington County Tax Map 2S104BD, Tax Lot 700. zONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITER.�: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. �,urther information may be obtained from the Planning Division (staff contact: Emilv Eng, Assistant Planner (x2� at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to emil,�(a�,�tigard-or.��ov. A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. _ o�`' — � _�� - . . - . �� SW BENISH �EO�RAP�� NFORMAT�oN Srs,EM p� m�,,,.o, AREA NOTIFIED � :„�.,u„ �,.�,�, m�,�, mMU,�a, � (5 00') SWMAR maun9oa mouaaeo � _ c�,---- wui o � Nui � wui�e wuia� Muin a ��p� 1B9NI14!E wui:ao moueeuw wuit oe aui a wui:oa eeui oa rum� _ mouee»o� ` J —� ----------- w�oes ee � W __ woose��BO a�aos�o ��a�e� mw�aeosw mouou9mo e��ea�a mw�onmeo c� F O R: S R D e s i g n aneoe T � — — — - mouc�Hr N --- S WALNUT LN � -- _ m�.�,�b,. RE: 2S104BD, 700 015 10 ae�osx t ian� a eu�e�eo aeeas�o � =========== V mou000aaa �aeeeoaro mw��'�� lE101B10�501 N�BOSBO � M�C�77Y0 i51N�B01101 �anesi o �pqBOWO (� 1SI0{IIC11EB0 mou�ea�e M mwma�oe moumeoa� � - Property owner information ROSY �,euc�aoe ! is valid for 3 months from mw�ome�a ��o�� mw�oo.ea the date printed on this map. CT mweno�w mw�oes9oa maumrm� � meuo�we m en � iouoorn /�_ mw�eacsea weoas a wc�: ��I = eueeeeo mooac�seoo .1/� mwmua � ��, �eae ea � mw�enua m°Nee�°N maeomtaa mweoeme wu� u nu�u�o w�awto auc�noe wn � �� mwmi:a� — -— maucitfoa = --—- - �"_ weeam a (7 tmeeeooNeo ss�oucuoa� ---- r maeea��u � — moue�n�a S ___ mw�uenea �aeoano: mouoassoa meue��s�e � mw�oe�ee N w�ama o mweeone� - 0 700 200 300 Feet I � -- - 1"=230 feet nioa�omo� .� mwnos:ao mae�o:oee �I�� Information on this map is for general location only and �-�� — should be venfied with the Development Services Division. � 13125 SW Hall Blvd Tigard,OR 97223 (503)639-4177 /\ http:/hwrN.ci.tigard.or.us Community Development Plot date:Feb 20,2008;C:�magic\MAGIC03.APR � r 2S1046A-12900 2S104B�-02100 AFSHAR BRIAN S& BENETTI MARCO A 8 SALLY A NAVAHI SOUDABEN 13650 SW FERN ST 13732 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-09900 2S104BA-13100 ALEXANDER LIVING TRUST BERGEY BRUCE&CAROLYN BY MARION/DOMINIQUE ALEXANDER TRS 7700 SW RIVER RD 12645 SW 135TH AVE HILLSBORO, OR 97123 TIGARD,OR 97223 2S104BD-10000 2S1046D-00800 AL NDE IVING TRUST BROWN DONALD B& BY MA /DOMINIQUE ALEXANDER TRS NORTON-BROWN KATHLEEN A 1264 �35TH AVE 13590 SW WALNUT LN T ARD, OR 97223 TIGARD,OR 97223 2S104BD-10100 251046A-11800 ALEXANDER STEFAN& CASE MARK 8 PATRICIA R POTTS DIANA R 13515 SW LIDEN 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD.OR 97223 251048D-05200 2S104BA-12400 ALLEY BARRY A CHILDERS DANIEL J&DIANA K 13788 SW WALNUT LN 13630 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-00900 2S104BD-02300 ALULA BERHANU B CLARKE JOHN A 8 NANCY J 13540 SW WALNUT LN 54966 MALLARD DR TIGARD. OR 97223 BEND,OR 97707 2S104BD-04800 2 104BD-0210 ATWOOD JEFFREY P&B J C KE HN A&NANCY J 13728 SW ROSY CT 5496 LLARD DR TIGARD,OR 97223 D, O 97707 2S1046D-06900 25104BD-09800 BARRETT GORDON W&MELISSA J CLEM RICHARD R&BETTE J 13800 SW FERN ST 13555 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S1046A-13000 2S1046D-02000 BECK JASON S&MICHELLE M COLBY ROBERT W& 13758 SW MARCIA DR COLBY SUSAN Y TIGARD,OR 97223 13720 SW FERN ST TIGARD,OR 97223 2S104AC-12600 2S1046D-09500 BECKHAM GARVE&MARILYN COLEMAN MIKE G 8 CORY D JT LIVING TRUST 13635 SW WALNUT LN BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD,OR 97223 2S104BA-12200 2S104BA-12100 CRAIG ANDREW S GENTILE RAYMONT C III 13566 SW MARCIA DR 13544 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-O5000 2S1048D-01300 DAYAL NIMESH R&JAISHREE G HAVILAND RANDALL S TR& 13763 SW ROSY CT HAVILAND LEUEEN M TIGARD,OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S104BD-07100 2S104AC-11200 DDR DEVELOPMENT LLC HERZBERG SHAWN C&ANNE 14295 SW WOODHUE ST 12760 SW 134TH AVE TIGARD, OR 97224 TIGARD,OR 97223 104AC-123 0 2S1046A-12600 D P TE OWNERS OF HO WILLIAM& LOT 3 HO REBECCA HUONG , 13674 SW MARCIA DR TIGARD,OR 97223 104AC-124 0 2S1046D-06100 D R P TE OWNERS OF HOLTHAUS ROBERT A LOT -13 12643 SW 138TH AVE , TIGARD,OR 97223 2S704AC-11000 2S1046D-00500 DELEON TARA IRONWOOD HOMES INC 12720 SW 134TH AVE PO BOX 981 TIGARD, OR 97223 SHERWOOD,OR 97140 2S104BD-06500 2S1046D-06700 ELGGREN DAVID ANTHONY 8 JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD,OR 97223 TIGARD, OR 97223 2S104BD-00401 2S1046D-02600 FLEISHMAN HERMAN JAGOSH JOHN M&LISA A PO BOX 19633 12905 SW 135TH AVE PORTLAND,OR 97280 TIGARD,OR 97223 2S104BD-05700 25104BD-02400 FLOREY FRANCIS BRADLEY& JAQUESS MARK 8 JEWEL KATHLEEN MARIE 13530 SW FERN ST 13805 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-03700 2S1046D-00700 FOOTE CORI JENSEN NORMAN S&JUDIE L 12601 SW 134TH AVE 13455 NE SCHUYLER ST TIGARD, OR 97223 PORTLAND,OR 97230 • r� 2S104BD-00100 2S1048D-05500 JOHANSSON MARTIN L JOAN LAMBERT MARK A&JENNIFER A 13535 SW WALNUT LN 13759 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-O5800 2S104BD-01200 JOHNSON THEODORE R& LAMORA SHIRLEY A TR AND JUDY A 8 WILES NICOLETTE YVONNE NICOLETTI DEBRA L 13585 SW FERN ST 13827 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04400 251048D-09700 KAPLAN DANIEL& LASALLE BANK NATIONAL ASSN TR MANN ALLA 4828 LOOP CENTRAL DR 12774 SW 138TH HOUSTON,TX 77081 TIGARD,OR 97223 2S104AC-13000 2S104BA-15000 KHALEGHI GHASSEM AND LEE THANH& NADJARAN NAHIDEH HUANG LIU 12780 SW 135TH AVE 13609 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15100 2S1046A-12700 KHEIRABADI MA50UD MALONEY ERIK M&TRICIA L 13510 SW LIDEN DR 13690 SW MARCIA DR TIGARD,OR 97223 PORTLAND,OR 97223 2S104AC-11100 2S1046D-05400 KORDMAHALEH FARDAD T MARVIN RANDALL A& 130 KINGSGATE RD KERSTIENS-MARVIN HELEN A LAKE OSWEGO,OR 97035 13724 SW WALNUT LN TIGARD,OR 97223 2S104AC-03300 2S104AC-03600 KOSHIKAWA TAKASHI/KIMI MAYCUMBER JACK CARY/KAY L BY PERFORMANCE PROPERTIES 13450 SW 22ND ATTN: MOLLY BEAVERTON,OR 97005 PO BOX 1496 LAKE OSWEGO.OR 97035 2S1048D-05600 2S104AC-12700 KUSCHKE FRIEDHELM O&WALTRAUD MCGINLEY CHERYL M 13791 5W WALNUT LN 12640 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-01100 251046D-06300 KVISTAD RODERICK MENSAH TETE EUNICE 12687 SW 138TH AVE 13535 SW FERN PORTLAND,OR 97223 TIGARD, OR 97223 2S104BD-01900 2S104BA-13700 LAMB CHARLES B AND ZADA M MERCER MICHAEL R&LISA A 13770 SW FERN ST 13614 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-03200 2S1046D-07400 MITTENDORF VICKI PHELPS STEPHEN 8 SUSAN 12487 SW 134TH AVE 13796 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104AC-03400 2S 1048 D-04200 MOISO MICHAEL RIZK MARK G 8�BARBARA J 12543 SW 134TH AVE 13725 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-04600 2S104BD-01400 MONTGOMERY BRUCE& ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD,OR 97223 PORTLAND,OR 97214 2S104AC-12900 2S104BD-04300 MORADI HOMA ROSENBLOOM TRENT R&MINELBA B 12700 SW 135TH AVE 13749 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-02200 2S104AC-03500 NATHMAN CHRISTINE P 8 ROTH SCOTT L PARISI BERARDINO 12567 SW 134TH AVE 13640 SW FERN ST PORTLAND, OR 97223 PORTLAND,OR 97223 2S104AC-03100 2S1046D-04900 NEET BRIANA M& ROY SHUBHRO&MITALI HINESLY PAULINE M 13745 SW ROSY CT 12445 SW 134TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-13200 2S104AC-13100 NOSLER TERESA 8 DOUGLAS SADLER JAMES 8�PAULA 13794 5W MARCIA DR 12810 SW 135TH AVE PORTLAND,OR 97223 TIGARD, OR 97223 251046A-13600 2sioae�-osaoo ONG SIONG YONG& SAGUN JUDITH R& KHAMSONE MONTGOMERY KERRY D 13725 SW MARCIA DR 12701 SW 138TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2SioaBO-os000 2Sioasa-i2000 OSTROW DINO S SAIDAM AZIZA A& 12621 SW 138TH AVE ABDELJAWAD YASER Z& TIGARD,OR 97223 ABDELJAWAD NAJAH ZAKI 13518 SW MARCIA DR TIGARD,OR 97223 2S1046A-12800 2S1046D-05100 PERRY THUY 8� SALVATION ARMY THE PERRY CHRISTOPHER PO BOX 8798 13710 SW MARCIA DR PORTLAND,OR 97208 TIGARD,OR 97223 25104AC-13200 2S1046D-O6600 SARICH RANKA WEISENBORN DENNIS R 8 JACKIE L 12860 SW 135TH AVE 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-11900 251046D-05300 SILVER TIMOTHY 8 CHAN FU WEST JEFFREY T&KAREN R 13503 SW LIDEN DR 13756 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97224 2S104AC-12800 2S104B�-06200 SINCLAIR WILLIAM D& WHELAN JENNIFER A DOROTHY U 12665 5W 138TH AVE 12660 SW 135TH AVE TIGARD,OR 97223 TIGARD, OR 97223 2S1048A-12500 2S104BD-00600 STANESCU EMANIOL 8�FLORENTINA WHITAKER EVAN E AND 13656 SW MARCIA DR BETTY M TIGARD,OR 97223 12665 SW 136TH CT TIGARD,OR 97223 2S1046D-05900 2S104BA-12300 STEADMAN KATERINA N WILCOX JASON 13830 SW WALNUT LN 13588 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 25104AC-03900 2S1046D-09600 STEFFEN MICHAEL J WILDEY JOSEPH A 8 HOLLY ANN 12647 SW 133RD AVE 13615 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-D4500 25104BD-01600 TAI JED 8 ARONA WILLIAMS DONNEL AND 13790 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD,OR 97223 13865 SW FERN TIGARD, OR 97223 2S 104 BD-04700 TAYLOR JONATHAN W 13752 SW ROSY CT TIGARD,OR 97223 2S O4BA-1640 TIGA Y OF 131 S HALL BLVD ARD,O 97223 2 S 1 D4 B D-02500 VIESTENZ KERRY D 8 JANICE L 13570 SW FERN ST TIGARD,OR 97223 Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133�d Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150'h Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 46 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES 1no. I of I1 fi:\cur�lnlsetu�llabels\CIT West.docl UPDATED: 4-Mav-07 CITY OF TIG COMMUNI'TY DEVELOPMENT DEPAR'I1V�NT �� PLAN1vING DIVISION 13125 SW HALL BOULEVARD = TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning� EMAIL: E�att �vti<�ar�i_c>c-.��c��. REQLIEST FOR 5OO-FOOT PROPERTY OWNER MAILING LIST Property owner inf ormation is valid f or 3 months f rom the date of yt�ur request INDICATE ALL PROJECT MAI' &TAX LOT NLIMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARC�LS BELOW: TaY Lot 700 of Tax Ma� 2S1-04BD (12660 SW 136th Court� PLEASE SE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting y�ur land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS, PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. [�Completeness Letter Received Indicating 2 Sets of Envelopes w/Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of postagc stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay f or the labels when they are ready. NAME OF CONTACT PERSON:Jeff Caines- Land Use Planner PHONE: (503)-469--1213 NAME OF COMI'ANY:SR DesiQn FAX: �503)-469-8553 EMAIL: jeffc(r�srdllc.com This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-daY minimum for processuig requests. Upon compl�e�tion of your request, the contact person hsted will be called to pick up their request that will be placed in "Will Call" by the company name (or by the contact person's last name if no company) at the Planning/Enguieering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-deternvned. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate the mailing list,plus $2 per sheet for printing the list onto labels (20 addresses per sheet). Then,multiplythe cost tc print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - 4 sheets of labels s 52/sheet =$8.00 x 2 sets = $16.00 ,�sheet(s)of labels x$2/sheet =�x �� sets = �� 1 sheeu of labels x$2/sheet for interested panies x 2 sets= $ 4.00 �sheet(s)of labels x$2/sheet for interested parties =�x�sets =� GENERATE LIST = $11.00 = T�TAL = $31.00 TOTAL ` d� 25104BD-007o0 JENSEN NORMAN S&JUDIE L 13455 NE SCHUYLER ST PORTLAND,OR 97230 .�/,3/D� Q��s � ��C D�GC. �� AFFIDAVIT OF MAILING - � . � . I, Patricia L. Lunsford being first duly sworn/affirnz, 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: ;c hti�k r�q�we&�x(j kleba�) � NOTIC� OF PENDING LAND U5E DEQSION FOR MLP2008-00003/JENSEN PAR'ITTTON ❑ AMENDED NOTICE (F�7e No✓AFame Refemnce) � City of Tigard Plaruung 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 Exhibit"B",and by reference made a part hereof, on March 3,2008, and deposited in the United States Mail on March 3,2008,postage prepaid. , ��'r�/ , � ,t ' / � Gc (Person that Pre are Notice) STATE OF OREGON County of Washington ss. City of Tigard �+- Subscribed and sworn/affinned before me on the �� dayof �'�-�� ,2008. OFFlCULL S�u saia�r�rn�►T ' NOTARY PUBLIC•ORE(30N - � COMMISSION NO.418777 ' � /, . .�. MY COMMISSION EXPIRES APRIL 25,2011 �.1�1.�4C. NOTARY P I.IC OF OREGON My Corrunission Expires: `-��s�� EXHIBIT�... N�TIC�TOMORTGAC�E,LIENHOLDER,VENDORORSELLER 'Tf-�E TTGARD DEVELOPMENT OODE REQUIRES THAT IF YOU RECEIVE Tf-IIS NOTT�, IT SHALI, BE PROMPTLY FORWARDED TO 7T�E PURC�IASER NOTICE OF PENDING „ LAND USE APPLICATION : MINOR LAND PARTITION , , � DATE OF NOTICE: March 3, 2008 FILE NO.: MINOR LAND PARTITION (MLP) 2008-00003 FILE TITLE: JENSEN PARTITION APPLICANT/ APPLICANT'S OWNER Norman S.and Judie L.Jensen �P• SRDesign,LLC 13455 NE Schuyler Street � Attn: Jeff Caines,AIQ' Portland,OR 97230 8196 SW Hall Blvd,Suite 232 Beaverton,OR 97008 REQUEST: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet,7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. The owners do not have unmediate plans to build on Lot 3,but desire to create the lot for future development. LOCATION: 12660 SW 136� Court at the southeast comer of the cul-de-sac;Washington County Tax Map 2S 104BD, Ta�c Lot 700. ZONE: R 7: Medium Density Residential District. The R 7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residential units,at a min�rr�um lot size of 5,000 square feet, and duplexes, at a m�n;mum lot size of 10,000 square feet. Mobile home parks and subdivisions are also pernutted outright. Some civic and institutional uses are also permiaed conditionally. APPLICABLE RE VIE W CRIT'ERIA Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 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 founeen (14) day period to submit written coininents on the application to the Caty. THE FOURTEEN(14) DAY PERIOD ENDS AT 5:00 PM ON MARCH 17,2008. All comments should be directed to EmilyEng,Assistant Planner(x2712) in the Planning Division at the Cityof Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to emilyCc?ti�ard-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 PROCE SS THE QTY OF TIGARD APPREQATES REC�IVING COM1vIENTS AND VALUES YOUR INPUI'. CONIMEN'TS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTT� OF DEQSION. A DEQSION ON THIS ISSUE IS T'ENTA7TVELY SQ�EDULED FOR MARCH 27,2008. IF YOU PROVIDE GOMNIENTS,YOU WILL BE SENT A COPY OF Tf-�E FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF T'HE PERMANENT PUBLIC RECORD AND SHALL CONTAIN TF-�E FOLLOWING INFORMI�TTON: • Address the specific "Applicable Review Criteria" described in the section above 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; • Commenu that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with sufficient specificity on that issuc. FAILURE OF ANY PARTY TO ADDRESS THE RELEVANT APPROVAL C�ITERIA WITH SUFFIQENT SPEQFIQTY MAY PRECLUDE SUBSEQUENT APPEALS TO TF-� LAND USE BOARD OF APPEALS OR QRCUIT COURT ON 'I'HAT ISSLJE. SPEQFIC FINDINGS DIRECI'ED AT THE RELEVANT APPROVAL CRIT'ERIA ARE WHAT CONS'ITTCJ'I'E RELEVANTEVIDENC�. AFTER TI-�E 14-DAY CONINIENT PERIOD Q.OSES, Tf-� DIRECTOR SHALL ISSLJE A TrPE II ADMINISTRA'TIVE DEQSION. T� DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLICANT t1ND TO OWNERS OF RECORD OF PROPERTY LOC'.ATED WITHIN 500 FEET OF Tf-IE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN CONA�NTS OR WHO IS OTf�RWISE ENTITLED TO NOTIC�. THE DIRECTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL QtITERIA. BASED UPON Tf-IE QtITERIA AND THE FACTS CON'I'AINED WITHIN TI-�RECORD,Tf-IE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY Tf-IE REQUESTED PERNIIT OR ACIION. SLJMMARY 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. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owne� 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 propeny tax assessment roll; any Ciry-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 an}�ne 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 Deparunent. If you w�anc to inspect the file,please call and make an appoinunent with either rhe project planner or the plannulg 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 Commenu.,, -- `�L� � , .... ...._ �� ;; ''��-� osc,' � � �, VICINITI n1AP �� e� wq,, `'� °E o�i I G � ---o=----- Ts-� 1 \ILP_'i��5-iu�iHl; c ` __________ i EN;EN � sT P_�FTITII_>N F" N S J\�`S�� W {� �N�p A � S LEGEND: SLJBJECT � SIT'E T LN � / � '� f ' �� F � ' •Q F T H''q�NG �i.. .. �. r F�.,. ..., �� N � a n�ry r aa�e rna . �ur�eyc_ E�;H 181T� Norman S. and Judie L.Jensen MLP2008-00003 13455 NE Schuyler Street JENSEN PARTITION Porcland, OR 97230 SR Design, LLC Attn:Jeff Caines 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 2S104BA-12900 2S104BD-02100 AFSHAR BRIAN S 8 BENETTI MARCO A&SALLY A NAVAHI SOUDABEH 13650 SW FERN 5T 13732 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-09900 2S104BA-73100 ALEXANDER LIVING TRUST BERGEY BRUCE&CAROLYN BY MARION/DOMINIQUE ALEXANDER TRS 7700 SW RIVER RD 12645 5W 135TH AVE HILLSBORO,OR 97123 TIGARD,OR 97223 2sioaeo-�0000 2sioas�-ooeoo AL NDE IVING TRUST BROWN DONALD B& BY MA /DOMINIQUE ALEXANDER TRS NORTON-BROWN KATHLEEN A 1264 V�5TH AVE 13590 SW WALNUT LN T ARD, OR 97223 TIGARD,OR 97223 251046�-10100 2S1046A-11800 ALEXANDER STEFAN& CASE MARK 8 PATRICIA R POTTS DIANA R 13515 SW LIDEN 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-05200 2S104BA-12400 ALLEY BARRY A CHILDERS DANIEL J&DIANA K 13788 SW WALNUT LN 13630 SW MARCIA DR TIGARD, OR 97223 TIGARD, OR 97223 2S1046D-00900 2S1046D-02300 ALULA BERHANU B CLARKE JOHN A&NANCY J 13540 SW WALNUT LN 54966 MALLARD DR TIGARD,OR 97223 BENO,OR 97707 2S1048D-04800 2 104BD-0210 ATWOOD JEFFREY P 8 B J C KE HN A&NANCY J 13728 SW ROSY CT 5496 ALLARD DR TIGARD, OR 97223 D,O 97707 2S104BD•06900 2S1046D-09800 BARRETT GORDON W 8 MELISSA J CLEM RICHARD R&BETTE J 13800 SW FERN ST 13555 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S1046A-13000 2S1046D-02000 BECK JASON S 8 MICHELLE M COLBY ROBERT W& 13758 SW MARCIA DR COLBY SUSAN Y TIGARD,OR 97223 13720 SW FERN ST TIGARD,OR 97223 2S104AC-12600 2S1046D-09500 BECKHAM GARVE&MARILYN COLEMAN MIKE G 8 CORY D JT LIVING TRUST 13635 SW WALNUT LN BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD,OR 97223 2S104BA-12200 2S104BA-12100 CRAIG ANDREW S GENTILE RAYMONT C I11 13566 SW MARCIA DR 13544 SW MARCIA DR TIGARD,OR 97223 TIGARD, OR 97223 251046D-05000 251046D-01300 DAYAL NIMESH R 8 JAISHREE G HAVILAND RANDALL S TR& 13763 SW ROSY CT HAVILAND LEUEEN M TIGARD, OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S104BD-07100 2S104AC-11200 DDR DEVELOPMENT LLC HERZBERG SHAWN C&ANNE 14295 SW WOODHUE ST 12760 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97223 104AC-123 0 2S1046A-12600 D P TE OWNERS OF HO WILLIAM& LOT 3 HO REBECCA HUONG , 13674 SW MARCIA DR TIGARD,OR 97223 ioaac-iza o zs�oaao-os�oo D R P TE OWNERS OF HOLTHAUS ROBERT A LOT -13 12643 SW 138TH AVE , TIGARD,OR 97223 2S104AC-11000 2S1046D-00500 DELEON TARA IRONWOOD HOMES INC 12720 SW 134TH AVE PO BOX 981 TIGARD, OR 97223 SHERWOOD,OR 97140 2S104BD-06500 2S104BD-06700 ELGGREN DAVID ANTHONY& JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-00407 2S1046D-02600 FLEISHMAN HERMAN JAGOSH JOHN M 8 LISA A PO BOX 19633 12905 SW 135TH AVE PORTLAND, OR 97280 TIGARD,OR 97223 2S1048D-05700 2S1048D-02400 FLOREY FRANCIS BRADLEY 8� JAQUESS MARK 8 JEWEL KATHLEEN MARIE 13530 SW FERN ST 13805 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-037D0 2S104BD-00700 FOOTE CORI JENSEN NORMAN S&JUDIE L 12601 SW 134TH AVE 13455 NE SCHUYLER ST TIGARD, OR 97223 PORTLAND,OR 97230 2St04BD-00100 2S104BD-05500 JOHANSSON MARTIN L JOAN LAMBERT MARK A&JENNIFER A 13535 SW WALNUT LN 13759 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BD-05800 2S104BD-01200 JOHNSON THEODORE R& LAMORA SHIRLEY A TR AND JUDY A 8 WILES NICOLETTE YVONNE NICOLETTI DEBRA L 13585 SW FERN ST 13827 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S1046D-04400 2S1048D-09700 KAPLAN DANIEL 8 LASALLE BANK NATIONAL ASSN TR MANN ALLA 4828 LOOP CENTRAL DR 12774 SW 138TH HOUSTON,TX 77081 TIGARD,OR 97223 2S104AC•13000 2S1046A-15000 KHALEGHI GHASSEM AND LEE THANH& NADJARAN NAHIDEH HUANG LIU 12780 SW 135TH AVE 13609 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BA-15100 2S104BA-12700 KHEIRABADI MASOUD MALONEY ERIK M&TRICIA L 13510 SW LIDEN DR 13690 SW MARCIA DR TIGARD,OR 97223 PORTLAND,OR 97223 2S104AC-11100 2S1048D-05400 KORDMAHALEH FARDAD T MARVIN RANDALL A 8 130 KINGSGATE RD KERSTIENS-MARVIN HELEN A LAKE OSWEGO,OR 97035 13724 SW WALNUT LN TIGARD,OR 97223 2S104AC-03300 25104AC-03600 KOSHIKAWA TAKASHI/KIMI MAYCUMBER JACK CARY/KAY L BY PERFORMANCE PROPERTIES 13450 SW 22ND ATTN: MOLLY BEAVERTON,OR 97005 PO BOX 1496 LAKE OSWEGO,OR 97035 2S1046D-O5600 25104AC-12700 KUSCHKE FRIEDHELM O 8 WALTRAUD MCGINLEY CHERYL M 13791 SW WALNUT LN 12640 SW 135TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S1046D-01100 2S1048D-06300 KVISTAD RODERICK MENSAH TETE EUNICE 12687 SW 138TH AVE 13535 SW FERN PORTLAND, OR 97223 TIGARD,OR 97223 2S1046D-01900 2S1046A-13700 LAMB CHARLES B AND ZADA M MERCER MICHAEL R&LISA A 13770 SW FERN ST 13614 SW NORTHVIEW DR TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-03200 2S104BD-07000 MITTENDORF VICKI PHELPS STEPHEN 8 SUSAN 12487 SW 134TH AVE 13796 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 25104AC-03400 2S104BD-04200 MOISO MICHAEL RIZK MARK G 8 BARBARA J 12543 SW 134TH AVE 13725 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S 104 B�-04600 2 S 104 BD-01400 MONTGOMERY BRUCE 8 ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD,OR 97223 PORTLAND,OR 97214 2S104AC-12900 2S7046D-04300 MORADI HOMA ROSENBLOOM TRENT R&MINELBA B 12700 SW 135TH AVE 13749 SW FERN ST TIGARD, OR 97223 TIGARD,OR 97223 2S104B0-02200 2S104AC-03500 NATHMAN CHRISTINE P 8 ROTH SCOTT L PARISI BERARDINO 12567 SW 134TH AVE 13640 SW FERN ST PORTLAND,OR 97223 PORTLAND, OR 97223 2S104AC-03100 2S1046D-04900 NEET BRIANA M& ROY SHUBHRO&MITALI HINESLY PAULINE M 13745 SW ROSY CT 12445 SW 134TH AVE TIGARD,OR 97223 TIGARD, OR 97223 2S1046A-13200 2S104AC-13100 NOSLER TERESA 8 DOUGLAS SADLER JAMES&PAULA 13794 SW MARCIA DR 12810 SW 135TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S1048A-13600 2S104BD-06400 ONG 510NG YONG& SAGUN JUDITH R& KHAMSONE MONTGOMERY KERRY D 13725 SW MARCIA DR 12701 SW 138TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S104B�-O6000 2S1048A-12000 OSTROW DINO S SAIDAM AZIZA A 8 12621 SW 138TH AVE ABDELJAWAD YASER Z& TIGARD, OR 97223 ABDELJAWAD NAJAH ZAKI 13518 SW MARCIA DR TIGARD,OR 97223 2S1048A-12800 2S104BD-O5100 PERRY THUY& SALVATION ARMY THE PERRY CHRISTOPHER PO BOX 8798 13710 SW MARCIA DR PORTLAND,OR 97208 TIGARD, OR 97223 2S104AC-13200 2S104BD-06600 SARICH RANKA WEISENBORN DENNIS R&JACKIE L 12860 SW 135TH AVE 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1048A-11900 2S104BD-05300 SILVER TIMOTHY 8 CHAN FU WEST JEFFREY T&KAREN R 13503 SW LIDEN DR 13756 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97224 2S104AC-12800 2S1048D-06200 SINCLAIR WILLIAM D 8� WHELAN JENNIFER A DOROTHY U 12665 SW 138TH AVE 12660 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1D48A-12500 251046D-00600 STANESCU EMANIOL&FLORENTINA WHITAKER EVAN E AND 13656 SW MARCIA DR BETTY M TIGARD,OR 97223 12665 SW 136TH CT TIGARD,OR 97223 251046D-05900 2S104BA-12300 STEADMAN KATERINA N WILCOX JASON 13830 SW WALNUT LN 13588 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 25104AC-03900 2S10460-09600 STEFFEN MICHAEL J WILDEY JOSEPH A&HOLLY ANN 12647 SW 133RD AVE 13615 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S 104 B D-0450D 2 S 1046 D-01600 TAI JED&ARONA WILLIAMS DONNEL AND 13790 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD,OR 97223 13865 SW FERN TIGARD,OR 97223 2 S 1048 D-04700 TAYLOR JONATHAN W 13752 SW ROSY CT TIGARD, OR 97223 2 04BA-1640 TIGA Y OF 131 S HALL BLVD T ARD,O 97223 2 S 104 B D-02500 VIESTENZ KERRY D&JANICE L 13570 SW FERN ST TIGARD,OR 97223 Charfie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133�d Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136'h Place Tigard, OR 97224 CPO 46 Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150'h Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 46 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTE� PARTIES foo. I o( II li:\curoln\setuc�llabelslClT West.docl UPDATED: 4-Mav-07 �� AFFIDAVIT OF MAILING - � I, Patricia L. Lunsford bein� first duly sworn/affinn, on oath depose and say that I am a Planning Administrative Assistant for the City of�I'iga , Washington County,Oregon and that I served the followuig: «]xwk.�pnp�Rn(,l Iki,u; 0 NOTIC� OF DEQSION FOx: MI.P2008-00003/JENSEN PARTTTTON (File No./N:ttr�e Refennce) � AMENDEDNOT[C� � Caty of T'igard Pla.uuvng Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named petson(s) at the address(s) shown on the attached list(s),marked Exhibit"B", and byreference made a part hereof,on At�ril 4,2008, and deposited in the United States Mail on n1Ap • 4,2008,postage prepaid. ` - � �l�L/ � (Person pare o � STATE OF ORE GON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the�dayof �� ,2008. OFFiCIAL SEAL � SHIFILEV L TREAT NOTARY P LIC OF OREGON NOTARY PUBLIC-ORE(iON � COMMISSION NO.418777 MyConunission E�cpires: `��1� M MY COMMISSION EXPIRES APRIL 25,2011 EXHIBIT A NOTICE OF TYPE II DECISION , ,� MINOR LAND PARTITION (MLP) 2008-00003 = JENSEN PARTITION 120 DAYS = 6/20/2008 SECTION I. APPLICATION SUMMARY FILE NAME: JENSEN PARTITION CASE NO: Minor Land Partition (MLP) MLP2008-00003 PROPOSAL: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. An additional home is planned for Lot 3, but the owners do not have unmediate plans to build. APPLICANT/ APPLICANT'S OWNER Norm S. and Julie L.Jensen REP: SR Design,LLC 13455 NE Schuyler Street Attn: Jeff Caines, AIQ' Portland, OR 97230 8196 SW Hall Blvd, Suite 232 Beaverton,OR 97008 ZONING DESIGNATION: R-7: Medium-Density Residential District. The R 7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a m;nimum lot size of 5,000 square feet, and duplexes, at a miniinum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 12660 SW 136th Court, southeast corner of the cul-de-sac; Washington County Tax Map 2S 104BD, Tax Lot 700. PROPOSED PARCEL 1: 6,437 Square Feet PROPOSED PARCEL 2: 7,848 Square Feet PROPOSED PARCEL 3: 10,218 Square Feet APPLICABLE RE VIE W CRITERIA: Commuruty Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795,and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Communiry 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 t�venry-frve 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 govemment agencies Final Decision: THIS DECISION IS FINAL ON APRIL 4, 2008 AND BECOMES EFFECTIVE ON APRIL 19, 2008 UNLESS AN APPEAL IS FILED. DA� Deal-: 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 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 wluch provides that a written appeal together with the required fee shall be filed with the Director within ten �10) business days of the date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava able from the I�lanning Division of Tigard CityHall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Uriless the applicant is the appellant, the hearing on an appeai from the Director's Decision shall be confined to the ' specific issues ident�fied in the wntten comments subrrutted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunn�the appeal hearing,subject to any additional rules of procedure that may be adopted from time to tune by the appe ate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 18, 2008. Fo�estions: er information lease contact the Planning Division Staff Planner, �Emil En� at (503) 639-4171, Tigard CityHall, 13125 SW Hall�oulevard, Tigard, Oregon 97223 or byemail to emil ti�arci-or.Q�,ov —� - ; F,;r, �- . � � a �� i � , . _ _ - � , � i r — ,tiE y� sr�'� \I�'INII'l �1�1P !E, / �q y TLT -----__—__ s.� \ILP'nnS-i�uiR�; �S C _----_---_ 1ENSEN s� 7'_�RTITIc_)N E �o � �E W N H �0�� W MA CI � LEGEND: -� � — � SUBJECT 'WALNUT LN o '� G � � � R "°sv . � F . - hq<,y �., � I. �r r. 1^• j,L; �.�1 ♦ N � �py nm�n1 al 9 P. . �•1ma�}cNAA 1 A II I I A : Y: I �v.<��.� �. i n�, , t� 5� I i i�ni unf 1..r.,.i Z � 1 I �EDIC�l1O1 5.0'�— _— � C, _y�.,9, =�-- - � � � 1 PARCEL 1 h��0�I W � I N I s.wn sr I ^� II � I� � n..y.�I, � I RI p N N � � s;. t�y '�..\ /� zo.o�� i uni y d� �� /y �a.o• e.o•Z ..-- - -1 I df � :� � St& �.. weo_aeve'e ix�.�z' � � �� :,p� �. _�-_ _ � �� m , / l //%%%/%i%j� I �� {�"%l//�� 1 / 1 (�/ Ep51NC IpU9E /�/�', xeo sw ixn� �' cawr � �I ��%�� PARCEL 2 :- I � �--+ Z >.M6 g �,{//l 15.0' W O N '; '� � �t'� � ✓G,///,%///%%////%L'/;lll i i; \ I '""' O �3 �w��d1 �� `: x � c� 4 yC E-� w o � I_ I �- �- ——sea�e•oz r---i�z _�——��; w �1 � � �n��rv Ls.o' —.� d Z ^I I �o.c. � � v. l� (� p < 'oms rQwrs' s.o''�. � � ��.��s � .,��o.,�.�,� g a z a ff 'I PARCEL 3 I�I W � o.re s W � I � . — � I � (/� � �- - - � " �; Qz I - -- .�„„.,zso -__. , -- � - a � � I a�� .i o..iu, ._'... cucpT N0. I r �.� � , �� 1 � scae: r=�o. 2S1048A-12900 � 2S104BD-02t00 AFSHAR BRIAN S 8 BENETTI MARCO A&SALLY A EXH I B 11�.�. NAVAHI SOUDABEH 13650 SW FERN ST 13732 SW MARCIA DR TIGARD,OR 97223 TIGARD, OR 97223 251048D-0990D 2S104BA-13100 ALEXANDER LIVING TRUST BERGEY BRUCE&CAROLYN BY MARION/DOMINIQUE ALEXANDER TRS 7700 SW RIVER RD 12645 SW 135TH AVE HILLSBORO,OR 97123 TIGARD,OR 97223 2S 104 B D-10000 2S 104B D-00800 AL NDE IVING TRUST BROWN DONALD B 8 BY MA /DOMINIQUE ALEXANDER TRS NORTON-BROWN KATHLEEN A 1264 �STH AVE 13590 SW WALNUT LN T ARD, OR 97223 TIGARD,OR 97223 2S104BD-10100 251046A-11800 ALEXANDER STEFAN 8� CASE MARK&PATRICIA R POTTS DIANA R 13515 SW LIDEN 12645 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-05200 2S104BA-12400 ALLEY BARRY A CHILDERS DANIEL J&DIANA K 13788 SW WALNUT LN 13630 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-00900 2S104BD-02300 ALULA BERHANU B CLARKE JOHN A&NANCY J 13540 SW WALNUT LN 54966 MALLARD DR TIGARD, OR 97223 BEND, OR 97707 251048D-04800 2 104BD-0210 ATWOOD JEFFREY P 8�B J C KE HN A&NANCY J 13728 SW ROSY CT 5496 LLARD DR TIGARD, OR 97223 D,O 97707 2S1048D-06900 2S104BD-09800 BARRETT GORDON W 8 MELISSA J CLEM RICHARD R&BETTE J 13800 SW FERN ST 13555 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S1048A-13000 2S104BD-02000 BECK JASON S 8 MICHELLE M COLBY ROBERT W 8 13758 SW MARCIA DR COLBY SUSAN Y TIGARD,OR 97223 13720 SW FERN ST TIGARD,OR 97223 2S1D4AC-12600 2S104BD-09500 BECKHAM GARVE 8 MARILYN COLEMAN MIKE G 8 CORY D JT LIVING TRUST 13635 SW WALNUT LN BY GARVE/MARILHN BECKHAM TRS TIGARD,OR 97223 12620 SW 135TH AVE TIGARD, OR 97223 2S1046A-12200 � 251048A-12100 CRAIG ANDREW S GENTILE RAYMONT C III 13566 SW MARCIA DR 13544 SW MARCIA DR TIGARD,OR 97223 TIGARD,OR 97223 2S 1048 D-O5000 2S 104 BD-01300 DAYAL NIMESH R 8�JAISHREE G HAVILAND RANOALL S TR& 13763 SW ROSY CT HAVILAND LEUEEN M TIGARD, OR 97223 13625 SW FERN ST TIGARD,OR 97223 2S104BD-071Q0 2S104AC-11200 DDR DEVELOPMENT LLC HERZBERG SHAWN C 8 ANNE 14295 SW WOODHUE ST 12760 SW 134TH AVE TIGARD,OR 97224 TIGARD,OR 97223 104AC-123 0 2S1048A-12600 D P TE OWNERS OF HO WILLIAM& LOT 3 HO REBECCA HUONG , 13674 SW MARCIA DR TIGARD,�R 97223 104AC-124 0 2S1048D-06100 D R P TE OWNERS OF HOLTHAUS ROBERT A LOT -13 12643 SW 138TH AVE , TIGARD,OR 97223 2S104AC-11000 251048D•00500 DELEON TARA IRONWOOD HOMES INC 12720 SW 134TH AVE PO BOX 981 TIGARD, OR 97223 SHERWOOD,OR 97140 zsi oaso-ossoo 2S1046�-067D0 ELGGREN DAVID ANTHONY 8 JACKSON GREGORY ELGGREN COLLEEN R 12755 SW 138TH AVE 12739 SW 138TH AVE TIGARD,OR 97223 TIGARD, OR 97223 251046D-00401 251048D-02600 FLEISHMAN HERMAN JAGOSH JOHN M 8 LISA A PO BOX 19633 12905 5W 135TH AVE PORTLAND, OR 97280 TIGARD,OR 97223 2S104BD-05700 2S104BD-02400 FLOREY FRANCIS BRADLEY& JAQUESS MARK&JEWEL KATHLEEN MARIE 13530 SW FERN ST 13805 SW WALNUT LN TIGARD,OR 97223 TIGARD, OR 97223 2S104AC-03700 2S1048D-00700 FOOTE CORI JENSEN NORMAN S&JU�IE L 12601 SW 134TH AVE 13455 NE SCHUYLER 5T TIGARD, OR 97223 PORTLAND,OR 97230 2S1046 D-00100 � 2S1046D-05500 JOHANSSON MARTIN L JOAN LAMBERT MARK A&JENNIFER A 13535 SW WALNUT LN 13759 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-05800 2S104BD-01200 JOHNSON THEODORE R 8 LAMORA SHIRLEY A TR AND JUDY A& WILES NICOLETTE YVONNE NICOLETTI DEBRA L 13585 SW FERN ST 13827 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-04400 2S1048D-09700 KAPLAN DANIEL 8 LASALLE BANK NATIONAL ASSN TR MANN ALLA 4828 LOOP CENTRAL DR 12774 SW 138TH HOUSTON,TX 77081 TIGARD,OR 97223 2S104AC-13000 2S104BA-15000 KHALEGHI GHASSEM AND LEE THANH& NADJARAN NAHIDEH HUANG LIU 12780 SW 135TH AVE 13609 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S1046A-15100 2S104BA-12700 KHEIRABADI MASOUD MALONEY ERIK M&TRICIA L 13510 SW LIDEN DR 13690 SW MARCIA DR TIGARD, OR 97223 PORTLAND,OR 97223 2S104AC-11100 251048D-05400 KORDMAHALEH FARDAD T MARVIN RANDALL A 8 130 KINGSGATE RD KERSTIENS-MARVIN HELEN A LAKE OSWEGO,OR 97035 13724 SW WALNUT LN TIGARD,OR 97223 2S104AC-03300 2S104AC-D360D KOSHIKAWA TAKASHI/KIMI MAYCUMBER JACK CARY/KAY L BY PERFORMANCE PROPERTIES 13450 SW 22ND ATTN: MOLLY BEAVERTON,OR 97005 PO BOX 1496 LAKE OSWEGO,OR 97035 2St048D-05600 2S104AC-12700 KUSCHKE FRIEDHELM O&WALTRAUD MCGINLEY CHERYL M 13791 SW WALNUT LN 12640 SW 135TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S1046D-01100 2S1048D-06300 KVISTAD RODERICK MENSAH TETE EUNICE 12687 SW 138TH AVE 13535 SW FERN PORTLAND,OR 97223 TIGARD,OR 97223 2S104BD-01900 2S104BA-13700 LAMB CHARLES B AND ZADA M MERCER MICHAEL R 8 LISA A 13770 SW FERN ST 13614 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104AC-03200 i 2S1046D-0 i 000 MITTENDORF VICKI PHELPS STEPHEN&SUSAN 12487 SW 134TH AVE 13796 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104AC-03400 2S104BD-04200 MOISO MICHAEL RIZK MARK G&BARBARA J 12543 SW 134TH AVE 13725 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1048D-04600 2S104BD-01400 MONTGOMERY BRUCE 8 ROMAN CATHOLIC ARCHBISHOP OF BURDETT DIANA L PORTLAND IN OREGON 13774 SW ROSY CT 2838 E BURNSIDE TIGARD,OR 97223 PORTLAND,OR 97214 2S104AC-12900 2S104BD-04300 MORADI HOMA ROSENBLOOM TRENT R 8 MINELBA B 12700 SW 135TH AVE 13749 SW FERN ST TIGARD, OR 97223 TIGARD,OR 97223 2S1048D-02200 2S104AC-03500 NATHMAN CHRISTINE P& ROTH SCOTT L PARISI BERARDINO 12567 SW 134TH AVE 13640 SW FERN ST PORTLAND,OR 97223 PORTLAND, OR 97223 2S104AC-03100 2S104BD-049DD NEET BRIANA M& ROY SHUBHRO 8 MITALI HINESLY PAULINE M 13745 SW ROSY CT 12445 SW 134TH AVE TIGARD,OR 97223 TIGARD, OR 97223 251046A-13200 2S104AC-13100 NOSLER TERESA 8 DOUGLAS SADLER JAMES&PAULA 13794 SW MARCIA DR 12810 SW 135TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 2S104BA-136D0 2S104BD-06400 ONG SIONG YONG 8 SAGUN JUDITH R 8 KHAMSONE MONTGOMERY KERRY D 13725 SW MARCIA DR 12701 SW 138TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 2S104BD-06000 2S104BA-12000 OSTROW DINO S SAIDAM AZIZA A 8 12621 SW 138TH AVE ABDELJAWAD YASER Z 8 TIGARD, OR 97223 ABDELJAWAD NAJAH ZAKI 13518 SW MARCIA DR TIGARD,OR 97223 2S1048A-12800 2S104BD-05100 PERRY THUY& SALVATION ARMY THE PERRY CHRISTOPHER PO BOX 8798 13710 SW MARCIA DR PORTLAND,OR 97208 TIGARD, OR 97223 25104AC-13200 � 2 S 104 B D-06600 SARICH RANKA WEISENBORN DENNIS R 8 JACKIE L 12860 SW 135TH AVE 13829 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1046A-11900 2S104BD-05300 SILVER TIMOTHY 8 CHAN FU WEST JEFFREY T 8 KAREN R 13503 SW LIDEN DR 13756 SW WALNUT LN TIGARD,OR 97223 TiGARD,OR 97224 2S104AC-12800 2S104BD-06200 SINCLAIR WILLIAM D 8� WHELAN JENNIFER A DOROTHY U 12665 SW 138TH AVE 12660 SW 135TH AVE TIGARD,OR 97223 TIGARD,OR 97223 251048A-12500 251046D-00600 STANESCU EMANIOL&FLORENTINA WHITAKER EVAN E AND 13656 SW MARCIA DR BETTY M TIGARD, OR 97223 12665 SW 136TH CT TIGARD,OR 97223 251046D-05900 2S1048A•12300 STEADMAN KATERINA N WILCOX JASON 13830 SW WALNUT LN 13588 SW MARCIA DR TIGARD, OR 97223 TIGARD,OR 97223 2S104AC-03900 251048D-09600 STEFFEN MICHAEL J WILDEY JOSEPH A&HOLLY ANN 12647 SW 133RD AVE 13615 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S104BD-0450D 251046D-01600 TAI JED 8 ARONA WILLIAMS DONNEL AND 13790 SW ROSY CT STEPHANIE S CO-TRUSTEES TIGARD,OR 97223 13865 SW FERN TIGARD,OR 97223 251046D-04700 TAYLOR JONATHAN W 13752 SW R05Y CT TIGARD,OR 97223 2 048A-1640 TIGA Y OF 131 S HALL BLVD ARD, O 97223 2S1046D-D2500 VIESTENZ KERRY D&JANICE L 13570 SW FERN ST TIGARD,OR 97223 . . � � Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigartl, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133�d Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136�h Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 46 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES foo. I o( II (i:lcur�InlsetuollabelslClT West.docl UPDATED: 4-Mav-07 . , �� AFFIDAVIT OF MAILING - I, Patricia L. Lunsford bein� first duly sworn/affinn, on oath depose and say that I am a Planning Administrative Assistant for the City of�I'iga , Washington County,Oregon and that I served the following: ;�h.k i�+�.n piinc fM�..(4 t4�M,w� ❑x NOTICE OF DEQSION FOR MLP2008-00003/JENSEN PARTTTTON (File No./Name Reference) � AMENDEDNOTIC:E � City of T"igard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown o�-�l�e- ed list(s),marked E�ibit"B",and byreference made a part hereof,on Apri14,2008, and deposited in the United States Mail o ril 4 2008,postage prepaid. �� . � (I'erson th�L.�-fepared Non e) STATE OF ORE GON County of Washington ss. City of Tigard Subscribed and sworn/affumed before me on the C�P� dayof ��`', ,2008. , �� ' aV u-&� '' ��R��T OTARY P LIC OF OREGON �.- . NOTARY PUBLIC-ORE(30t'1 :j,+ COMMISSION NO.418777 MY COMMISSION EXPIRES APRIL 25,2011 My Corrunission Expires: �-flaS 1 I , , EXHIBIT.g NOTICE OF TYPE II DECISION ,� MINOR LAND PARTITION (MLP) 2008-00003 ' JENSEN PARTITION 120 DAYS =6/20/2008 SECTION I. APPLICATION SLJIVIMARY FILE NAME: JENSEN PARTITION CASE NO: Minor Land Partition(MLP) MLP2008-00003 PROPOSAL: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into thxee lots of 6,437 square feet, 7,848 square feet and 10,218 square feet. A new single-farruly home will be built on Lot 1 and the e�sting single-farruly home will be retained on Lot 2. An additional home is planned for Lot 3,but the owners do not have unmediate plans to build. APPLICANT/ APPLIC,ANT'S OWNER Norm S. and Julie L.Jensen REP: SR Design,LLC 13455 NE Schuyler Street Attn: Jeff Caines,AIQ' Portland,OR 97230 8196 SW Hall Blvd,Suite 232 Beaverton,OR 97008 ZONING DESIGNATION: R 7:Medium-DensityResidential District. The R 7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a min;mum lot size of 5,000 square feet, and duplexes, at a muiunum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also pernutted conditionally. LOCATION: 12660 SW 136th Court, southeast corner of the cul-de-sac; Washington County Tax Map 2S104BD,Tax Lot 700. PROPOSED PARCEL 1: 6,437 Square Feet PROPOSED PARCEL 2: 7,848 Square Feet PROPOSED PARCEL 3: 10,218 Square Feet APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 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 subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTTC�OF DEQSION MLP2008-00003/JENSEN PARTTTTON PAGE 1 OF 21 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: e app icant s a contact e CI Y ORIS , ODD PRAGER, 503 718-2700,to a ress e o owmg condit�ons: 1. Prior to site work, the applicant shall position Tree Protection Zone ('TPZ) fencing as directed by the project arborist to protect the trees to be reta�ned. All trees to be retained shall be protected with five or six (5' - 6') foot high chain link fences. Fences axe to be mounted on two inch diameter galvanized iron posts,dnven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall aIlow access bythe City Arbonst for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are perfornung adequatel Failure to follow the plan or mauitaul tree protection fencing in the designated locations shall be grounds �or immediate suspension of work on the site until remediauon measures and/or civil citations can be processed. 2. The applicant shall have an on-�oing responsibility to ensure that the Project Arborist has submitted written reports to the Caty Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from irutial tree protecuon zone (TPZ) fenculg installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine �f any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced then the Pro�ect Arbonst shall certify that the construction activities did not adversely impact the overall, �ong-term health and stability of the tree(s). If the reports are not submitted to the City Arbonst at the scheduled ultervals, and if it appears the TPZ's or the Tree Protecnon Plan are not being followed by the contractor or a sub-contractor, the Caty can stop work on the project until an inspecuon can be done by the Caty Arborist and the Project Arbonst. The applicant shall prepare a cover letter and submit it, alon with any supporting documents and/or plans that address the followmg requirements to the CURRENT P�ANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall cleady identify where in the submittal the required information is found: 3. Prior to site work, the applicant shall revise the Tree Protection Plan to indicate thetype of tree protection fencing that will be used and include a si nature of approval from the pro�ect arborist. All trees to be retained shall be protected with five or six(5'- 6')�oot high cham link fences. In a�dition the Tree Protection Plan shall include a note uzdicating that the pro�ect arborist shall be on site while wor� is occurring within the tree protection zone and shall submit a summary rep�ort certifying that the work occurred per the proposal and will not significantly impact the health and/or stab�lity of the trees. If work is required within an establ�shed tree protecuon zone, the project arborist shall pr_epare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. TI'he proposal shall be reviewed and approved by the Ciry Arborist betore proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: e app icant s prepare a cover etter an su mit it, a ong wi any supporting ociunents an orp ans that address the following requirements to the CLTRRENT PI.ANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required infomiation is found: 4. Prior to final plat approval,the applicant shall re-submit the CVUS Sensitive Area Pre-Screening Site Assessment (SAPSSA) form to indicate the correct development activity(Minor Land Partition) and submit a copy of the approved form to the Ciry. 5. Prior to final plat approval, the a licant shall revise the site plan to show a visual clearance triangle on each driveway per section 18.795.040.�� 6. Prior to final plat approval, the applicant shall provide a street tree plan. Trees shall be planted within the pr�ope line v�nthin 6 feet of the nglit-of-way. Street trees shall be on the City of Tig ard Street Tree L�st. The C:iry Ar�onst recommends lar�e stature street trees and notes that Hackberry, Oak, and Zelkova may be appropriate. Size and spacing shall comply with Section 18.745.040.G2 of the code. NOTIC�OF DEQSION MLI'2008-00003/JENSEN PAR7T7TON PAGE 2 OF 21 It is acceptable for the applicant to include a note on the street tree plan that slight variations in placement may be requi.red due to dnveways, ut�ties, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. The applicant shall prepare a cover letter and submit it, along with any suppoitin documents and/or plans that address the following requirements to the ENGINEERING DIVISION,AT�: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the required information is found: 7. A Public Facility Improvement (PFI) pern�it is re guired for this project to cover sewer connections,paving and any other work in the public nght-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Enguieeruig Div�sion. NOTE: these plans are ui addition to any drawings required by the Buildin Division and should only include sheets relevant to ublic improvements. Pub�ic Fac�ty Improvement �'FI� perrrut pla��ns shall conform to Ci of Tigard �ublic Improvement Design Standards,which are availab e at CityHall and the Cat�s web page��vww.tigard-or.gov). 8. The PFI pernut plan submittal shall include the exact legal name, address and tele�phone number of the individual or corporate entity who will be designated as the "Pemuttee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,luruted partnership, LLCh etc. Also spec�fy the state withui which the entiry is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineenng Drv�sion will delay process�ng of project documents. 9. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 10. The City Engineer may deterirrine the necessity for, and requi�re submittal and approval of, a construction access and parkuig plan for the home building phase. If the�ity Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of bwlduig pernuts. 11. Prior to final plat approval,the applicant shall paythe addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering�. 12. The applicant shall submit construction plans to the Engineering Division as a part of the Public Facility Improvement permit, indicating that theywill construct the followuig frontage irnprovements along SW 136th Court as a pan of this project: A. widen pavement to ultimate cul-de-sac bulb width; B. street trees behind future sidewalk location spaced per TDC requirements; C. streetlight layout by applicant's engineer,to be approved by C.�ty Engineer; and D. driveway apron (�f appI�cable). 13. The applicant shall submit a street tree plan to engineering for review and approval. 14. The final plat shall include an easement for the street trees. 15. The applicant shall revise the utili lan to connect the storm sewer lateral from Parcell to the e�sting storm line in tlie public right-of-way(RO� downstream of the development. 16. The applicant shall execute a Restrictive Covenant wherebythey agree to complete or�participate in the future improvements of SW 136th Court adjacent to the subject propercy,when any of the foIlowuig events occur: A. when the improvements are part of a larger project to be financed or paid for by the forn�ation of a Local Improvement D�strict, B. when the unprovements are part of a larger project to be financed or paid for in whole or in part bythe City or other public agency, G 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 conj�.uiction with construction of unprovements byothers adjacent to the subject site. NO7TC�OF DEQSION MLI'2008-00003/JENSEN PAR7T7TON PAGE 3 OF 21 17. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared driveway will be jointly used and inaultained by the private property owne�s that take access f rom it. 18. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PFI) pern�it drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and I'lanning Manual, Febn�ary 2003 edition." 19. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global posrtioning system (GPS)�geodetic control network (GC 22) as recorded in Washuigton Coiuiry survey records. These monuments shall be on the same line and shall be of the same prec�sion as reqwred for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert �round measurements to gnd measurements and the ang�e from north to grid north. These coordinates can e established by. . GPS tie networked to the Cit�s GPS survey. . By random traverse using conventional surveyuig methods. 20. Final Plat Application Submission Requirements: A. Submit for Ciry review four (4) pap er copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narranve. B. Attach a check ui the amount of the current final plat review fee (Contact Plaruiing/Engineering Pemut Technicians,at (503 639-4171,e�.2421). G The final plat and ata or narrative shall be drawn to the mulunum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washin on Counry,and by the City of Tigard. D. The right-of-way dedication�or SW 1�6`}' Court, providulg a 45 foot radius, shall be made on the final plat. E. NOTE: Washin�t on Countywill not be in their review of the final plat until they receive notice from the Engi�neering I3ivision indicating that�e Cityhas reviewed the final plat and submitted comments to the applicant's surveyor. F. After the Ciry and C:ounty have reviewed the final plat,submit one mylar copy of the final plat for City Engineer signature (for partiuons), or City Engineer and Community Development Director signatures (for subdiv�sions). 21. Prior to final plat approval, the applicant shall address TVF&R's concerns on plans or in letter form to the Engineering Div�sion. THE FOLLOWINGCONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PEK.MITS: e app icant s prepare contact e CI Y ORIS , ODD P GER, 503 718-2700, to a ress e following conditions: 22. If the Builder is different from the Developer or initial applicant Prior to issuance of building pernzits, the applicant shall submit building site p�lan drawir�gs indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopydnpluies and protection fencing, and a si nature of a�pproval from the project arborist regarding the placement and construcuon techruques to be emp�oyed in buiId-ing the structures. All proposed protecuon fenculg shall be installed and inspected pnor to commencing construcuon. The fencing shaIl rernain in place through the duration of all of the building construction phases, until the Certificate ot Occupancy has been approved. The a licant shall prepare a cover letter and submit it, along with any supportin documents and/or plans that a��ress the following requirements to the CURRENT PLANNING DIVISI�N, ATTN: EMILY ENG (503) 718-2712. The cover letter shall cleariy identify where in the submittal the required information is found: 23. Prior to building pennits, the applicant/owner shall record deed restrictions to the effect that anye�sting tree gre�ater than 6" diameter may be removed only if the tree dies or is hazardous according to a cert�fied arborist. �The deed restriction may be removed or will be considered invalid if a tree preserved ui accordance with this decision should either die or be removed as a hazardous tree. NOTTC�OF DEQSION MLP2008-00003/JENSEN PARTTTION PAGE 4 OF 21 The applicant shall prepare a cover letter and subinit it, alon with any supporti�ng documents and/o�r plans that address the following requirements to the ENGINEERI�G DIVISION,ATTN: HIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the required information is found: 24. Prior to issuance of building perniits, the applicant's engineer shall provide a final sight distance certification for access to the three parcels. 25. Prior to issuance of build'uig peniuts, the applicant shall provide the Engineering Division with a paper copy of the recorded final plat. 26. Prior to issuance of buildin ern�its within the subdivision the Ciry Engineer shall deem the ublic improvemenu substantially comp lete. Substantial com letion s�all be when: 1) all utilities are install ed and u�spected for compliance, uicluding franchise utilities, �) 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 mstalled and ready to be energized. 27. During issuance of the buildin perniit for Parcels 1 and 3, the applicant shall pay the standard water quality and water quantiry fees per lot �ee amounts will be the latest approved by C�X/S). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: 28. Prior to final inspection for each lot, the applicant shall submit a final report bythe Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final irispection authorized upon review and approval by the Ciry t�rborist. 29. Prior to a final inspection, the applicant shall have the project arborist provide a supplemental protection plan with after construcuon tree protecuon specifications. Spec�fically the project arborist shall address appropnate landscape materiaLs and methods aroundpreserved trees. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED LTNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SE CTION III. BACKGROUND INFORMATION Site Inforn�ation and H�storv: The subject property is located at the end of SW 136''' Cpurt, a cul-de-sac. The� properry has frontage along on the east side of the cul-de-sac bulb and has slopes rangulg from about 13% to 20%. The�roperty�s steepest from the norrh boundary line to the middle portion of the lot, v�nth an upward slope of 19% to 20/o toward the south. The southeast quadrant of the lot is the flattest with a slope of about 7%. The majority of trees on site are located south of the existing house,which was built in 1971. Similar partitions have recently occurred in the immediate surrounding area. In 2007, the City approved a three-lot partition for the corner property on the west side of SW 136�' Court and public improvements are beulg constructed. In 2005, the City approved a t�iree-lot partiuon for the property directly to the east of the subject lot, and a final plat was signed in 2006. Pro�osal: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 1�,218 s uare feet. A new single-family home will be built on Lot 1 and the ex�stulg su�gle- family home will be retained on Lot�. An additional home is planned for Lot 3,but the owners do not have unmediate plans to bwld. NOTIC� OF DEQSION MLI'2008-00003/JENSEN PARTTTTON PAGE 5 OF 21 SECTION IV. PUBLIC COMMENTS Staff sent notice to all propertyowners within 500 feet of the subject propertyand received no comments. SECT'ION V. APPLICABLE REVIEW CRITERIAAND FINDINGS Land Partitions (18.420� Approval Criteria (18.420.050.A): The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this adinirustrative dec�sion and through the unposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and buildu�g process,this cntenon�s met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Street & Utility Improvement Standards (Chap ter 18.810�. Based on the analysis provided therein,adequate public facilities are available to serve the proposal. Theretore, this cntenon is met. All proposed improvements meet City and applicable agency standards;and The public facilities and proposed im�provements are discussed in the Public Facility Concerns section of this decision. Conditions of approval will ensure that all proposed improvements meet City and agency standards. Improvements will be reviewed as part of the pernut process and dunng construction, at which time the appropriate review authority will ensure that City and applicable agency standards are met. Based on the analysis in th�s decision, this criterion �s met. 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 Parcels 1, 2 and 3 have a building envelope area width (aka average lot width) of 56.77 feet� 61.2 feet and 78.5 feet respectively. The minimum width in the R 7 zone is 50 feet. Therefore, the width of the bwlding envelope areas for ParceLs 1,2 and 3 meet the standard. (b) 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. Parcels 1 2, and 3 have lot areas of 6,437 square feet,7,848 square feet and 10,218 square feet respectively. None of the lots are f�ag lots. The miniinum lot size in the R 7 zone is 5,000 square feet. Therefore, the proposed partition meets this critenon. �c) Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a egally recorded minimum 15-foot wide access easement. All roposed parcels will have fronta e alon the cul-de-sac bulb on SW 136�' Court. Parcel 1 has 60.42 feet, Parcel2 hasp0 feet and Parcel3 has 20 feet. �erefore,each created lot will front a public right-of-waybymore than 15 feet. (d) Setbacks shall be as required by the applicable zoning district Setbacks will meet m;n;mum requirements,as shown on the site plan and indicated later in this decision. (e) When the partitioned 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 ma�mize separahon from e�sting structures. NO7TC� OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 6 OF 21 None of the proposed lots are flag lots. Therefore,this criterion does not apply. �� A screen shall be provided along the property line of a lot of recorcl 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 applicant anticipates that a fence or vegetative screening will be installed when the new hoines are comp lete to provide additional privacy for the individual property owneis. However, the applicant does not propose a driveway witlun 10 feet of an adjacent lot of record;therefore,tivs cntenon does not apply. (g) The fire district may req�uire the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. Tualatin Valley Fire and Rescue ('I�VF&R� has not required installation of a fire hydrant; however,the existing hyrlrant must be able to provide the required fire tlow demand. (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 with the approved partition map. The applicant proposes a common driveway between Parcels 2 and 3 to reduce curb cuts. Therefore, a reciprocal access easement shall be indicated on the plat. Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Cinculation. As shown in staff's findings for Chapter 18.705,the proposed partition meets or can meet all access standards. 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 constructaon of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. The proposed partition is not adjacent to or in the one-hundred year floodplain. The nearest floodplain is OJ mile away from the partition site. The highest elevation of the nearest floodplain is 175 feet. The lowest elevation of the partiuon site is 315 feet. Therefore,this criterion 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 pactition and variance(s)/adjustment(s) will be processed concurnendy. The applicant does not request a variance. Therefore,this criterion does not apply. FINDING: All approval criteria for the proposed partition have been met or can be met by satisfying conditions of approval. NO7TCE OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 7 OF 21 Residential Zoning Districts (18.510) Developinent standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison of the development standards and the proposed dimensions: DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS STANDARD R 7 Pa�el 1 Parcel2 Paicel3 Existin Home Minimum Lot Size - Detached unit 5,000 sq.ft. 6,437 sq.ft. 7,848 sq.ft. 10,218 sq.ft. Average Minimum Lot Width - Detached unit lots 50 ft, 56.77 ft. 61.2 ft. 78.5 ft. Maximum Lot Covera e 80% Can be met Less than 80% Can be met Miniinum Setbacks - Front yac�i L5 ft. 20 fc. 37 ft. 20 ft. - Side ya�l 5 ft. 5 ft 13.1 fc.,17.4 ft. 5 ft. - Rear yard LS ft. 15 ft. 13 ft. 15 ft. - Distance between ro e line and front of ara e 20 ft 20 ft. At least 37 ft. 20 fc. Maximum Hei ht 35 ft. Can be met Less than 35 feet Can be met Minimum Landscape Requirement 20% At least 20% At least 20% At least 20% FINDING: As shown in the comparison table above, development standards have been met or can be met prior to receiving a building pernzit. Access,EQress and Cirrulation(18.705) Chapter 1 .705 establishes stan ards and regulations for safe and efficient vehicle access and egress on a site and}or general circulation within the site. General Provisions (18.705.030): Continuing obli ation of property owner (18.705.030.A). The provisions and maintenance of access and egress stipulate�in this tide are continuing requirements for the use of any structure or parcel of real property in the City. The provisions and maintenance of access and egress stipulated in this title shall be the continuing obligation of each property owner. Access plan requirements (18.705.030.B). No building or other permit 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 shaIl submit a site plan. The Director shall provide the applicant with detailed infonnation about this submission requiremen� The applicant has submitted a site plan showing how access, egress and circulation requirements wi.11 be fulfilled. Therefore,this criterion�s met. loint access (18J05.030.C). Owners of two or more uses, structures, or parcels of land may agree to utilize �oindy the same access and eg ress when the combined access and egress of both uses, structures, or�ancels of land satisfies the combined re quireinents as designated in this tide, provided: 1. Satisfactory legal evidence shall be presented in the forcn of deeds,easements,leases or contracts to establish the joint use; and 2. Copies of the deeds,easements,leases or contracts are placed on permanent file with the City. The applicant has proposed a shared driveway for Lots 2 and 3 has been required to indicate a reciprocal access easement on the plat. Public street access (18.705.030.D). All vehicular access and egmss 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 cont�nuous basis. Each proposed lot will have a driveway with direct access SW 136`� Court, a public street. Sections 18.705.030.H and I have been met,as shown later in this secuon. Therefore,this criterion is met. NOTTCE OF DEQSION MLP2008-00003/JENSEN PAR7T7TON PAGE 8 OF 21 Curb Cuts (18.705.030.E). Cu� cuts shall be in accordance with Section 18.810.030N. Ciu-b cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI perniit issuance. Therefore,this criterion will be met. Inadequate orhazardous access (18.705.030.G). (1) Applications for building �emiits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed would cause or increase e�sting hazarcious traffic conditions; or would provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to e�st which would constitute a clear and present danger to the public health,safety and general welfare. The Director has not determined the proposed accesses would require review by the Commission. Theref ore, this criterion does not apply. (2) Direct individual access to aiterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical alternative way to access the site. SW 136�' Court is a cul-de-sac,a local street. Therefore,this criterion does not apply. (3) In no case shall the desi�n of the service drive or drives requ� ire or facilitate the backward movement or other maneuvering of a ve�ucle within a street, other than an alley. Single-family and duplex dwellings are exempt from tlus requiremen� The proposal is for single-familyhomes and is,therefore,exempt from this criterion. Access Management(18.705.030.H). An access repo�t 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. The applicant's en uleer,SR Design,LLC,prepared a preluninarysight ciistance cercification for access. The speed limit alon SW 136th�urt is 25 mph, requiruig a muiunum 250 feet of sight distance. Sight distance from the access point on 1�6th Court north to Walnut Lane was measured to be 228 feet. The distance trom the e�sting driveway to the northem edge of SW Walnut Lane is on1y218 feet (the far side of the intersection of Walnut Lane/136th Court). The proposed driveway for Parcel 1 has e�sting shrubs obscuring sight distance to the north. The engineer states that proposed development activities would remove the exisung shrubs. The applicant's engineer, upon completion of public improvements, shall submit a final sight distance certification for the access to the three parcels. The minimum spacing of local streets along a local street shall be 125 fee� No new streets are proposed. This criterion does not apply. Minimum Access Requirements for Residential Use (18.705.030.I). Vehicular access and egress for single-family, du�plex or attached sin�le-family dwelling units on individual lots and multi-family residential uses shall not be ress than as provided in Table 18.705.1 and Table 18.705.2; Table 18J05.1 states that the inuiunum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot-wide accessway. Each proposed lot exceeds the required 15 feet of frontage and each will be served by a paved driveway at least 10 feet wide. In particular, L.ot 1 will have its own driveway and Lots 2 and 3 will share a driveway. Therefore, m;n;mum access requirements are met. FINDING: The access,egress and circulation standards have not been fullymet. NOTIC�OF DEQSION ML.P2008-00003/JENSEN PARTTTTON PAGE 9 OF 21 CONDITIONS: . Prior to final plat approval,the applicant shall cause a statement to be placed on the final plat to indicate that the proposed shared dnveway will be jointly used and inaultained by the private property owners that take access from it. . Prior to issuance of building perniits the applicant's engineer shall provide a final sight distance certification for access to the t�ree parcels. Density Comvutations 18J15� Section 18.71 .020 provides density calculation formulas. Number of dwelling units is deternlined by the following: A. Definition of net development area. Net development area, in acres, shall be determined by subtractin� 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 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. The applicant provided the following calculation for net developable area: Gross site area: 24,987 SF Public ROW dedication: - 484 SF Lot with e�sting home: - 7,848 SF Net developable area: 16,655 SF B. Calculating ma�umum number of residential units. To calculate the ma�mum number of residential units per net acre, divide the number of square feet in the net acres by the minimiun number of square feet required for each lot in the applicable zoning distric� The in�lxunum number of residential units in addition to the e�sting home is 3,as shown below: 16,655 SF/5,000 SF =3.33 units =3 units C. Calculating minimum number of residential units. As re quired by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the ma�mum number of units deterniined in Subsect�on B above by 80% (0.8). The minimum number of additional residential units is 2, as shown below: 3.33 uruts x 0.8 =2.66 units =2 uruts FINDING: The applicant proposes 3 total units (one e�sting and 2 new units), which complies with the min,mum densirypernzitted bythe Code. Landscaping and Screenin��18.745) Street trees (18.745.040): A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length a.pproved after the adoption of this tide shall be required to plant street trees in accordance with the standards m Section 18J45.040C. NOTT�OF DEQSION MLI'2008-00003/JENSEN PARTTTION PAGE 10 OF 21 While the applicant acknowledges the street tree requirement, the applicant has not indicated street trees on the plan. The applicant shall provide a street tree plan as a condinon of a�pproval. Su�ce the street trees will be planted within the property line,they should be large stature trees (at maturit� andplanted within 6'of ROW. It is accePtable for the applicant to include a note on the street tree plan that slight variations in placement may be required due to driveways,utilities,etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. B. Street Tree Planting Lis� Ceriain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant is required to plant street trees along the project's frontage and has been conditioned to provide a street tree pIan usuig trees on the Caty of Tigard Street Tree L�st. The Caty Arborist recommends 1arg e stature street trees and notes that the Street Tree List has a number of large stature trees that may be appropriate such as Hackberry, Oak, and Zelkova. C. Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745.040.C.2 of the code. The applicant has been conditioned to provide a street tree plan. Size and spacing shall comply with Section 18.745.040.C.2 of the code. FINDING: Landscaping and Screening criteria have not been met. CONDITION: Prior to final plat approval,the applicant shall provide a street tree plan. Trees shall be planted within the property�Tine withm 6 feet o� the right-of-way. Street trees shall be on the City of Tigard Street Tree L�st. The City Arborist recommends large stature street trees and notes that Hackberry, Oak, and Zelkova may be appropriate. Size and spaculg shall comply with Section 18.745.040.C.2 of the code. It is acceptable for the applicant to include a note on the street tree plan that slight variations in placement may be required due to dnveways,utilities,etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. Off-Street Parking and Loading Requirements (18.765) Section 18.765.020.A states that at the time of the erection of a new structure within any zoning district, offstreet vehicle parking will be provided in accordance with Section 18.765.070 (minimum and maximum parking requirements). For single-family dwellings, one parking space per dwelling unit is required. The applicant acknowled es this reqwrement and at least one s�pace will be provided for each dwelling urut. In addition, comphance w�ll be regu�ated at the time of building pernzits. Therefore,this criterion is met. Section 18.765.030.B.1 states that 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). The applicant will� provide parking, on the individual lots. In addition, compliance will be regulated at the time of building permits. Therefore,this cntenon�s met. FINDING: Parking and loading requirements have been met. Tree Removal(18.790� Tree Plan Requirements (18.790.030): A. A tree plan for the lantin , removal and protection of trees re�pared by a certified arborist shall be provided tor any lot, par cel og combination of lots or parcels fo pwhich a development application for a subdivision, partitaon, site development review,planned development or conditional use is filed Protection is preferred over removal wherever possible. NOTIC�', OF DEQSION MLI'2008-00003/JENSEN PARTTTTON PAGE 11 OF 21 As required,the applicant has provided a tree plan conducted b Morgan Holen, a certified arborist. However,the tree plan does not contau�all of the required elements (see B4 below� B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all e�usting trees including trees designated as significant by the city; This requirement has been inet. However, the applicant shall revise the improvement plan (sheet Ci) to include tree numbers. 2. Identification of a prograin to save e�cisting trees or miti ate tree removal over 12 inches in caliper. Miti ation must follow the replacement guidelines of Section 18�90.060D, in accordance with the following stan�ards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: (a) Retention of less than 25% of e�cisting trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; (b) Retention of from 25% to 50% of e�sting trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; (c) Retention of from 50% to 75% of e�sting trees over 12 inches in caliper requires that 50 percent of the trees to be reinoved be mitigated in accordance with Section 18.790.060D; (d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. This requirement has been met. The applicant plans on retaiiung 10 of 12 viable trees over 12" on site. This represents an 83% retention rate,which requires no rrut�gauon or cash assurance. 3. Identification of all trees which are proposed to be removed; Tlvs requirement has been met. The tree plan indicates that 6 trees over 6" caliper are being removed. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Tlvs re quirement has not been met. The applicant shall have the project arborist provide a supplemental protection plan with after construction tree protection spec�fications. Specifically the proJect arbonst shall address appropnate Iandscape materiaLs and methods around preserved trees. Also,the type of tree protection fencing that will be used shall be labeled on the plans. Finally,the tree protection plan should include a signature of approval from the project arborist. C. Subsequent tree reinoval. Trees removed within the period of one year prior to a development application listed above will be inventoried as pa�t of the tree plan above and will be replaced accor�ding to Section 18J90.060D. There is no evidence that trees have been removed from the subject property within a year prior to this development application. Subsequent Removal of a Tree (18.790.040): Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of a�pp roval for a conditional use, and shall not be subject to removal under any other section of this chapter. TFie property owner shall record a deed restriction as a condition of a�proval of any development pernut affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according� to a certified a�iorist The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of tlus deed restriction shall be subject to approval by die Director. NOTTC� OF DEQSION MLP2008-00003/JENSEN PARTITION PAGE 12 OF 21 A condition of approval requirulg the above shall ensure that this criterion is met. FINDING: Although, tree mitigation is not required, tree protection has not fu11y been met. The applicant shall satisfythe conditions below: CONDITTONS: . Prior to site work,the tree protection plan shall be revised to indicate the type of tree protecuon fencing that will be used and include a signature of approval from the pro�ect arborist. . Prior to site work, the applicant shall position fencing as directed by the project arborist to protect the trees to be retauied. All trees to be reta.ined shall be protected with five or s� (5' - 6') foot high chain link fences. Fences are to be mounted on two �nch diameter galvanized iron posts, driven into the ground to a dep th of at Ieast 2-feet at no more than 10.foot spacing. The applicant shall allow access by the C:ity Arborist for the purpose of monitonng and uispection ot the tree protection to venfy that the tree protection measures are perforniing adequately. Failure to follow the plan, or inauitaul tree protection fencing in the designated locations shall be �grounds for unmediate suspension of work on the site until remediation measures and/or civil citations can be processed. . Prior to site work, the applicant shall revise the Tree Protection Plan by including a note indicating that the pro�ect arbonst shall be on site while work is occun�ig withui the tree protection zone and shall submit a s ry report certifying that the work occurred per the proposal and will not significantly impa�T ct the health and/or stability of the trees. If work is reqtured withu�an estabhshed tree protection zone,the project arbor�st shall prepare a proposal detailing the construction techniques to be employed and the l�kely impacts to the trees. The proposal shall be reviewed and approved by the City Arbonst before proposed work can proceed withui a tree protection zone. The City Arborist may reqiure changes pnor to approval. If the Builder is different from the Developer or initial applican� . Prior to issuance of building perniits, the applicant shall submit building site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate Iocations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techruques to be employed in building the structures. All pro�p�osed protection fencing shall be installed and u�spected pnor to commencuzg construction. The fencing shall reir�aui ul place through the duration of all of the building construction phases, until the Certificate of Occupancyhas been approved. . Prior to building pernzits the a�pplicant/owner shall record deed restrictions to the effect that any existing tree greater t�an 6 diameter may be removed only if the tree dies or is hazardous accordin�g to a cert�fied arborist. The deed restriction may be removed or will be considered invalid it a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. . The applicant shall have an on-going responsibility to ensure that the Pro�ect Arborist has submitted wntten reports to the City Arbonst, at least once every two wee�, as the Project Arborist monitors the construction activities from initial tree protection zone ('TPZ) fencuzg installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fenculg, deterrrvne if any changes occurred to the TPZ, and if anyp art of the Tree I'rotection Plan has been violated. If the amount of TPZ was reduced, then the Pro�ect Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the re� ports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not beulg followed by the contractor or a sub-contractor, the Cit�can stop work on the project until an inspection can be done bythe CityArborist and the Pro�ect Arbonst. . Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifyin the health of protected trees and that the street trees were properly planted per the approve� street tree pIan. Tree protection measures may be removed and final uzspection authonzed upon review and approval by the City Arborist. NOTICE OF DEQSION MLP2008-00003/JENSEN PARTTTION PAGE 13 OF 21 . Prior to a final ir�spection, the applicant shall have the project arborist provide a supplemental protection plan with after construction tree protection specifications. Sp ecifically the project arbonst shall address appropriate landscape matenals and methods aroundpreserved trees. Visual Clearance Areas (18.795� This Chapter requires t a clear vision area shall be maintained on the corneis of all property adjacent to intersecting nght-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicIe, hed e, pl�anting fence, wall structure, or temporaiy or permanent obstruction exceedin three �3) feet in heig�� TI'he coc�e provides that obstructions that may be located in this area shall be visual�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. FINDING: The applicant's narrative indicates visual clearance provisions will be met; however,the site plan does not any show visual clearance areas for each proposed dnveway. The applicant states that drawing clear v�sion triangles is not feasible• however,the proposed driveways are not exempt from the clear vision standard and the applicant s�all rev�se the site plan to show a visual clearance tnangle on each driveway. CONDITION: Prior to final plat approval, the applicant shall revise the site plan to show a visual clearance triangle on each driveway per section 18.7g5.040.B.2. Impact Study(18.3901 Section 18.360.090 states, "The Director shall make a finding with res�ect 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 sernces. 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 developinent 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 a requirement for public right-of-way dedicat�on, or provide evrdence that supports that the real roperty dedication is not roughly proportional to the projected impacts of the develo men� Section 18.390.�40 states that when a condition of ap roval requires the transfer to the public of an interest in real property,the approval authority shall adopt findings whicFi 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 applicant has provided an impact studythat quantifies the effect of the proposed partition on the services below: Sewer. There is an 8-inch sewer line in SW 136�' Court. Each lot will connect to this line through its own private lateral. Water: The applicant proposes two new service meters for the two additional lots. The e�sting house will use the existing meter. Storm Drainage: Storm water runoff from the site drains south to north into SW 136`'' Court by overland flow. The �ap licant is required to connect Parcel 1 to the larger storm sewer line within the public right-of-way. ParceLs 2 and 3 drain into weep holes in SW 136�' Court. The water will then drain into the catch basuis located in SW Walnut Lane. The applicant will pay a fee in-lieu of on-site detention and water qualiry treatment, per C�ean Water Services (G�'!S) standards. Parks: Wlule all City Parks are accessible to the proposed partition site, Northview Park,Jack Park and Sturuner L.ake Park are the closest. The applicant will pay a parks system development charge at the time of bwlding pern7its for each additional home. NOTTC�OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 14 OF 21 Tra_n__s__�ort�ation: The proposed lots will have access to SW 136`�' Court, a cul-de-sac. A series of local streets connects the proposed site to SW Walnut Street, an arterial. The applicant will be required to mitigate traffic impacts by dedicating right-of-way, pavuig the east half of the cul-de-sac bulb to its ultimate location and sigrung a restnctive covenant for future unprovement of the cul-de-sac bulb. In addition,the applicant will be a Washington C:ountyTraffic Impact Fee ('ITF) at the time of building permits for each additional dwelling urut. Miti ated Costs and Ro h Pro onionali . The applicant will pay a F at t e time o building pernzits. The TIF is a miti ation measure that is required for new developinent. Based on recent Washington Counry figures, TIF's are expeae�to reca ture 20% of the traffic im�pact of new development on the Collector and Artenal Street system. The applicant � be required to pay TTF s of approximately$3,020 (Effective Ju�ly 1, 2004) per new dwelling unit. Therefore, the TIF for two additional dwelluig uruts is $6,040 ($3,020 x 2 new dwelling tuuts). Based on the estimate that total TIF fees cover 20% of the impact on major street improvements citywide, a fee that would cover 100 percent of this project's traffic impact is $30,200 ($6,040 =0.20). The difference between the TIF pa.id and the full impact �s considered the uruniti ated unp act on the street system. The wuiutigated impact of this pro�ect on the tr�ansportation system is $24,160 ($3�,200 - $6,040). Based on the analysis below, there are $19,008 worth of Luuniti ated unpacts left. Therefore,the value of the right-of-way dedication and paving does not exceed the estimated value o�impacts,meetuig rough proportionality test. Miti�ated Costs (Estimate� ACav�.. ........ ... ... ...... ... ...... ... ... ... ... ... ... ... ... ... ... ... ..$3,500 Right-of-waydedication (484 sq ft)... ... ... ... ... ... ... ... ... .,. ... ... ...... ...1,452 Total Mitigatec�.. ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ....$4,952 Rou h Pro ortionali Full �m�pact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..$30,200 Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ..... ... .6,040 Less Miti ated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .4 952 Estimate Value o Uiunitigated Impacts $19,208 PUBLIC FACILITY CONCERNS Street And Utility Im rovements Standards (Section 18.810�: Chapter 18.810 provi�es 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: Sect�on 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 local street to have a 54 foot ri�ht-of-way width and 32-foot paved section. Other improvements rec�uired may include on-street parking, si ewalks and bikeways, underground utilities, street lighting,storm drainage,and street trees. This site lies adjacent to SW 136th Court, which is classified as a local street on the City of T'igard Transportation Plan Map. At present,there �s approximately40 feet of ROW radius in the cul-de-sac bulb,according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide a 45 foot bulb radius. SW 136th Avenue Gourt is currently partially improved. In order to mitigate the impact from this development, the applicant should enter into a future street unprovement agreement. In addition, the applicant's�plans indicate they will pave the east half of the cul-de-sac bulb to its approxunate ultimate width and location. The driveway aprons will be asphaltic concrete (AC pavulg� and placed behind the new ROW line in their ultimate location. NOTTC�OF DEQSION MLI'2008-00003/JENSEN PARTTTION PAGE 15 OF 21 Future Street Plan and E�ension 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 pernut a satisfactory future division of ad'oining land, streets shall be e�ended to the boundary lines of the tract to be developed and a barricade sha�l 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 property is developed. A barricade shall be constructed at the end of the street by the property owners wluch shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost Tem ora hammerllead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess o�150�eet in length. SW 136th Avenue is a cul-de-sac street that terminated with a bulb. There is no opportunityto extend the street to the south due to existing development. Street Ali nment and Connections: Section 1�.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 bamers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions e�sting prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulatec� water feature if regulations would not perniit 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 t�ie site to provide through ci�ulation 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 reconfi�ure the street pattern to�rovide required e�ctensions. Land is considered topographically constrained if the slope is greater than 15/o for a distance of 250 feet or more. In the case of environmental or topograplucal 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. SW 136th Avenue is a cul-de-sac street that ternunated with a bulb. There is no opportunityto extend the street to the south due to existing development. Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standar�ds in this code preclude street extension and through ci�ulation: . All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular,shall be approved by the City Engineer, and . The length of the cul-de-sac shall be measured from the centerline inte�ection point of the two streets to the radius point of the bulb,and . If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. SW 136th Court is approxunately 170 feet long,therebymeeting this criterion. Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street(except that local or residential access streets may have seg ments with grades up to L5% for distances of no greater than 250 feet). Centerline radii of curves shaII be as determined by the City Engineer. SW 136th Court is at a grade of approximately 13%. The cul-de-sac length of this local street is less than 250 feet, therefore this criterion�s met. Block Desig ns - 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. NOTTC�', OF DEQSION MLI'2008-00003/JENSEN PARTTTTON PAGE 16 OF 21 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 excep� . Where street location is precluded by natural topography, wedands or other bodies of water or, pre- e�cisting 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. The proposed site is at the end of a cul-de-sac within an e�sting block of less than 2,400 feet alon the right-of-uray line. The streets bordering this block are SW 135t'' Avenue to the east, SW Fern Street to the south�W 138`'' Avenue to the west and SW Walnut Lane to the north. SW Walnut Lane dead ends at the northeast corner of the block because that is where SW Walnut Street (an arterial) intersects with SW 135`� Avenue. The existing b�lock does not meet the standard of no more than 1,800 feet along the right-of-w�a�y line; however, connectivity is Turuted by the surrounding existing development and location adjacent to an arterial. Therefore,the applicant is not proposing any changes to the existulg block design. 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 t�mes the minimum lot size of the applicable zoning district Parcel 1 (6,437 square feet� is less than 1.5 times the ininunum lot size (5,000 square feet '�' 1.5 = 7,500 square feet); therefore, the lot depth/width ratio does not apply. Parcel2 is 7,848 s uare feet and Parcel 3 is 10,218 square feet; therefore, the ratio appli�es. The lot depth/width ratio for Parcel 2 is 1J�110 feet/61.2 feet), complying with the limit of no more than 2.5. The lot depth/width ration for Parcel 3 is 2.2 (173 feet/78.5 feet),complying wnh the linut of no more than 2.5. Therefore,all lots meet the lot size and shape requirements. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a parcel to either have a minimum 15-foot frontage or a mirumiun 15-foot wide reco�ed access easement In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet The applicant proposes a partition.Each lot exceeds the r7ununum frontage of 15 feet;therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be consttucted 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. The cul-de-sac bulb cannot be constructed in pieces and work Properly for grading and drainage. There are private retaining walls encroaching into the public ROW on properties that are not included in this land use. Because of the major undcrtaking of rebuilding th�s cul-de-sac bulb, the developer will be pernutted to enter into a future street improvement agreement for unprovements to their frontage within the bulb. However, street trees are required at this time and will need to be planted behind the future sidewalk location within an easement. The applicant shall submit a street tree plan to the engineeruig department for review and approval. An easement for the trees shall be included on the final plat. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new develo ment and to connect developments to e�cistin mains in accordance with the provisions set foith in Design and Construction Standards}or Sanitary and Su rface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the coinprehensive 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 t7ie Coinprehensive Plan. The applicant's plans indicate each parcel will have a separate sanitarysewer lateral. Stonn Drainage: General Pmvisions: Section 18.810.100.A requires developers to make adequate provisions for stonn water and flood water runoff. NO7TC� OF DEQSION MLI'2008-00003/,]ENSEN PARTITION PAGE 17 OF 21 Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be lar�e enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside tlie development. The City Engineer shall approve the necessary size of the facility based on the pr�ovisions of Design and Construction Standards for Sanitary and Surface Water Management�as adopted by �;lean 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 result�'ng from the development will ovedoad an exist�ng drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for iinprovement of the potential condition or until provisions have been made for stora e of additional runoff caused by the development in accordance with the Design and Construction Stan�ards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, C�ean Water Services (CW5) 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 goverrunents institute a stormwater detention/effective imp ervious area reduction prog ram resulting ui no net ulcrease u1 storm peak flows up to the 25-year event. The City w1l require that all new developments resultin ui an increase of impervious surfaces provide onsite detention facilities,unless the develo�pment is located adjacent to�anno Creek For those developments adjacent to Fanno Creek,the storm water nanoff will be pernutted to d�scharge without detention. The applicant's plans show all parcels provided with 4" storm sewer laterals di�ainuig thro h weepholes to SW 136th Court. Z Iowever,Parcel 1 should be connected to a larger stoxm sewer line within the publi�O�that connects to the storm sewer line on the adjacent downstream parcel. Parcels 2 and 3 can drain through weepholes. The Ciry and G� standards include a provision that would exclude smallprojects such as residential land partitions. It would be imp ractical to require an on-site facility to accommodate detention of the storm water from Parcels 1 and 3. Rather, the (:ity and G�S standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropnate. Staff recommends payment of the fee in-lieu on this apphcation. Utilities: Section 18.810.120 states that all utility lines, but not liinited to those required for electric, corrununication, lighting and cable television services and related facilities shall be placed underg ro� und, except for surface mounted transformeis, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operat�ng at 50,000 volts or above,and . The developer shall make all necessary arrangements with the serving utility to provide the unde round services; . The �ty reserves the ri�ht to approve location of all surface mounted facilities; . All underground utilit�es, incIuding sanitary sewers and storm drains installed in streets by the developer,shall be constructed pnor to the surfacing of the streets;and . Stubs for seivice 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 developinent is proposed to take place on a street where e�cisting utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-groundin� the ut�lities outweighs the benefit of under-grounding in conjunction with the developmen� The determinat�on 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 ot�additional poles, rather than the removal of above-ground utilities�acilities. An applicant for a development which is served by ut�lities which are not underground and which are located across a public right-of-way from the applicant's propeity shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: NOTTC�OF DEQSION MI.P2008-00003/JENSEN PARTTTION PAGE 18 OF 21 Public Water System: The City of Tigard provides service in this area. The applicant's plans indicate they will install two 3/a" meters and use the e�sting water meter to serve these parcels. Storm Water C?ualit� The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Constiuction Standards (adopted by Resolution and Order No. 00-7) which require the construct�on of on-site water quality facihties. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff�enerated trom 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 pro'ects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommo�ate treatment of the storm water from Parcels 1 and 3. Rather, the C,� 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 apphcation. Grading and Erosion Control: CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and other po�utants reaching the public storm and surface water system resulting from development, construction, grading, excavatin�, clearin , and any other activity wluch accelerates erosion. Per CWS regulations, the apphcant is required to su�init an erosion control plan for City review and approval prior to issuance of Ciry 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. The applicant shall submit an Erosion Control plan with their PFI Pernzit submittal. Address Assi nments: The City o Tigard is responsible for assigning addresses for�parcels within the City of Ti ard. An addressing fee in the amount of$50.00 per address shall be assessed. Th�s fee shall be paid to the Cirypnor to�uial plat approval. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates AD 83 91)] on two monuments with a tie to the Cit�s global positiorung system (GPS) geodetic control network(�GC 22). �ese monuments shall be on the same line and shall be of the same prec�sion as requu-ed for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to grid north. These coordinates can be establis�ed by: . GPS tie networked to the Cit�s GPS survey. . By random traverse using conventional surveyuig methods. In add�ion, the applicant's as-built prawin�s shall be tied to t(he GPS network. The applicant's en�uieer shall provide the Ci with an electronic file with ouits or each structure inanholes, catch basins, water valves, �rants and other water system features) in the development, and their respective X and Y State Plane Coordinates, re erenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Ti ard Engineerin Division has reviewed the prop osal. Full comments are included in the land use file (MLP20b8-000�3). Findings an�conditions of ap roval are mcluded in the Access, Egress and Circulation (18J05) section and Streets and UtilityImprovements (18.g1�) section of this decision. City of Tigard Building Division has been given the opportunityto comment and has no objections. The City Arborist has reviewed the proposal and made comments and recommendations,which have been included in the Landscaping and Screening (18.745) and Tree Removal(18.790) sections of this decision. NO7TC� OF DEQSION MI,P2008-00003/JENSEN PAR7TTION PAGE 19 OF 21 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue has reviewed the proposal and made the following coinmenu: FIRE APPAR.ATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are complete�ly protected with an apProved automatic fire sprinkler system, the requirements for fire apparatus access maybe modi�ied as approved bythe}ire code official. (IFC 503.1.1� GRADE: Fire apparatus access roadway grades shall not exceed 10 percent. Intersections and turnarounds shall be level (in�lxunum 5°Io) with the exception of cro�nung for water run-off. When fire sprinklers are installed, a inaxiinum �rade of 15% may be allowed. Adequacy of fire apparatus access shall be evaluated from the point begiruling at the first ue fire stati�n to a point within 150 feet of all structures within the development. The app roval of fu-e spnnklers as an alternate shall be accompl�shed in accordance with the provisions of ORS 455.610(5). (IFC;503.2.7 &D 103.2) If SW 136th Court exceeds 10% grade, the option for automatic sprinkler protection in the new structures would be an acceptable alternat�ve. SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The miniinum available fire flow for sin le f amily dwellings and duplexes served by a murucipal water supply shall be 1,000 gallons per minute. If the structure(s �s (are) 3,600 square feet or larger,the requu-ed fire flow shall be deternzined accord-ing to IFC Appendiac B. (IFC B 105. � The fire hydrant shown on the submitted drawings must be able to provide the required fire flow demand. ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus access roadways and fire fighting water supplies shall be installed and operational prior to any combustible construction or storage of combustible matenals on the srte. (IFC 1410.1 &1412.1� CONDITION: Prior to final plat app roval,the applicant shall address TVF&R's concerns on plans or in letter form to the Engineenngl�ivision. Clean Water Services has reviewed the pro osal and provided eneral comments and requirements. Full comments are included in the land use file (NII.P200g-00�03). Conditions o��a_pproval have been included in the Streets and Utility Improvements (18.810) section of this decision. In addition, C.,� notes that the sensitive area pre-screenin site assessment (SAPSSA) �form indicates the development activity is an addition to a single-family home, rather t�an a minor lot partition. Therefore, the SAPSSA form does not match the Cit�s request for comments and the applicant shall re-su6mit the form to CWS with the correct development activity. GONDITTON: The applicant shall re-submit the G�X/S Sensitive Area Pre-Screenin Site Assessment (SAPSSA) form to indicate that proposed development activiry for the subject pr�operty is a mulor�and partition. Pnor to final plat approval,a copy of the approved}orm shall be submitted to the Ciry. Qwest has reviewed the proposal and notes that the project fa]]s outside its serving area; therefore, Qwest has no ob�ections or comments. NO'TIC�OF DEQSION MLI'2008-00003/JENSEN PARTITION PAGE 20 OF 21 SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Af f ected government agencies Final Decision: THIS DECISION IS FINAL ON APRIL 4,2008 AND BEC4MES EFFECTIVE ON APRIL 19,2008 UNLESS AN APPEAL IS FILED. �eal: The 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 T"igard Conunuruty Development Code which provides that a written a eal together with the re�quired fee shall be filed with the Du-ector withui ten (10) business days of the date the Notice o��ecision was mailed. The appeal fee schedule and forn�s are available from the Plamung Div�sion 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 submitted by the parties during the�comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal hearing, subject to any addiuonal rules of procedure that maybe adopted f rom time to tune by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON APRIL 18,2008. estions: If you have any questions, please call the City of T"igard Current Planning Division at Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. _, _ ] �� P PARE � Eng DATE Assistant Planner NOTICE OF DEQSION MLP2008-00003/JENSEN PARTI7TON PAGE 21 OF 21 � — - `� •r J � � � � � � � .- - � � i,e�,r;u rH �. ��,=oHninr�,�r� s��sren� cyFyq T�--- — GL �� _ SC�TTSB VICINITY MAP �F,y�r � ,' ,q� RipG � � ti�� "�'� ' � s� � MLP2008-00003 STqRp � I ��. UST�iy � \�� ,oy /'�. __________ � �- - , � � �.��N�� `�� sT PANR7'I7N'ION 5 �o�`J� � � � �O��N�\� SW � BENISH I � CT S�N - � SW MARCIA DR ' � _ _� � , -`� � w = LEGEND: _ a �� - W j suBJECr � � sl� sw w � / ALNUT LN -- _ � , I I ,,_�� ¢ `° � - - � � Fe�V�-- -" I N ROSY --- ,i�; �' F�R CT � �91� ' ��_ ' ; - ,.� ; � , �.�_�-_p�� 2 j—� W �< : /CCMT H0- QP �I. R � 1 > ti - , ��. � ��-,- � � Q w �T ' � • � M � ao � � .. . . . -��. . �L T� 2EEcBENO. -.� �pViri;� � �.... � r 1 I , � .ST � , , i � F-- I � I � � � ,, TigarC Area Map I � � � � � ' . N � � � � - 0 80 160 240 320 400 Fee� �QE LN � - - �. 1"=316 feet �� I —_i _ _—__1_. � I � q —�� I � — � \ � f - Information on this map is for general bcation only and _ _ _ .w should be venfied with the Development Services Division. • I I F— \ I 13125 SW Hall Blvd (A � Tigard,OR 97223 J � . (503)639-4171 y http:/lwww.ci.ligard.w.us Community Development Plot date:Mar 3,2008;C:lmagiclMAGIC03.APR I I PROJECT N0. 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EXHIBIT(�. Nornlan S. and Judie L.Jensen MLP2008-00003 13455 NE Schuyler Street JENSEN PARTITION Portland, OR 97230 SR Design, LLC Attn:Jeff Caines 8196 SW Hall Blvd.,Suite 232 Beaverton, OR 97008 i � 1 �a o S . ,�o c_ u � v��,o� r � 1 ��f�� ; ; n r r. PR&APP.HBID BY �, CITY OF TIGARD PLANl`� NG DIVISION . LAND USE PERMIT AI �'LICATION - ,,� City of Tigard Pernait Center 13 925 S lYl Hall Blvd., Tigurd, OK 97223 ��"� � �"�` �� a � � Phone: 503.639.4>71 Fax:503S98.>960 File ' !�-`�``; �;=�jC�;;sh Other Case# ?��2,:i0�] _U C:::4�%' � �� -��.. ,�� ',�' Date ��'� ` �� By y��-�� Receipt# �?��"-'"�'� Fee� � ��` Date Complete � TYPE OF PERMIT YOU ARE APPLYING FOR ❑�djustment/�'ariance (I or II) � l��inor Land Parrition (II) ❑ Zone Change(III) ❑ Comprehensive Plan rlmendment(I�� ❑ Planned Development(III) ❑ Zone Change l�nnexation(I�� ❑ Condirional Use(III) ❑ Sensiuve Lands Review(I,II or II� ❑ Zone Oxdinance�lmendment(I� ❑ Historic Overlay(II or III) ❑ Site Development Review(II) ❑Home Occuparion(II) ❑ Subdivision(II ox III) I.00ATION�C7IAR�,PROPOSP,D ACTIVITY��7I.I.OCCUR(Address if available) 12660 SW 136t''Court Ti ard, Ore on 97223 Tnx�snns��nx LoT Nos. Ma 2S1-04BD, Tax Lot 700 TOTAL SI"CH SI7.i: 7.ONINU CI.ASSIFICATION .57 acres, a roximatel 24,503 s uare feet R-7, Medium Density Residential nrri.rcnn�i* Norm &judie jensen MAILING AllllRESS/CI'IY/S"TATP/7.IP 13455 NE Schuler Portland, OR 97230 PfIONI'.NO. Pr1X NO. PRIMARY CONTACT PERSON YHONP.NO. Jeff Caines AICP, SR Desi n LLC (A licant's Re ) (503) 469-1213—office (503) 469-8553 - fax PROPFRIY O��TIF:R/llH:FSll HO1.DI3R(Attach list if more than one) Same As A licant MAILING ADDR}-SS/CI1Y/STATS/ZIP PHONF,NO. FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of xecord or a lessee in possession with written authorization from the owner or an agent of the ownex. The owners must sign this applicarion in the space provided on the back of this form or submit a written authorization with this a lication. PRC�YOSAL SUMMARF(Plcase be specific) The ro osal is to develo the arcel in to three le al lots of record. APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS"INFORMATION SHEET. 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 here�vith, are true;and the applicants so acknowledge that any pern�it issued,based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents of the application,including the policies and criteria,and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. . ./J -�.� � ' �2 � - D � Owner's Signature Date G� � v�p / � � �D� Ow s Signature � Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ;/_:��c--�-�_� I - � � - �' � �Yp�icant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date V = LAND USE PROPOSAL DESCRIPTION � � . 120 DAYS = 6/20/2008 FILE NO.: MINOR LAND PARTITION (MLP) 2008-00003 FILE TITLE: JENSEN PARTITION APPLICANT/ APPLICANT'S OWNER: Norman S. and Judie L.Jensen REP• SR Design,LLC 13455 NE Schuyler Street Attn: Jeff Caines,r�ICP Pordand, OR 97230 8196 SW Hall Blvd, Suite 232 Beaverton, OR 97008 REQUEST: The applicant is requesting approval to partition one 24,503 square foot (0.57-acre) lot into three lots of 6,437 square feet, 7,848 square feet and 10,218 squa.re feet. A new single-family home will be built on Lot 1 and the existing single-family home will be retained on Lot 2. The owners do not have immediate plans to build on Lot 3, but desire to create the lot for future development. LOCATION: 12660 SW 136�' Court at the southeast comer of the cul-de-sac; Washington County Tax Map 2S104BD,Tax Lot 700. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minunum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. 1�tobile home parks and subdivisions are also pernutted outright. Some civic and insritutional uses are also pernutted condirionally. APPLICABLE REVIEW CRITERIA: Communiry Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ T'YPE I � TYPE II ❑ TYPE III ❑ T'YPE IV COMMENTS WERE SENT: MARCH 3,2008 COMMENTS ARE DUE: MARCH 17,2008 ❑HEI�RINGS OFFICER (MON.) Dr,TE OF HEARING: TIME: 7:00 PM ❑PLr�NNING COMMISSION (MON.) DATE OF HEARING: TIM�: 7:00 PM ❑CIT'Y COUNCIL (TUES.) Dr,TE OF HEARING: TIME: 7:30 PM � STr'1FF DECISION (TENTATIVE) DATE OF DECISION: MARCH Z'J, 2008 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION � VICINITY MAP � UTILIT'Y PLANS � SITE DISTANCE CERTIF. � SITE PLAN � SERVICE PROVIDER LTR. � IMPACT STUDY � NARRATIVE � TREE PI.r'1N � OTHER: MISCELI�NF,OUS STAFF CONTACT: Emily Eng,Assistant Planner (503� 639-4171, Ext. 2712 Cit�,� of"I'igard, Oregon 13125 SW Hall Blvd. • Tigar, IR 97223 Februarv 13, 2008 �� • ' / Jeff Caines,AICP SR Design, LLC 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE: Completeness Review-Jensen Partition Case File I�1o. MLP2008-00003 Dear Jeff: The City has received your application for Minor Land Partition (MLP2008-00003) to divide one lot into three at 12660 SW 136`h Court. Staff has determined the materials to be substantively complete. The following is necessary so that your application can be deemed complete. • Six (6) copies of entire application packet, including plans; • Si�c (6) copies of reduced plans only; and • "I'wo (2) sets of business-size envelopes with labels affixed and first-class stamps (not metered). The review process will begin upon completeness and takes an average of 6-8 weeks. Please be aware that staff has not reviewed the application for compliance with the code and may request additional items during the review period. If you have any questions, please contact me at (503) 718-2712. Thank you. Sincerely, L� Emily Eng Assistant Planner Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772 LA�1D��USE APPLIC " �IOH Project:��►�-�2 ��- ��y Date:�� ;�� COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof of Owners ' � ❑❑ , es ❑ Impact Study(18.390) USA Service Provider e er ❑ Envelopes with Postage(Verify Count) #Sets Of Application Materials/Plans-"Paper Copies" � Pre-Application Conference Notes ❑ #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: Building Footprint Size ----} �'�°/a of Landscaping On Site �---�--- - � �G/o of Building Impervious Surface On Site � Lot Square Footage PLANS DIMENSIONED: Building Footprint � Parlrin C arc fli � '�-- ^ '-� e� ..�tii�n ��--^-'ing�❑ - ��t � Access Approach and Aisle ❑ Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map ❑ �� -- -- � � Existing Conditions Plan ❑ � �j Site Plan ❑ � TREE PLAN!MITIGATION PLAN: � / w. � yV�� 1� � �.y"�ti-- ,�z��-C rc�rn ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330{Conditional Use) 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) �, 18.705(Access/EgresslCirculatiorrr- ❑ 18.780(Signs) ❑ 18.350(Planned Devebpment) ❑ 18.7�Q(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) �- 18.715(Density Computations}- � 18.790(Tree Removal)--- ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) ❑ 18.795(visual Clearance Areas}- � ❑ 1$.38�(Zoning MaplText Amendments ❑ 18.725(Environmental Performance Standards) ❑ 1$.79$(Wireless Communica6on Facilities) ❑ 18.390(Decision Making Procedur t Stu ❑ 1 H.73O(ExcepGons To Development Standards}-' � 1$.$10(Street&Utility Improvement Slandards) � ❑ 18.410(Lot Line Adjusvnents) ❑ 18.740(Historic Overlay) � 18.420(Land Parti6ons}�- ❑ 18.742(Home Occupation Permits) ❑ 18.430(5ubdivisions) �, 18.745(Landscaping 8 Screening Standards�.._ � 18.510(Residential Zoning Districts}- ❑ 18,750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situa6ons) ❑ 18.620(Tigard Triangle Design Standards) � 1$.165(Off-Street Parking/Loading Requirements}- ADDITIONAL ITEMS: �j'S �- �`c V�r S�CLL' W2C1%�S �Uwt� �v � Sr� T - ti( W� � � . L Z � �� lofi 7 ,��s ua� c f�c+,�c�Le �.ec d.e�1 ? I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 PUBLIC FAClL1TY PLAN Project: nsen MLP COMPLETENESS CHECKLIST Date: 1/4/08 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 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? ❑ Private Streets? Less than 6 lots and width a ro riate? ❑ Other: SANITARY SEWER ISSUES � Existin / ro osed lines shown. ❑ 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? Call out meter sizes ❑ Pro osed fire rotection s stem shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existin / ro osed lines shown? Show ro osed ❑ 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 gy: Date: 2/4/08 REVISED: 02/08/08 Jense� Land Partition Com leteness Item Met Not Met N/A Comments 18.745.020: X Applicability 18.745.030: X General Provisions 18.745.040: X* -If street trees are to be planted on the Street Trees backside of the sidewalk, they should be large stature trees (at maturity) and planted within 6' of ROW. A determination will need to be made as to whether street trees need to be planted now, or when the properties are actually built out. 18.745.050: X Buffering and Screenin 18.745.060: X Re-vegetation 18.790.030: X* -The fencing specifications in the Tree Plan arborist report should be transferred Requirement accurately to the site plans (to scale) and include a signature of approval from the project arborist. -Afier construction protection specifications should be included in the protection plan. Specifically the project arborist should address appropriate landscape materials and methods around reserved trees. 18.790.050: X Permit Applicability Todd Prager City Arborist February 4, 2008 1 ��"'��'"� 8196 SW Hall Boulevard, Suite 232 FEB � 1 20C�;- Beaverton, Oregon 97008 � Phone 503.469.1213 (f1T�0 r'lt- i►�'aA� Toll free 866.469.1213 t;, �� r. ,�:, . " Fax 503.469.8553 www.srdllc.com � Transmittal To: City of Tigard From: Jeff Caines, AICP Attn: Emily Eng Date: February 21, 2008 Address: Job No.: JEN-001 13125 SW Hall Blvd. CC: Tigard, OR 97223 Phone: For Your: ❑ Review& Comment ❑ As Requested ❑ Information & File Via: ❑ Mail ❑ Messenger ❑ Fed-Ex Number Copies Description 1 6 Narratives with 11x17 site plans 2 6 Full size plans 3 6 11x17 site plans 4 2 2-sets of notice envelopes Comments: Here are required copies for your full review. Please feel free to contact me if you need additional information. Jeff Si ned: / �-"'�-- PUBLIC FACILlTY PLAN Project: ,.,,nsen MLP COMPLETENESS CHECKLIST Date: 2/4/08 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 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? ❑ Private Streets? Less than 6 lots and width a ro riate? ❑ Other: SANITARY SEWER ISSUES � Existin / ro osed lines shown. ❑ 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? Call out meter sizes Pro osed fire rotection s stem shown? STORM DRAINAGE AND WATER QUALITY ISSUES Existin / ro osed lines shown? Show ro osed 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 submit al is hereby deemed [�COM LETE � INCOMPLETE �i2/a8 6Y� Date: 2/4/08 REVISED: 02/12/08 City o f Tigard, Oregon 1312s SW Hall Blvd. • Tigara, R 97223 February 25, 2008 �� ` . ��:�s Jeff Caines,AICP ''� SR Design, LLC 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE: Completeness Review-Jensen Partition Case File No. MLP2008-00003 Dear Jeff: The City has received your applicarion for Minor Land Partition (MLP2008-00003) to divide one lot into three at 12660 SW 136�' Court. Staff has determined the materials to be complete as of 2/21/2008. The review process will now begin and the decision is scheduled to be issued approximately on 3/27/2008. Please be aware that staff has not reviewed the application for compliance a�ith the code and may request additional items during the review period. If you have any questions, please contact me at (503) 718-2712. Thank you. Sincerely, L��---� ��.. Emily Eng Assistant Planner Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772 February 21, 2008 Jensen Land Partition A Three-Parcel Partition Tax Lot 700 of Tax Map 2S1-04BD 12660 SW 136t'' Court City of Tigard, Oregon 97223 Applicant: . Norm &judie jensen 13455 NE Schuyler Portland, OR 97230 (503) 253-4229 Applicant's Representative: , SR Design LLC Jeff Caines, AICP 8196 SW Hall Blvd. Suite 232 Beaverton, Oregon 97008 Phone: (503) 469-1213 Fax: (503) 469-8559 _ _._.�f..... �----.. .._._____--_.. 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' �i� � l�� b , r� . �1 Z.�� r irrtsswK w aal�wonl�0 altis■ �m 1f � Y 0� 4 � ' reC.�+ry it�flllC � � �r Oo�l..� sM� ! /_ � a�rr� x��a�ie� , ti. _ _�. .. .,^�l11�'r.. ..� . � ,*.. ._,...,, • � � .. , . . . , i � i i I ; V l 4 i � i t . . . � .. � .. . � i � I + 1 ! i � t i ! { �� I �'v� � � ! r � �� .s�o�i • �q � p j��1 f�lrl}�1M��w��1. 4. �'"r.�'M1�1e 4uM0 � �{ d0 k.tY,11► � � � s .�- .�.. w�l� • i � �OYeI\ .'�Y�r t iaQIIPY'YYth .��AAA.[L1�4�.....�1-�A-�[-.AO.P1iZ'�-^r=^��" ___ .��FJ� . . �� 1 � � �� February 21, 2008 Jensen Land Partition A Three-Parcel Partition Tax Lot 700 of Tax Map 2S1-04BD 12660 SW 136t'' Court City of Tigard, Oregon 97223 Applicant: Norm &judie jensen 13455 NE Schuyler Portland, OR 97230 (503) 253-4229 Applicant's Representative: SR Design LLC Jeff Caines, AICP 8196 SW Hall Blvd. Suite 232 Beaverton, Oregon 97008 Phone: (503) 469-1213 Fax: (503) 469-8559 Introduction 3 TITLE 18-TIGARD DEVELOPMENT CODE Chapter 18.390 -Decision Making Procedure/Impact Study 5 Chapter 18.420-Land Partitions 10 Chapter 18.510-Residential Zoning Districts 15 Chapter 18.705 -Access,Egress, and Circulation ig Chapter 18.715 -Density Computations 23 Chapter 18.730-Exceptions to Development Standards 25 Chapter 18.745 -Landscaping and Screening 28 Chapter 18.765-Off-Street Parking and Loading Requirements 3g Chapter 18.790-Tree Removal 42 Chapter 18.795-Visual Clearance Areas 4� Chapter 18.810- Street and Utility Improvement Standards 49 Conclusion 73 Exhibits Exhibit A-Pre-Application Notes Exhibit B -Property Title Information Exhibit C-CWS Service Provider Letter Exhibit D-Arborist Report Exhibit E-Preliminary Sight Distance Certification Jensen Land Partition City of Tigard 5R Design LLC z INTRODUCTION GENERAL INFORMATION Applicant/Owner: Norm and Judie Jensen 13455 NE Schuyler Portland, Oregon 97230 Phone: (503) 253-4229 Applicant's Representative: SR Design, LLC 8196 SW Hall Blvd., Suite 232 Beaverton, Oregon 97008 Phone: (503) 469-1213 Fax: (503) 469-8553 Contact: Jeff Caines, AICP, Land Use Planner Arborist: Walt Knapp 7615 SW Dunsmuir Lane Beaverton, OR 97007 Phone: (503) 646-4349 ° Contact: Walt H Knapp Tax Lot: Map 2S1-04BD, Tax Lot 700 Site Address: 12660 SW 136th Court Tigard, Oregon 97223 Location: Located on the southeast corner of the 136th Court cul-de- sac. A tax map has been provided to specifically identify the location of the site. Current Zoning: R-7, Medium Density Residential (5,000 square feet minimum lot size) Comprehensive Plan: Medium Density Residential Project Area: .57 acres, approximately 24,503 square feet Jensen Land Partition City of Tigard SR Design LLC 3 Summary of Proposal REQUEST: The Applicant requests preliminary approval for a three-parcel partitioned to be designed and constructed on the above listed parcel. SITE DESCRIPTION: The subject site is located within the R-7(5,000 square feet) zoning designation within the City of Tigard. The Applicant proposes to partition the current legal lot of record into three separate legal lots of record. Design and construction of other dwelling units will be decided once the partition plat has been recorded. The site is .57 acres, approximately 24,503 square feet in size. Parcel 1 is approximately 6,437 square feet, Parcel2, is approximately 7,848 square feet, and Parcel3 is approximately 10,218 square feet. There is an existing dwelling unit located on the property that will remain after the partition has been recorded. The existing trees on the site are intended to remain until such time a building permit has been issued for a new dwelling unit. Trees scheduled for future removal have been identified and will be addressed by the applicant and the city accordingly. SW 136�h Court has is a local street and is under City of Tigard jurisdiction. Currently, there is one single family home that takes direct access to SW 136t'' Court. Once the partition plat has been recorded and construction of the individual homes has taken place all dwelling units will take access to SW 136th Court. It is the intension of the City to require a sidewalk along the cul-de-sac for pedestrians. It is the intension of the application to postpone the public improvement until such time the homes are ready for final occupancy. Finally, it is the intension of the application to request the project to develop with a curb tight sidewalk along the frontage of the cul-de-sac, thus putting the planter strip behind the sidewalk. The City Engineer will review the request to allow for a curb tight sidewalk. Please refer to the submitted site plans for a graphical representation of the proposed land partition. Jensen Land Partition City of Tigard SR Design LLC 4 i Qr r � Q CHAPTER 18.390-DECISION MAKING PROCEDURES/IMPACT STUDY 18.390.040 Type II Procedure A. Pre-application conference.A pre-application conference is required for Type II actions. Pre- application conference requirements and procedures are set forth in section 18.390.OSOC. Comment: The applicant participated in the pre-application conference held October 2, 2007. The applicant reviewed the planning and engineering notes as a result of this meeting prior to developing the narrative and the site design for this partition. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 E1; 2. Sacbmittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied b� the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all propert�owners of record as specified in Section 18.390.040C. The records of the Washington Count� Departmen t of Assessment and Taxation are the official records for determining ownership. The applicant sha[1 demonstrate that the most current assessment records have been usecl to produce the notice list; e. Inciude an impc�ct study. The impact study shail quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikewa�s, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the deveiopment. For each pttblic facilitcj system and type of impact, the stacdy shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large, pa�blic facilities systems, and affected private property users. In situations where the Commzcnity Development Code requires the dedication of real property interests, the applicant shall either specificall� concur with the dedication requirements, or provide evidence which supports the conclacsion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Comment: The applicant reviewed the submittal requirements regarding the Type II Minor Land Partition and will comply with this Code Section. The applicant has considered the impacts of this partition per Section 18.390.40.B.2 (e). The following Impact Study outlines the public facilities and services this project affects. IMPACT STLIDY Jensen Land Partition City of Tigard SR Design LLC 5 Transportation System: The proposed three-parcel partiHon fronts SW 136 Court to the east. All three parcels will access SW 136th Court via separate driveways. Tri-Met has a number of bus routes approximately 3/4 miles to the west along SW Scholls Ferry Road. The existing home will remain once the development has been recorded, so only two additional homes will be built with this partition. Therefore, approximately 20 vehicle trips will be added to the transportation system. Drainage System: Storm water runoff from the site drains from the south to the north in to SW 136t'' Court via overland flow. It is anticipated that the storm water generated form this site will "weep hole" into SW 136�'' Court. The water will then drain to the catch basins located in SW Walnut Lane. A storm water fee in-lieu will be assessed on a per lot basis. Park S�stern: This development is not proposing to donate any land to the City of Tigard for open space and parks. If required by the City Building Department the new dwelling units may pay the City's Park SDC charge. Sewer System: The three homes will connect to the existing 8-inch sanitary sewer line located in SW 136t'' Court. Each parcel will connect via individual private laterals to the sanitary sewer line in SW 136� Court. Water System: There will be two new service meters for the newly created parcels. The existing house �vill utilize the existing meter. This will adequately serve all three parcels. Noise Impacts: This development is a single-family detached residential partition that should not generate any extraordinary noise impacts to the surrounding neighbors. The Applicant has demonstrated by addressing the above listed systems that this partition meets the impact study requirements listed above. C. Notice of pending T jpe II Administrative Decision. 1. Prior to rnaking a Type II Administrative Decision, the Director shall provide notice to: a. All owners of record within 500 feet of the subject site; b. Any City-recognized neighborhood group whose boundaries include the site; Jensen Land Partition City of Tigard SR Design LLC (> c. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the Cify which includes provision for such notice or who is otherwise entitled to such notice. 2. The purpose of such notice is to provide nearby property owners and other interested parties with an opportunity to submit written comments concerning the application, prior to issuance of the T�pe II Adrninistrative Decision. The goal of this notice is to invite relevant parties of interest to participate early in the decision-making process; 3. Notice of a pending Type II Administrative Decision shall: a. Provide a 14-day period for the submission of writtert comments prior to issuance of a decision on the permit; b. List by commonly used citation, the approval criteria relevant to the decision; c. Stafe the place, date and time the comments are due, and the person to whom the comments should be addressed; d. Inciude the name and telephone number of the person zvho will make the Administrative Decision; e. Identify the specific permits or approvals requested; f. Describe the street address or other easily understandable geographic reference to the subject site; , g. lndicate that failure of any party to address the relevant approval criteria with sufficient specificity rnay preclude subseqacent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Comments directed at the relevant approval criteria are what constitatte relevant evidence; h. Indicate that all evidence relied upon by the Director to make this decision shall be contained within the record, and is available for public review. Copies of this evidence can be obtained at a reasonable cosf from the Director; i. Indicate that after the comment period closes, the Director shall issue a Type 77 Administrative Decision. The Director's decision shail be mailed to the applicant and to owners of record of property located within 500 feet of the sicbject site, and to an�one else who submitted written comments or who is otherwise entitled to notice; j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The Tigard Development Code reqaiires that if�ou receive this notice it shail be promptly forwarded to the purchaser." Comment: The applicant acknowledges the notice requirements and will comply with the submittal requirements as it is stated above. Jensen Land PartiHon City of Tigard SR Design LLC � D. Adrninistrative decision requirements. The Director's Decision shall address all of the relevant approvai criteria. Based upon the criteria and the facts contained within the record, the Director shall approve, approve with conditions or deny the requested permit or action. E. Notice of decision. 1. Within five days after signing the decision, a Notice of Decision shall be sent by mail to: a. The applicant and all owners or contract purchasers of record of the site which is the subject of the application; b. All owners of record of property as shown on the most recent property tax assessment roll, located within 500 feet of the site; c. An� City-recognized neighborhood group whose boundaries include the site; d. Any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or who is otherwise entitled to such notice. 2. The Director shall caicse an affidavit of mailing of such notice to be prepared and make a pc�rt of the file, which indicates the date the notice was mailed and demonstrates that the required notice was mailed to the necessari�parties in a timely manner; 3. The content of the Type II Notice of Decision shall contain: a. The natacre of the application in sufficient detc�il to apprise persons entitled to notice of the applicant's proposal and of the decision; b. The address or other geographic description of the subject property, including a map of the site in relation to the sacrrounding area, where applicable; c. A statement of where the Director's decision can be obtained; d. The date the Director's decision shall become final, unless appealed; e. A statement that all persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision; f. A statement briefl� expIaining how an appeal can be taken, the deadline for filing such c�n appeal, and where further information can be obtained concerning the appeal; and g. A statement that 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 sacbmitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal ma�be submitted by an�parrij during the appeal hearing, subject to any additionai rules of procedacre that may be adopted from time to time b� the appellate body. Jensen Land PartiHon City of Tigard SR Design LLC g Comment: The applicant acknowledges that the director will base the decision for approval based on the applicable criteria and will notice all those required through this Code Section. F. Final decision and effective date. A Type II Adrninistrative Decision is final for purposes of appeal when notice of the decision is mailed. A Type II Administrative Decision becomes effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed and dismissed after the appeal period has expired, the Type II Admircistrative Decision becorrces effective on dismissal of the appeal. G. Appeal. A T�pe II administrative decision rnay be appealed as follows: 1. Standing to appeal. The following parties have standing to appeal a T�pe II Administrative Decision: a. The applicant; b. Any parft,/ who was mailed written notice of a pending Tjpe II administrative decision; c. Any other parhj, who demonstrates by clear and convincing evidence thnt they participated in the proceeding through the sicbmission of written or verbnl testimony; 2. Appeal procedure. a. Notice of appeal. Any parhj with standing, as provided in Section G1 above, may appeccl a Type II"Adrninistrative Decision by filing a Notice of Appeal according to the following procedacres; (1) Time for filing. A Notice of Appeal shall be filed with the Director within ten business days of the date the Notice of Decision was mailed; (2) Content of notice of appeal. The Notice of Appeal shall contain: (a)An iden tification of the decision being appealed, including the date of the decision; (b)A staternent demonstrating the party filing the Notice of Appeal has standing to appeal; (c)A detailed statement of the specific issaces raised on appeal; (d)A staternent demonstrating that the specific issues raised on appeal were raised during the comment period, except when the appeal is filed by the applicant; (e) Filing fee. (3)All Notices of Appeal for Type II Administrative Appeals shall be filed with the Director, together with the required filing fee. The amount of the filing fee shall be established b� the Director. The maximacm fee for an initial hearing shall be the cost to the local government for preparing and for conducting the hearing, or the statutory maximum, whichever is less. b. Scope of appeal. The appeal of a Type II Administrative Decision b�a person with standing shall be Iimited to the specific issues raised dacring the written comment period, c�s Jensen Land Partition City of Tigard SR Design LLC 9 provided under Section 18.390.040C, unless the Hearings Officer, at his or her discretion, allows additional evidence or testimony concerning any other relevant issue. The Hearings Officer may allow such additional evidence if he or she determines that such evidence is necessary to resolve the case. The intent of this requirement is to limit the scope of Type II Administrative Appeals by encouraging persons with standing to submit their specific concerns in writing during the comment period. The written comments received during the comment period will usually Iimit the scope of issues on appeal. Oniy in extraordinary circumstances should new issues be considered by the Hearings Officer on appeal of a Type II Administrative Decision; c. Appeal procedures. Type I77 notice and hearing procedures sha11 be used for all Type II Administrative Appeals, as provided in Sections 18.390.050 C- F; H. Final decision and effective date. The decision of the Hearings Officer with regard to any appeal of a Type II Administrative Decision is the final decision of the City. The decision of the Hearings Officer is final for purposes of appeal on the day the decision is mailed. The decision is effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is filed, the decision is effective on the day after the appeal is resolved; Comment: The applicant acknowledges the appeal process and will comply with its provisions. Chapter 18.420 - LAND PARTITIONS . 18.420.020 Administration A. Applicant. The applicant of a partition proposal shall be the recorded owner of the praperty or an agent atcthorized in writing by the owner. B. Conformance with state statute. An�c�pplication for a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions. C. Prohibition on sale of lats. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plat. D. Future re-division. When partitioning tracts into large parcels, the Director shall require that the parcels be of stcch size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. Comment: The applicant of this partition proposal is the recorded owner of the property and the agent is authorized by the applicant to prepare this application. The applicant will conform with the state statute as it pertains to the partition. The applicant will not sell any of the proposed parcels created through the partitioning process until the approval and filing of the final partition plat. The proposed lot sizes are not considered oversized, therefore no future land divisions can take place under the current zoning regulations. The application meets this criterion. Jensen Land Partition City of Tigard SR Design LLC 10 18.420.030 Apprvval Process A. Decision-making process. The Directar shall approve, approve with conditions or deny an application partition, which shall be reviewed b� means of a Type II procedure, as governed by Chapter 18.390, using approvai criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the Director shall be effective for a period of 1-1/2 years from the date of c�pproval. C. Lapsing of approvaI. The partition or approval by the Director shall lapse if 1. The partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of ail conditions attached to the approval; 2. The final recording is a departure from the approved plan. D. Extension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to e.rceed one�ear provided that: 1. No changes are made on the original plan as c�pproved b� the Director; 2. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period; and 3. There have been no changes in the applicable Comprehensive Pian policies and ordinance provisions on which the approval was based. Comment: The applicant understands that the approval process involves a decision- making process that is governed by the Type II procedure using the approval criteria contained in Chapter 18.420.050, that there is a time Iimit of one and one-half years on the decision and that the decision will lapse if the partition has not been recorded or improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval or if the final recording is a departure from the approved plan. The application acknowledges that an extension may be filed if the criteria have not been met. The application meets this criterion. 18.420.040 Application Submission Requirements A. General submission requirements. All applications shall be made on forms provided b� the Director and shall include informc�tion required for a T jpe II application, as governed by Chapter 18.390. B. Specific submission requirements.All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. Jensen Land Partition City of Tigard SR Design LLC 11 Cornment: The application contains the submission requirements necessary to comply with the Type II application process as governed in this Code Section. This application meets the criterion. 18.420.050 Apprvval Criteria A. Approval criteria.A reqaiest to partition land sha11 meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; Comment: The proposed partition has been specifically designed to comply with all of Tigard's statutory and ordinance requirements and regulations. Specifically, this partition has been designed to be compatible with the R-7 zoning codes and related comprehensive planning policies. 2. There are adequate pacblic facilities are available to serve the proposal; Comment: The composite utility plan shows a sanitary sewer line that will serve the site. There is an 8-inch sanitary sewer line which will serve all three proposed lots. North of the proposed development is a 15-inch culvert to capture the storm water runoff from the site. Water meters are shown along the perimeter of the property lines. Therefore, this criterion has been met. 3. All proposed improvements meet City and appiicable agency standards; and Comment: The design of the partition shows improvements to the existing cul-de-sac. It is the intension of the application to pave the cul-de-sac to the right-of-way line in preparation for fufure street improvements at a later date. Therefore, this criterion has been met. 4. AIl proposed lots conform to the specific reqacirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. b. The lot area shail be as required by the applicable zoning district. In the case of a flag lot, the accesswa� may not be included in the Iot area calculation. c. Each lot created through the partition process shall front a public right-of-wa� by at least 15 feet or have a legall�recorded minimum 15 foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. e. When the partitioned lot is a flag lot, the developer may determine the location of the front �ard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Jensen Land Partition City of Tigard SR Design LLC 12 Comment: The proposed partition does not include a flag lot. Therefore, this criterion does not apply. 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 ma�also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Comment: It is anticipated that once the dwellings have been constructed either a fence or vegetative screening will be planted in order to give the individual property owners additional privacy. It is anticipated that proposed parcel2 and parcel3 will use a common driveway to enter SW 136�' Court in order to reduce the number of driveway cuts on the cul-de-sac. The driveway for parcel3 should not be closer than ten feet from the existing lot of record located on the west side of the project. Therefore, the use of additional screening should not be a factor in this development. g. The fire district mcty require the installation of a fire hydrant zvhere the length of an accessway would have a detrimental effect on fire fighting capabilities. Comment: The composite utility plan shows that there is an existing fire hydrant located on the southeast corner of the intersection of SW 136th Court and SW Walnut Lane. The Fire Department will have an opportunity to review the partition application to ensure compliance with this provision of the Development Code. Therefore, this criterion has been met. ° h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure c�ccess and maintenance rights shall be recorded with the approved partition map. Comment: It is anticipated that a common driveway will be constructed between parcel 2 and parcel3 to reduce the number of curb cuts for the project. If a common driveway is to be designed and constructed then a reciprocal access easement will be recorded on the plat. Therefore, this criterion has been met. 5. Any accessway shall compl� with the standards set forth in Chcipter 18J05, Access, Egress, and Circulation. Comment: The proposal as submitted complies with the Access, Egress and Circulation section of the Tigard Development Code. SW 136� Place is classified as local street and therefore does not have access a spacing standard requirement. Therefore, this code section has been met. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-�ear floodplain, the City shall require consideration of the dedication of sufficient open land arec� for greenway adjoining and within the floodplain. This area shall include portions at a Jensen Land Partition City of Tigard SR Design LLC 13 suitabie elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. Comment: This project is not located in or near the 100-year flood plain. Therefore, this section does not apply. 7. 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 for the partition and variance(s)/adjustment(s) will be processed concurrently. Comment: TYZis application has not requested an adjustment to the street standards of Chapter 18.810. Therefore, this criterion is met. 18.420.060 Final Plat Submission Requirements A. Submittal. All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessan� data or narrative. The final plat shall incorporate any conditions of approval imposed b� the Director as part of the preliminary piat approval. B. Standards. The partition plat and data or narrative shali be drawn to the minimum . standards set forth b� the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described in detail by information provided by the Director at the time of application. Comment: The applicant will comply with the final plat submission requirements prepared by a land surveyor or engineer. The final plat will incorporate any conditions of approval irnposed by the Director as part of the preliminary plat approval. 18.420.070 City Acceptc�nce of Dedicated Land A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of wc�y dedication prior to recording a land partition. B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. Comment: The applicant has prepared the site design drawings with a dedication of 5- feet along frorn center line within the cul-de-sac bulb of SW 136th Court, in accordance with the directives as stated in the pre-application notes of October 2, 2007. The applicant meets this criterion. Jensen Land Partition City of Tigard SR Design LLC 1�} 18.420.080 Recording Partition Plats A. Recording requirements. i.ipon the Director's approval of the proposed minor partition, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map • to the Cit� within 15 days of recording, and shall be cornpleted prior to the issuance of any building permits on the re-configured lots. Comment: The applicant will comply with the final plat recording requirements and submit a copy of the recorded survey map to the City to be incorporated into to the record within 15 days of recording and shall be completed before the issuance of any building permits on the re-configured lots. The applicant meets this criterion. CHAPTER 18.510 - RESIDENTIAL ZONING DISTRICTS 18.510.020 List of Zoning Districts ti E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 sqeuare feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Comment: The property is within the R-7 zoning district in the City of Tigard. The applicant is proposing detached single-family homes, without accessory residential units, as a part of development. All of the proposed parcels are greater than 5,000 square feet: Parcell: 6,437 square feet, Parcel 2: 7,848 square feet, and Parcel3: 10,218 square feet. This criterion is met. T 8.510.030 Uses A. T jpes of uses. For the purposes of this chapter, there are foacr kinds of use: 1. A permitted (P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a simiiar unlisted used under the provisions of Chapter 18.230; 2. A restricted (R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional use (C) is a use the approval of which is discretionary with the Hearings Officer. Jensen Land Partition City of Tigard SR Design LLC 15 The approvai process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be heId to be a simiiar unlisted used under the � provisions of Chapter 18.230; 4. A prohibited (N) use is one which is not permitted in a zoning district under any circumstances. Comment: The applicant is proposing single-family detached dwelling units, a permitted use in the R-7 zone. This criterion is met. 18.510.040 Minimum and Maximum Densities A. Purpose. The purpose of this section is to establish minimacm and maximum densities in each residential zoning district. To ensure the qualitij and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. B. Calculating minimum and maxima�m densities. The calcuiation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment ma� be granted b� means of a Type I procedure, as governed b� Chapter 18.390, using approvai criteria in Section 18.370.020.C.2. Comment: The minimum and maximum densities are calculated in Chapter 18.715, Density Computations, later in the narrative. The applicant is not requesting any adjustments with this application; it is possible to accommodate the minimum density requirement. 18.510.050 Development Standards A. Compliance required. All development must comply with: 1. All of the applicabie development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development stccndards in residential zoning districts are contained in Table 18.510.2. Jensen Land Partition City of Tigard SR Design LLC 16 TABLE 18.510.2 DE`'ELOP�'IENT STANDARDS TiV RESIDE\TIAL ZOl`ES ST.�.\"DARD R-1 R-2 R-3.5 R-4.5 R-7 Minimum Lot Size -Detached unit 30,000 sq.R. 20,000 sq.ft. 10,000 sq.ft. 7,500 sq.ft. S,C00 sq.ft. -Duplexes 10,000 sq.ft. 10,000 sq_ft. -Attached unit 1 5,000 fr. Acaage\�finimvm Lot Width -Detached unit lots 100 ft. 100 ft_ 65 ft. SO& 50 fr. -Duplex lots 90 ft. 90 R. 50 ft. -Attached unit lots 40 R. Nfaanmum Lot Covera gpo, � Minimum Setbacks -Front yazd 30 ft. 30 ft 20 ft. 20 f[ 15 ft. -Side fuing saeet on comer&through lots 20 ft. 20 ft. 20 ft. 15 R. 10 ft. -Side yard 5 fr. 5 ft. 5 ft. 5 ft. 5 ft -Reu yard 25 ft. 25 ft. 15 fr. 15 ft. 15 ft. -Side or rear yard abutting more restrictii�e zaning distnct 3U ft. -Distante bttween properhm line and&ont of ara e 20 R. 30 ft. 20 ft. 20 ft. 20 R. R4aximum Hei¢ht 30 fr. 30 ft. 30 ft_ 30 ft. 35 ft. hiinimum Landsca e R uirement - ?p�; (1]Single-family attached residential units permitted at oae dwelling per lot tivith no more that five attached units iu one grouping. [2]Lot ca��mge includes�ll buildings and impeavious surfaccs. Comment: Per Table 18.510.2, above, all of the lots are greater than 5,000 square feet and have a minimum lot width greater than 50 feet, distance between the front lot line to the garage of greater than 20 feet, sides of 5 feet and rear lots of 15 feet. The existing house has a chimney on the east side of the property which is allowed in the required •' setback area (Chapter 18.730.030.B.2.a(2)(b)). Therefore, this application meets this criterion. Jensen Land Partition City of Tigard SR Design LLC 17 CHAPTER 18.705 - ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures (see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plctn submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with sicbdivision requirements. The requirements and standards of this chapter shall not appl� where they conflict with the subdivision rules and standards of this title. Comment: The applicant is proposing to partition the existing legal lot of record and thus this section applies. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Comment: Each property owner of the individual parcel will be responsible for the maintenance of the access and egress onto their parcel. This criterion is met B. Access plan requirements. No bLCilding or other permit 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 requiremen t. Comment:The applicant has submitted a site plan that illustrates how access, egress and circulation requirements are to be fulfilled. Each parcel will have access to SW 136th Court through an individual driveway or a common driveway. Please refer to the site plans for a graphical representation of the driveway connections. Jensen Land Partition City of Tigard SR Design LLC 18 C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to attilize � jointiy the same access and egress when the cornbined access and egress of both uses, structures, or parcels of Iand satisfies the combined requirements as designated in this fitle, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts fo establish the joint use; and 2. Copies of the deeds, easemenfs, leases or contracts are piaced on permanent file with the City. Comment:The applicant is proposing that Parcell has their own access and egress to SW 136th Court. Parcels 2 and 3 will gain access through a combined driveway access onto SW 136�h Court. This application meets this criterion. D. Public street access All vehicular access and egress as required in Sections 18.705.030H ctnd 18.705.030I shall connect directl� with a public or private street approved b� the Cit�for public use and shall be maintained at the required standards on a continuous basis. Comment:The applicant is proposing that Parcell has their own access and egress to SW 136''' Court. Parcels 2 and 3 will gain access through a combined driveway access onto SW 136�h Court. This application meets this criterion. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment:The applicant is proposing curb cuts for each driveway that will connect with SW 136� Court to meet the standards set forth in Section 18.810.030.N. This criterion is met. F. Required wcclkway location. On-site pedestrian walkways shall comply with the following standards: 1. WaIkways shaIl extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and indtcstrial icses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in muiti-building commercial, institutional, and industrial complexes. Linless impractical, walkwa�s shall be constructed between new and existing � developments and neighboring developments; 2. Within all attached housing (except two family dwellings) and maclti family developments, each residential dweiling shall be connected by walkway fo the vehicular parking area, and common open space and recreation faciIities; 3. Wherever required walkwa�s cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shc�ll be physicail� Jensen Land Partition City of Tigard SR Design LLC 19 separated from motor vehicle traffic and parking b� either a rninimum 6-inch vertical separation (curbed) or a minimicm 3 foot horizontal separation, except that pedestrian crossings of traffic aisIes are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimicm of four feet in width, exclusive of vehicle overhangs and abstructions such as mailboxes, benches, bic�cle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced pubIic use pafhwa�s may be provided onIy if such pathways are provided in addition fo reqtcired pathways. Comment: The applicant is proposing single family homes and therefore this section is not applicable. G. Inadequate or hazardous access. 1. Applications for bicilding permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Woicld cause or increc�se existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. Would in any other way caicse hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or coIlector streets from single family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered onl� if there is no practical alternative way to access the site. If direct access is permitted b� the City, the applicant will be required to mitigate for any safenj or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the constracction of a vehicle ta�rnaround on the site to eliminate the need for a vehicle to back oict onto the roadway. 3. In no case shall the design of the service drive or drives reqtcire or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single- family and duplex dwelIings are exempt from this requirement. _. Cornment: The access proposed for the three parcels are not anticipated to cause hazardous traffic conditions, provide inadequate access for emergency vehicles or present danger to the public. The proposed partition is not located on streets labeled arterial or collector streets, but on a cul-de-sac and thus this criterion is not applicable. H. Access Management Jensen Land Partition City of Tigard SR Design LLC 2p 1. An access report sha11 be submitted with alI new deveiopment 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.) Comment: The applicant is proposing a three-parcel partition located along at the end of a cul-de-sac. Additionally, no streets are proposed within the partition and there are no driveways to be positioned along any collector or arterial streets. Adequate site distance exists within the cul-de-sac when measuring 250 feet to the northwest on SW 136t'' Court and southwest on SW 13b�'Court. This criterion is met. 2. Driveways shall not be permitted to be placed in the inflicence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimacm 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 fhroat of the proposed driveway. The setback may be greater depending ttpon the influence area, as determined from Cih� Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the appiicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practicc�l, the driveway shall be placed as far from the intersection as possible. 3. The minimum spacing of driveways and streets along a collecfor shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street sha11 be 125 feet. Comment: The applicant is proposing a three-parcel partition located along SW 136�" Court, a dead end street. Additionally, no streets are proposed within the partition and there are no driveways to be positioned along any collector or arterial streets; therefore, this section is not applicable. I. Minimum access requirements for residential icse. 1. Vehicular access and egress for single family, duplex or attached single famil�dwelling units on individual lots and maclti family residential acses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; 2. Vehicular access to multi family structures shali be broicght to within 50 feet of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units; TABLE 18.705.1 VEHICUI.AR ACCESS/EGRESS REQL'IREnIE\TS: RESIDENT7AL tiSE 6 OR FE�'1'ER L?VITS Number Dwelling hlinLnum rumber of 1Ilnimum Access�Vidtll L4liuimum Ynvement L'nit�Lots Dii�-etir-as-s Re nfred �Vidrh 1 or 2 I 15' 10' 3-6 I 20' 20' Jensen Land Partition City of Tigard SR Design LLC 21 Comment: The applicant is proposing three single family dwelling units on individual parcels. Parcel 1 will have its own individual driveway connecting to SW 136�' Court. Parcel2 and 3 will use a combination driveway to reduce the number of curb cuts entering on to SW 136� Court. The combined driveway has an access width of at least '� 15 feet with a minimum of 10 feet of pavement; thus satisfying the minimum number of driveways as it pertains to Table 18.705.1. This criterion is met. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; Comment:The applicant is not proposing private residential access drives that will be maintained in accordance with the provisions of the Uniform Fire Code. This criterion is not applicable. 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feef; b. A hammerhead-configured, paved sacrface with each Ieg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross siope of a required ta�rnaround is 5%. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be reqa�ired so as to reduce the need for excessive vehicular backing motions in situations where two vehicIes traveling in opposite directions meet an driveways in excess of 200 feet in length; Comment: The applicant is not proposing any driveways in excess of 150 feet, thus this section is not applicable. 6. Where permitted, minimacm width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Comment: The applicant is not proposing any driveways to connect to arterials or collector streets. SW 136�" Court is a cul-de-sac; therefore, this section is not applicable. CHAPTER 18.715 - DENSITY COMPUTATION 18.715.020 Density Calculation Jensen Land Partition City of Tigard SR Design LLC 22 A. Definition of net development area. Net development area, in acres, shalI be determined by subtracting the following land area(s)from the gross acres, which is alI of the land included in the Iegal description of the property to be developed: 1. All sensitive Iand areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways; and d. Wetlands. 2. All land dedicated to the picblic for park purposes; 3. All land dedicated for public rights-of-wa�. When acta�al information is not available, the following formulas may be used: a. Single famiiy development: allocate 20% of gross acreage; b. Mu1ti family development: aliocate 15% of gross acreage. 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. Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage ways, wetlands, or dedicated parks. However, the right of way�vill not be considered as part of the net development area of the property. The net development area was determined by subtracting the land dedicated for public rights of way and easement from the gross area. Therefore the gross area of approximately 24,987 square feet subtracting the dedicated area for the right-of-way, approximately 484 square feet equals approximately 24,503 square feet. This criterion is met. B. Calculating maximum 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. Comment:T'he applicant calculated the maximum number of residential units per net acre by dividing 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. The maximum number of additional residential units is (24,503/5,000 =4.90) which equals 4 parcels. C. Calculating minimum number of residentiai units. As required by Section T8.510.040, the minimum number of residential tcnits per net acre shalI be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). Jensen Land Partition City of Tigard SR Design LLC 23 Comment: The minimum number of residential units is 4 x .8 =3.2 which equals 3 residential units. The applicant is proposing a three-parcel partition. The applicant has demonstrated how the partition meets the City's minimum (and maximum) density requirements. This criterion is met. Jensen Land Partition City of Tigard SR Design LLC 24 CHAPTER 18.730 - EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 Exceptions to Bicilding Height Limitations C. Buiiding heights and flag lots. 1. Limitations on the placement of residential stracctures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after Apri115, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag Iot is located on the periphery of the subdivision so that the Iot adjoins other residentiall�-zoned land. 2. 1'he maximum height for an attached or detached single famil�, duplex, or multiple family residential structacre on a flag lot or a lot having sole access from an accessway, private drive 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 with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential stra�cture on any abutting lot either is located 50 feet or more from the ' nearest point of the subject dweiling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on an�abutting lot unless the proposal includes an agreement to piant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review,for three or more attached units or a multiple family residential structure, or, at the time of issuance of building permits,for single detached acnits, one dticplex or two attached residential units. Comment: The applicant is not proposing flag lot with this development application. Therefore, this section does not apply. Jensen Land Partition City of Ttgard SR Design LLC 25 18.730.030 Zero Lot Line Setback Standards A. Applicability 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: 1. An application for planned development approval under the provisions of Chapter 18.350, Planned Development; 2. An appZication for subdivision approval under the provisions of Chapter 18.430, Subdivision; or 3. An appiication for partitioning approval under the provisions of Chapter 18.420, Partition. B. Approvai criteria and conditions. 1. The approval authorit�sha11 approve, approve with conditions or den� an application for a zero Iot line development based on findings that: a. There shall be a 10 foot separation between each residential dwelling structicre or garc�ge; b. No residential dwelling shall be placed on a lot line which is common to a lot line which is not a part of the overall development; c. No structure shall be placed on a lot line which is common to a public or private road right-of-way or easement line; and d. A five foot non-exclusive maintenance easement shall be delineated on the plan for each lot having a zero setback area: (1) The easement shall be on the adjacent lot and shall describe the maintenance requirements for the zero lot line wall, or deed restrictions mt�st be submitted with the preliminar� plat which addresses the maintenc�nce requirements for the zero setback wall of the detaclTed dwellings; and (2) The easement shall be recorded with Washington County and submitted to the Cit� zvith the recorded final plat prior to the issacance of any building permits within the development. 2. The approval authority reqicires the following conditions to be satisfied: a. Deed restrictions shall be recorded with Washington County which ensure that: (1) The 10 foot separation between the residentiai structures shall remain in perpetuity; and (2) The 10 foot separation between the residential structures shall be maintained free from any obstructions other than: (a) The eaves of the structure; (b)A chimney which may encroach into the setback area by not more than two feet; Jensen Land Partition City of Tigard SR Design LLC 26 (c)A swirnming pool; (d) Normal landscaping; or (e) A garden wall or fence equipped with a gate for emergency access and maintenance purposes. b. Easements shall be granted where any portion of the structure or architectural feature projects over a property line; and c. The maximum lot coverage for zero lot line shall not exceed the maximum Iot coverage for the base zone. C. Application submission requirements. All applications shall be made on forms provided by fhe Director in accordance with Chapter 18.350, Planned Developments, Chapter 18.430, Subdivisions, or Chapter 18.420, Partitions, and sha11 be accompanied by: 1. Copies of the plat plan indicating bacilding and easement Iocation and dimensions, and necessary data or narrative which explains how the development conforms to the standards; 2. A list of names and addresses of all propert� owners of record immediately abutting the site; 3. All other requirements of Chapters 18.350, 18.430 and 18.420 shall apply. Comment: The applicant is not requesting a zero lot line, thus this criterion is not applicable. • 18.730.040 Additional Setback Requirements A. Additionai setback from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classificativn on the City's transportation pIan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. B. Distance between multi famil� residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multipie and attached residential dwellings within a development, the following separations shall appl�: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25 foot separation; b. Buildings with windowed walIs facing buildings with a blank wa11 shall have a 15 foot separation; c. Buildings with opposing blank walls shall have a 10 foot separation; d. Buiiding separation shalI also appl� to btcildings having projections such as balconies, ba� windows and room projections; and Jensen Land Partition City of Tigard SR Design LLC 27 e. Buildings with courtyards to maintain separation of opposing walls as listed in Subsections 1-3 above for walls in separate buildings. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. 3. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shali be separated by at least five feet; and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the stra�cture shali be separated by at least seven feet. C. When no yard setback is required. In zoning districts where a side fard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set Comment: The proposal does not require an additional setback. Thus this criterion is not applicable. ,CHAPTER 18.745 - LANDSCAPING AND SCREENING 18.745.020 Applicability A. Applicability. The provisions of this chapter shali appiy to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming (Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. C. Site plan requirements. The applicant shall sacbmit a site plan. The Director shall provide the applicant with detailed information about this sicbmission requirement. Comment: Since this is a partition, a full landscape plan is not required. Landscaping will be provided once the homes are constructed, but the specific design will not be determined at this stage of the development. Therefore this criterion is met. 18.745.030 General Provisions A. Obligation to maintain. Uniess otherwise provided by the lease agreement, the owner, tenant and his agent, if an�, shall be jointly and severall� responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a health�, neat and orderl� appearance, shall be repiaced or repaired as necessary, and shall be kept free from refuse and debris. Jensen Land Partition City oE Tigard SR Design LLC 28 Comment: The applicant will be responsible for the maintenance of the landscaping until the property is sold to an individual homeowner. At that time, the new homeowner will maintain the landscaping and screening. This criterion is met. B. Pruning reqicired.All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicuiar access; and 3. It wili not constitute a traffic hazard because of reduced visibility. Comment: All landscaping will be maintained by the homeowner to allow for maintenance or repair of public utility to allow pedestrian or vehicular access, and to maintain traffic visibility. This criterion is met C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and sha11 meet the size and grading standards of the American Standards for Natrberg Stock (ANSI Z60, 1-1986, and any future revisions); and 3. Landscaping shaIl be installed in accordance with the provisions of this title. Comment: All landscaping will be installed according to accepted planting procedures, being of high grade and meeting the size and grading standards. All landscaping will be installed to meet the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requiremen ts have been met or other arrangemenfs have been made and approved by the City such as the posting of a bond. Comrnent: The applicant acknowledges that certificates of occupancy will not be issued until the landscaping requirements have been met to comply with this section. E. Protection 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 disti�rbed can be fenced, as in snow fencing which can be placed around individual trees). Jensen Land Partition City of Tigard SR Design LLC 29 Comment: All trees are to remain on site except for those marked for removal on the Tree Removal Plan. Appropriate protection measures will be taken to preserve trees during the construction process. The City will review the tree mitigation plan to ensure compliance with this provision of the Development Code. F. Care of landscaping along public rights-of-way. Appropriate methods for the care and maintenance of street trees and landscaping materials shail be provided by the owner of the property abutting the rights-of-way unless otherwise required for emergency conditions and the safety of the general public. Comment: The homeowners along SW 136�h Court will maintain any street trees and landscaping rnaterials along the rights-of-way to comply with this section. This criterion is met. 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 dacring development review and in no instance shall be less than that reqacired for conventional development. Comment: The application understands that the conditions of approval will state what type of landscaping and screening will be required. T'he application is not requesting an adjustment to the landscape requirement to be less than the minimum landscaping required by the development code. All landscaping standards, as detailed by this Code, will be met as part of the overall development of three single-family homes in a single family zoning district. This criterion is met. H. Height restrictions abutting public righfs-of-way. No trees, shrubs or pIantings more than 28 inches in height shall be planted in the public right-of-way abutting roadwa�s having no established curb and gutter. Comment: The proposed application proposed to construct a curb as part of this land partition. Therefore, the planting of trees, shrubs or plants that are more than 18 inches in height in the public right of way abutting roadways that have no established curb and gutter is not applicable. Therefore, this criterion is not applicable. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Comment:There site has approximately 100-feet of street frontage. Therefore, street trees may be required along the frontage in locations that are not affected by the Jensen Land Partition City of Tigard SR Design LLC 30 proposed driveway locations. If street trees are required, then they will be located behind the proposed curb tight sidewalk. This criterion is met. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injur�. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Mediacm-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at mata�rit� shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor cioser than two feet from private drivewa�s (measured at the back edge of the sidewalk),fire hydranfs or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer fhan five feet to an�existing street tree; f. Tree pits shc�ll be located so as not to inclicde utilities (e.g., water and gas meters) in the tree well; g. On-premises actilities (e.g., water and gas meters) shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safeh�dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a h�pe which, at full maticrity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and l. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: Jensen Land Partition City of Tigard SR Design LLC 31 (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by foicr feet to allow for air and water into the root area. Comment: Any additional street trees that may be required will have a minimum caliper of two (2) inches and be four feet in height as specified in the requirements and will be a species listed on the City's approved tree list. Therefore, this criterion is met. D. Prtcning requirements. Trees, c�s the�grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Comment: If conditioned, any street trees will be pruned and maintained by the applicant until new owners purchase the individual parcels. At that time, the new homeowners will maintain the trees to meet the requirements of the section. This criterion is met. E. Cut and fill aroicnd existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless c�n adjiastment is approved by the Director b� mec�ns of a T�pe I procedure, as governed by Section 18.390.030, using approval criterin in Section 18.370.020.C.4.a. , Comrnent: No street trees have been identified to be used as required street trees. Therefore, this section of the Development Code is not applicable. F. Replcccement of street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sfzed alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree reqticirements ma� be granted by the Director b� means of a T�pe I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. H. Location of trees near signc�lized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Comment: Tl�e applicant proposes an appropriate number of street trees to be replanted and spaced according to city specification and be of an acceptable size and height. There are no signalized intersections nearby. Those trees used will be from the approved street tree list provided by the City. This criterion is met. Jensen Land Partilion City of Tigard SR Design LLC 32 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shc�ll provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safehj of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different t�pe in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installc�tion and effective maintenance of batffering and screening. When different uses would be abutting one another except for separation b�a right-of-way, buffering, bzct not screening, shall be reqt�ired as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be stcbmitted for the Director's czpproval as an alternative to the bicffer arec� landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. Comment: All adjacent uses to this property are the same zoning classification of R-7 and are detached single units. The buffer matrix states that no additional buffering or screening is required. Thus, this criterion is met. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a propert� line and having a depth eqttal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the propert� line of the abattting use or uses; 2. A buffer area may onl�be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved b� the City; 3. A fence, hedge or wall, or an� combination of such elements, which are locc�ted in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimicm caliper of two inches at four feet in height above grade for deciduous trees ccnd a minimitim height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: Jensen Land Partition City of Tigard SR Design LLC 33 (1) Smali or narrow-stature trees, under 25 feet tall or Iess than 16 feet wide at rnaturity shall be spaced no further than 15 feet apart; (2)Medium-sized trees between 25 feet to 40 feet tali and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at leasf 10 fiz�e-gallon shratbs or 20 one-gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be pianted in lawn or other living ground cover. 5. Where screening is required the following standards sha11 apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four- foot continLCOacs screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanfed portion of the berm shall be planted in lawn or other living ground cover; or c. A fence or wall of the height specified in Table 18J45.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions sha11 be superseded by the vision clearance requiremen ts as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls,fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the constrttction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shaIl qicalify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges Jensen Land Partition City of Tigard SR Design LLC 34 a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Comment:All uses adjacent to this property are under the same zoning classification of R-7 and are detached single units so that no additional buffering�or screening is required. The applicant plans on preserving several existing trees on the site to serve as a buffer. This criterion is met. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along Iocal streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any desigrcated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be sa�bject to administrative review of the location of the fence or wall. 3. All fences or walls shall nieet vision clearance area reqatirements in Chapter 18.795; 4. Ail fences or walIs greater than six feet in height shaIl be subject to building permit approval. Comment: The applicant does not propose any fences or walls along local streets nor will any walls or fences be taller than eight feet in height. This criterion is met. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping sha11 be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; Jensen Land Partition City of Tigard SR Design LLC 35 2. An earthen berm and fence or wall combination shall not exceed the six foot height limitation for screening. Comment: The applicant does not propose fences that would exceed the height restriction of this section. This criterion is met. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areccs from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters ma� be used ta define or screen the appearance of off-street parkzng areas from the public right-of-wa�; (3)Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and ` (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel gatard or curb. 2. Screening of service facilities. Except for one family and two famil�dwellings, any reficse container or disposal area and service facilities such as gas meters and air conditioners which woatld otherwise be visible from a public street, cicstomer or resident parking area, any public facilih�or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by Cit�of Tigard Building Code; 4. Screening of reficse containers. Except for one- and two family dwellings, any refuse container or refi�se collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be containecl within the screened area. Comment: The applicant is not proposing any screening situation that would trigger the special provisions of this code section. Therefore, this section is not applicable. Jensen Land Partition City of Tigard SR Design LLC 36 F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards reqa�ired in Tables 18.745.1 and 18.745.2, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) Comment: All uses adjacent to this property are under the same zoning classification of R-7 and are detached single units so that no additional buffering or screening is required. This criterion is met. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natacral vegetation has been removed through grading in areas not affected by the landscaping reqacirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Comment:This application is not proposing additional grading in areas that will be affected by public improvements and private improvements associated with the construction of the new dwelling units and associated driveways. In areas that are disturbed by site development, replanting will occur in order to prevent erosion on the site after construction. T'herefore, this criterion is met. B. Preparation for re-vegetation. Topsoil removed from the sttrface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are acnderway; and 1. Such storage may not be located where it would cause suffocation of root s�stems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cact and fill embankments or buiiding pads to provide a suitable base for seeding and planting. Cornment: This application is not proposing mass grading on the site as part of this application. However, if topsoil is removed during construction of the utility improvements, then any topsoil removed for grading and construction will be stored on or near the site and protected from erosion as detailed in this section. After any grading, the soil will be restored on the site for planting. Therefore, this criterion is met. � C. Methods of re-vegetation. Jensen Land Partition City of Tigard SR Design LLC 37 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The acse of native plant materials is encouraged to reduce irrigation and maintenance demands. Cornment: The applicant will perform all re-vegetation as described above to fully comply with the standards set forth in this Code Section. This criterion is met. CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 Applicability of Provisions A. New construction. At the tTme of the erection of a new structure within an�zoning district, off-street vehicle parking will be provided in accordance with Section 18.765.070. B. Expansiorc of existing use. At the time of an enlargement of a structure which increases the on-site vehicle parking requirements, off-street vehicle parking will be provided in accordance wifh Section 18.765.070 subJect to the foilowing: E. Building permit conditions. The provision and mainfenance of off-street vehicle parking and loading spaces are the continuing obligation of the property owner: 1. No building or other permit shall be issued until plans are presented to the Director to show that properfy is and will remain available for exclusive use as off-street vehicle parking and loading space; and 2. The subseqacent use of property for which the btcilding permit is issued shall be conditional upon the unqualified continuance and availability of the amount of vehicle parking and loading space required by this title; 3. Reqacired vehicle parking shall: a. Be available for the parking of operable passenger vehicles of residents, patron and employees vnl�; b. Not be used for storage of vehicles or materials or for the parking of trucks used in condacct of the business or use; and c. Not be rented, leased or assigned to any other person or organization. Jensen Land Partition City of Tigard SR Design LLC 38 Comment: The applicant is proposing a three-parcel partition which will be designed for single-family homes. All off-street parking and loading requirements will be met as a condition of approval of this development. Therefore, this standard will be met as applied to the development. 18.765.030 General Provisions A. Vehicle parking plan reqacirements. No bicilding or other permit shall be issued until scaled plans are presented and approved as provided b� this chapter that show how access, egress and circa�lation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide fhe 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 famil� and duplex dweliings and single family attached dwellings shall be located on the same Iot zvith the dwelling(s); Comment: The Preliminary Site plan shows how access, egress and circulation to access each lot will be granted. Although homes are not proposed at this time, each parcel will have ample room to have passenger vehicles to park off the street and in the individual parcels. C. Joint parkircg. Comment: The applicant is not proposing joint parking with this application; therefore, this section is not applicable to the development. D. Parking in mixed-use projects. Comment: The applicant is not proposing a mixed-use project; therefore, this section is not applicable to the development. E. Visitor parking in multi family residential developments. Comment: This application is for single-family residential development; therefore, this section is not applicable. F. Preferential long-term carpool/vanpool parking. Comment: Carpool and vanpool parking is not required with this development; therefore, this section is not applicable. G. Disabled-accessible parking. Commen�Parking areas are not required with single-family detached dwelling units; therefore, this section is not applicable to the development. 18.765.040 General Design Standards Jensen Land Partition City of Tigard SR Design LLC 39 A. Maintenance of parking areas. AII parking lots shall be kept clean 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 ficnction will not be impaired. Commen� A parking lot is not being proposed with this application; therefore, this section is not applicable to the development. B. Access drives. With regard to access to public streets frorn off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constraccted to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; 2. The nacmber and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3. Access drives shall be clearly and permanentl� marked and defined through acse of rails, fences, walls or other barriers or markers on frontage not occupied by service,drives; 4. Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5. Access drives shali be improved with an asphalt ar concrete surface; c�nd 6. Excluding single famil� and dicplex 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. Comment: The access drives for the dwelling units will comply with all of the standards required for single-family detached residences as stated within this Code Section. This criterion is met. H. Parking space surfacing. 1. Except for single family and duplex residences, and for temporary uses or fleet storage areas as aa�thorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicie, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two famil� residences shall be improved with an asphalt or concrete surface; Comment: All off-street parking spaces will be improved with an asphalt or concrete surface to comply with this standard for single-family residences. K. Drainage. Off-street parking and loading areas shaIl be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occatr, except for single famil�and duplex residences, off-street parking and Ioading facilities shall be drained to avoid flow of water across public sidewalks. Jensen Land Partition City of Tigard SR Design LLC 40 Comment: All off-street parking spaces for the single-family residences will be well- drained to ensure that ponds do not occur. Therefore, this criterion is met. 18.765.050 Bicycle Parking Design Standards Comment According to Table 18.765.2, bicycle parking is not required with this application. Table 18.765.2 Minimum and Maximum Reqicired Off-street Vehicle and Bicycle Parking Re uirements MINIMU ZONE A MAXIMUM ZONE B BICYCLE RESIDEN'TIAL Household Living Sin le Unit,Detached 1.0/DU None(M) None(M) None(M) Accesso Units 1.0/DU None None None (M):Metro Requirement 18.765.070 Minimum ancl Maximum Off-Street Parking Requirements A. Parking reqLCirements for unlisted uses. 1. The Director may rule that a icse, not specifically listed in Section 18.765.070.H, is a icse similar to a listed icse and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed b� Section 18.340; � 2. The Director shall maintain a list of approved uniisted acse parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking reqlcirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements couid be made, the use which requires the greater number of parking spaces shalI govern. H. Specific requirements. (See Table 18J65.2 Comment: The applicant is proposing a three-parcel partition for the development for single-family detached dwelling units, within the R-7 zone, a listed use. The minimum required off-street parking space is 1.0/DU, per Table 18.765.2. Residential developments do not have a maximum off-street parking space requirement. 18.765.080 Off-Street Loading Re�uirements A. Off-street loading spc�ces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribicte material or merchandise by truck shall provide and maintain off-street loading and maneuvering space as follows: Comment: The applicant is proposing development in a residential zone, R-7; therefore, this section is not applicable to the development. Jensen Land Partition City of Tigard SR Design LLC 41 CHAPTER 15.790 - TREE REMOVAL 18.790.030 Tree Plan Requirement A. Tree plan required. A tree plan for the pIanting, 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 appIication for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Comment:The applicant has prepared a tree plan in compliance with this Code Section. In addition to the tree removal plan, the applicant has supplied an arborist report prepared by a certified arborist, as required by the City reflecting the planting, removal and protection of trees. B. Plan requirements. Tke tree plan shall include the following: ?. Identification of the location, size and species of alI existing trees including trees designated as significant by the city; Comment: The tree assessment from the tree plan identifies the location, size and species of all existing trees on the proposed site. This criterion is met. 2. 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 18.790.060D, in accordance with the following standards and shall be exclusive of trees required b� other development code provisions for landscaping, streets and parking lots: a. IZetention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper reqtcires no mitigation. Comrnent: The tree assessment from the tree plan indicates that a total of 13 trees are over 12 inches DBH. One of those trees have been identified as hazardous (#546—Big leaf Maple) thus leaving twelve trees subject to mitigation. Of the remaining twelve trees only two have been identified for potential removal and ten identified for retention. Thus leaving 83% of the trees subject to mitigation on site; therefore, the Jensen Land Partition City of Tigard SR Design LLC 42 application will not need to provide tree mitigation for the proposed development. Therefore, this criterion has been met. 3. Identification of all trees which are proposed to be removed; Comment: The tree inventory table on the Tree Removal Plan identifies all trees to be removed on the site. Tree # 546 is classified as hazardous, and does not count toward the tree retention formula. The trees used in the calculations are trees # 549 and #2550 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: The Improvement Plan shows the approximate location of the tree protection fencing. This fencing will be installed prior to any major site work. Therefore, this criterion has been met. C. Subsequent tree removal. Trees removed within the period of one�ear prior to a development application listed above wi11 be inventoried as part of the tree plan above and zvill be repiaced according to Section 18.790.060D. Cornment: No trees are proposed to be removed one year prior to this development application. All the trees have been identified 18.790.040 Incentives for Tree Retention A. Incentives. To assist in the preservation and retention of existing trees, the Director may appiy one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030: 1. Density bonus. For each 2% of canopy cover provided b�existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% bonus may be applied to density computations of Chapter 18.715. No more than a 20% bonus may be granted for any one development. The percentage density bonacs shail be applied to the nacmber of dweIling units allowed in the underl�ing zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainage ways, or wetlands that would otherwise be preclicded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for ali lots and private open space is not less than that allowed by the underlying zone. No lot area shall be Iess than 80% of the minimum lot size allowed in the zone; Jensen Land Partition City of Tigard SR Design LLC 43 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up fo 20% of that required by the underlying zone; 4. Comm�rcial/industrial/civic use parking. For each 2% of canopy cover provided b� existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minima�m and Maximum Off- Street Parking Requirements, a 1% reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amoatnt of parking rnay be granted for any one development; 5. Commercial/industrial/civic use landscaping. For each 2% of canopy cover provided by existing frees over 12 inches in caliper that are preserved and incorporated into a development plan, a 1% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of lc�ndscaping ma�be reduced for any one development. B. Subseqacent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree pian, in accordc�nce with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under an�other section of this chapter. The property owner sha11 record a deed restriction as a conditiorc of approval of any development permit affected by this section to the effect that such tree may be removed onl� if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invaiid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shaIl be subject to approval by the Director. C. Site development modifications granted as incentives. A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including buf not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. Comment: The applicant does not request any incentives or modifications to the development requirements with this application. Therefore this section is not applicable. 18.790.050 Permit Applicabiiity A. RemovaL permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit Jensen Land Partition City of Tigard SR Design LLC 44 for removai of a tree shall be processed as a T�pe I procedure, as governed b� Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cicbic foot in volume on public or private streets, adjacent propert�, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment-lc�den flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington Count� Unified Sewerage Agenc� Environmental Protection c�nd Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maTntain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canop� cover is less than 75%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearctnce as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree prodicction or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestr�. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. Comment: No portion of the site is within a sensitive land as defined by Chapter 18.775. This criterion is not applicable. 18.790.060 Illegal Tree Removal Jensen Land Partition City of Tigard SR Design LLC 45 A. VioIations. The following constitute a violation of this chapter: 1. Removai of a tree: a. Without a valid tree removai permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompiiance with any condition of an� City permit or development approvai; or d. In noncompliance with any other section of this titie. 2. Breach of a condition of any City permit or development approvai, which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a vioiation of this chapter has occicrred, then he or she may do any or all of the following: 1. Require the owner of the Iand on which the tree was located to submit sufficient documentation, which may inclacde a written statement from a qualified arborist or forester, showing that removal of the tree was permitted b� this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for zvhich this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take an� other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to $500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Repiacement of acnlawfully removed or damaged trees in accordance with Section D below; and 2. Payment of an additionaI civil penalty representing the estimated value of any unlauficlly removed or damaged tree, as determined using the most current International Society of Arboriculture's Gicide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the foliowing guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; Jensen Land Partition City of Tigard SR Design LLC 46 3. If a repiacement 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 caiiper size of the tree removed or damaged by the caIiper size of the largest reasonably availabie replacement trees. If this nicmber of trees cannot be viably located on the sicbject properhj, the Director may require one or more replacement trees to be pIanted on other property within the City, either public property or, with the consent of the owner, private property; 4. The planting of a replacement free shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the Ciry for its costs in performing such tree � replacement. F. Exclusiviry. The remedies set out in this section shall not be exclusive. Comment: The applicant is proposing to meet and follow the guidelines for obtaining a permit for any tree removal, mitigation and tree permits required for this proposal. The applicant does not foresee any tree removal without a permit to trigger compliance with Chapter 18J90.060(D). This criterion is met. CHAPTER 18.795 -VISUAL CLEARANCE AREAS 18.795.020 ApplicabiIity of Provisions A. When provisions apply. The provisians of this chapter shall apply to aIl development including the construction of new structures, the remodeiing of existing structures and to a - change of use which increases the on-site parking or loading reqicirements or which changes the access requirernents. B. When site development review is not reqtcired. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedacre, as governed by Section 18.390.030, using the standards in this chapter as appraval criteria. Comment: The applicant is proposing a three-parcel parHHon. All vision clearance provisions of this Code Section will be met. ,. 18J95.030 Visuat Clearance ftequirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a drivewa�providing access to a public or private street. Jensen Land Partition City of Tigard SR Design LLC 47 B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting,fence, wall structure or temporary or permanent obstricction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or zvhere no curb exists,from the street center line grade, except that trees exceeding this height may be Iocated in this area, provided all branches below eight feet are removed. C. Additionai topographical constraints. Where the crest of a hill or vertical cicrve conditions contribacte to the obstruction of clear vision areas at a street or driveway intersecfion, hedges, pIantings,fences, walls, wall structures and temporary or permanent obstructions shall be ficrther reduced in height or eliminated to compl�with the intent of the required clear vision area. Comment: The applicant has prepared a preliminary sight distance certification for the three parcels. Since the parcels are located at the end of a cul-de-sac vision clearance should not be an issue. The applicant will not obstruct this clear vision area by placing a hedge, planting fence, wall structure over three feet high measured from the top of the curb. This criterion is met. 18.795.040 Computations B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At alI intersections of fwo non-arterial streets, a non-arterial street and a drivewa�, and a non-arterial street or driveway and railroad 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-wa�or property lines along sacch lots and a straight line joining the right of- way or propert� line at points which are 30 feet distance from the intersection of the right-of-wa� line and measured along such lines. See Figure 18.795.1: �� '� �t�'�� i�� : � D ��Y ' � ' .� � •.� �' / S�CbetGIC'�/ i . . �d, _ ' LTr.e� . • �i4' � --�� .�" �, --- �ec� W x� ,�trac.f FIGLrRE 18.795.1 ILLLTSTRr1TIO�S(7F�'ISi:AL CLE�R.Ai�CE REQUIREi41E\TS Jensen Land Partition City of Tigard SR Design LLC 48 2. Non-arterial streets less than 24 feet in width. At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and raiIroad where both streets and/or driveways are Iess than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single famiiy and two family residence, and 30 feet back from the property line on all other types of uses. Comment: The applicant has prepared a preliminary sight distance certification for the site. Since the site is at the terminus of a cul-de-sac the creation of vision clearance triangles would not be feasible. Therefore, this section has been met for approval. CHAPTER 18.810 - STREET AND UTILITY IMPRQVEMENTS 18.810.020 General Provisions A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, cacrbs and other picblic improvements shall occur in accordance with the standards of this fitle. No development may occur and no land use application may be approved tcnless the public facilities related to development camply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and buiid required pacblic improvements only when the required exaction is directly reiated to and roughly proportional to the impact of the development. B. Standard specifications. The City Engineer shall establish standard specifications consistent with the application of engineering principles. C. Section 7.40 appiies. The provision of Section 7.40 of the Tigard Macnicipal Code shall appl� to this chapter. D. Adjustments. Adjicstments to the provisions in this chapter related to street improvements ma�be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030 C9. E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" sha11 mean "public streets" unless an adjacstment under Section 18.ST0.020.D is aIiowed. (Ord. 99-22) � Comment: The applicant has prepared a three-parcel partition application in compliance with the requirements of this section. The applicant makes assurances that A adequate public facilities exist for the development of this partition. The applicant understands that the City Engineer requires an overall dedication of 5 feet from the center point of the cul-de-sac to achieve the cul-de-sac radii of 45-feet. This criterion is met. 18.810.030 Streets Jensen Land Partition City of Tigard SR Design LLC 49 A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this chapter. 3. No development shall occicr unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4. Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a futilre improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inabilif� to achieve proper design standards; b. A partial improvement ma�create a potential safety hazard to motorists or pedestrians; c. Due to the naticre of existing development on adjacent properties it is unlikeiy that street improvements would be extended in the foreseeable ficticre and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in confIict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create an� new streets; or f. Additional pIanning 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 ficture traffic on the street. 6. The standards of this chapter include the standard specifications adopted b� the City Engineer pursicant to Section 18.810.020.B. � 7. The approval authorify may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natacral features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance 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, the approval aicthority shall balance the benefit of the adjustment with the impact on the Jensen Land Partition City of Tigard SR Design LLC 50 public interest represented by the standards. In evalt�ating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An adjustment to the standards may not be granted if the adjustment would risk public safety. Comment: Each parcel in the partition has frontage on SW 136th Court which is a public cul-de-sac. No new streets are being created as a result of this development. Therefore, this section may not apply due to the type of development being proposed. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final sicbdivision plat or major partition; however, the Coi�ncil may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council mc�y approve the creation of a street by deed of dedication without ficll compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of generaL traffic circulation and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a ° finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or mccjor partitions. 2. With each appIication for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shaIl submit such additional information and justification as ma� be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recornmendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council ma� attach conditions which are necessary to preserve the standards of this title; and 3. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as grantee. Comment: The applicant is requesting approval of a three-parcel partition at the end of a cul-de-sac. A five foot dedication is proposed with this project in order to meet Jensen Land Partition City of Tigard SR Design LLC 51 current City standards as stated by the City Engineer as provided in the notes at the Pre-Application Conference. This criterion is met. C. Creafion of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. Comment:The only access easement being created is to allow access to Parcel3. The purpose of the access easement is to allow adequate side yard distance between Parcel3 and tax lot 600. Since grading may be an issue for development it is prudent to provide ample room to construct a proper driveway. The access easement will be maintained in � accordance with Tigard Development and Uniform Fire standards. This criterion is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street pian and shall be considered in their relation to existing and planned streets, to topagraphic conditions, to public convenience and safeh�, and in their appropriate relation to the proposed use of the land to be served by stcch streets: 1. Street grades 5hail be approved by the City Engineer in accordance with Subsection N below; and 2. Where the locafion of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projectTOn of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a pIan shall be based on the type of land use to be served, the volume of traffic, the capacih� of adjoining streets and the need for public convenience and safety. E. Minimum rights-of-way and street widths. Unless otherwise indicated 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 a range is indicated, the width shaIi be determined by the decision-making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council rnay adopt by resolution, design standards for street construction and other pacblic improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. Jensen Land Partition City of Tigard SR Design LLC 52 1. The decision-making bod�shall make its decision about desired right-of-way width and pavemenf width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Pian Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; — � _ � r �= �•— �°. ? �.. � '`'.g = �v s � � V a� .� �;Y � T}pe of Street �� ? `o a� �s �� v °;�.� a c:. °— ,o ��. �= i s x,� z� � E C ;S c'� � `�s °u � ° — �, 9 c i L Z _ C �� Maid 61'-12E' Vacies 2-7(Rdc m 12' ?6!A 6'(.7eu-Strecn) 8'(Res.&Iad.Zoves) S' 12'�� rsr) s•-a• un snensl to� corom zmes Colleclor 58'-96' Vaiea 2-5(Refer to 11' N!A 6(Mew Streets) 6"(Rea.&ind.Zones) 5' 12�� TSP) 5'-6' Sueets B' Co�.Zanea N- borEood Rnute 50'-58' ?8'36' 10' B' S'�' S'-6'� S' N/A l.ocal LdunmaUCamm�oil 50' 36' 2 N/A 5'�'m 5' NiA L«al: Recdmen� NiA L'�er I500 ADT Sr'/50'6� 3?'t28'� 2 8'(bo�sidn) N!A 5'-6'� S' Vnda 500 ADT' S0'!46'w 2B':24'� 2 S'<aae si&) NJA UaMI00ADT 46'/42'p> ?i'20'� 7 o NiA C1�l-de-ac m 50' 4?'r�u� N/A N/A N;A PUA Ind�evi�l md ndur Cwmmcial sooea Cul-de-uc iu 47' 4D'ndiun N.'A t�LA ViA N1A N:� Rnideneal muea nbui ° All Reuder�rial i6' 16' N/A N.'A TvrA N/A N.'A Alk'Bwmat 20' 20' N/A N'A N%A N!A N�A (Ord.02-33) �Meduns reqaired for 5 and 7 tene ro�dwrys.They are opeoaal fix 3 Lae roadways. =Sidewsllc wtiddu for eheae icee[s s6all be 5 fl with IandscRpe rtrip:6 R if agsiast tu�6(if pamitud ia ucordance wirb 18.810.070.C�. �'Skiany Street"roadwrY widths�re petmitted where crosa aecnou sad reuiew cntma irce met. Refer to conesponding cross tectiws(Figu�es 18.8103. 18.810.4�nd 18.610.5)for detaits sad comdinonv. Comment: The applicant has developed design drawings to reflect an overall dedication of 5 feet from centerline on SW 136�h Court, to create a 45-foot row dedication, as recommended by the City Engineer. This right of way dedication is sufficient to meet current cul-de-sac standards. The applicant will sign a waiver of remonstrance to allow street improvements in the future along the entire frontage of SW 136'h Court if required by the City Engineer. This criterion is met. F. Future street plan and extension of streets. 1. A future street plan shall: a. 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 ficture streets from the boundaries of the proposed land division and shall include other parceis within 530 feet surrounding and adjacenf to the proposed land division. At the applicant's request, the City mccy prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be Jensen Land Partition City of Tigard SR Design LLC 53 reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessar�� 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. These extended streets or street stubs to adjoining properties are not considered to be cul- de-sac since they are intended to continice as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street b� 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. c. Temporary hammerhead turnouts or temporary ca�l-de-sac bulbs shall be constriccted for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18J05.030.H. Comment: The applicant is not proposing any future streets or extensions with this application thus this criterion is not applicable. ° H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented b� barriers si�ch as topography, railroads,freewa�s, pre- existing 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 permit construction. 2. All local, neighborhood routes and collector streets which abict a development site shall be extended within the site to provide through circulation when not precluded b� environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographicall� constrained if the slope is greater than 15%for a distance of 250 feet or more. In the cc�se 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. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. Jensen Land Partition City of Tigard SR Design LLC 54 4. AII developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Comment: The application and site design does not include any new future street connections nor does it create any street extensions. Each of the parcels will have frontage on an existing cul-de-sac. This criterion is not applicable. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-wa� intersection unless topography reqicires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 3. Right-of-way lines at intersection with arterial streets shall have a corner radiics of not less than 20 feet. Comment:The application does not create any new streets. T'his criterion is not applicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of Iess than standard width, additional rights-of-way shall be provided at the tirne of subdivision or development. Comment: The application contains additional right-of-way dedication of 5-feet for SW _ 136�' Court as recommended by the City Engineer. This criterion is met. K. Partial street improvements Partial street improvements resuiting in a pavement width of " less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformit� with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property deveioped. Comment: The application provides for an additional dedication of 5-feet to meet current cul-de-sac standards. The applicant is not proposing improvements but will sign a waiver of remonstrance that will be recorded with the final plat. This criterion is met. L. Culs-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greafer than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulafion: Jensen Land Partition City of Tigard SR Design LLC 55 1. All culs-de-sac shaIi terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Comment:The application is located at the terminus of an existing cul-de-sac. The length has already been established through the previous developments. The Fire Marshal has reviewed the preliminary design and has determined that fire access and service is acceptable. The application is not seeking any adjustments to the cul-de-sac requirements since the cul-de-sac is already constructed according to standards in place at the time of original construction of the parcels surrounding the cul-de-sac. Therefore, this criterion has been met. M. Street names. No street name shall be used which will dupiicate or be confused with the names of existing streets irc Washington Counfy, except for extensions of existing streets. Street names and na�mbers sha11 corcform to the established pattern in the sacrroacnding area and as approved by the City Engineer. Comment:The application does not propose any new streets and thus this criterion is not applicable. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector 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 Cit� Engineer. Comment: As stated above, SW 136� Court is an established cul-de-sac. The application is not proposing to reconstruct the cul-de-sac. The existing cul-de-sac currently meeting the grade requirements as stated above. This criterion is met. O. Curbs, cicrb ct�ts, ramps, and driveway approaches. Concrete curbs, cacrb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is pianned, an asphalt approach may be constructed with City Engineer approval; and Jensen Land Partition City of Tigard SR Design LLC 56 3. Asphait and concrete driveway approaches fo the property line shall be built to City configuration standards. Comment: All curbs, curb cuts, ramps and driveway approaches will be constructed in accordance with the standards specified in this chapter and Section 15.04.080. Modifications to the curb cut and sidewalk standards may be requested or revised during the construction document phase of the project. This criterion is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shali be made for a street approximately parallel to and on each side of such right-of-wa� at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen plan ting along the railroad right-of-way in nonindustrial areas. Comment: The application does not contain any streets that are adjacent to railroad right of way and therefore this criterion is not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the developmenf design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the trc�ffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or coIlector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side properfy line to be contained in a nonaccess reservation along the arteriai or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a Iot has access to two streets with different classifications, primary access should be from the Iower classification street. Comment:The site is not adjacent to, abutting or traversed by any arterials or collector streets and thus this criterion is not applicable. R. Alleys, public or private. 1. Aileys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided icnless other permanent provisions for access to off-street parking and loading facilities are made. jensen Land Partition City of Tigard SR Design LLC 57 2. Whi1e alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shail have a radius of not Iess than 12 feet. Comment: The application does not contain any alleys and thus the criterion is not applicable. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the Cit�, it shall be the responsibility of the deveioper's registered professional land sacrveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Comment: The applicant acknowledges that it is the responsibility of the developer's professional land surveyor to provide certification to the City that all boundary and interior monuments will be reestablished and protected. This criterion is met. T. Private streets. 1. Design standards for private streets shall be established b� the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted oniy within planned developments, mobile home parks, and multi famil� residential developments. Comment:The application does not contain any private streets and thus this criterion is not applicable. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval or another equitabie means of cost distribution shall be determined by the public works Director and approved by the Commission. Comment: The application is not adjacent to a development that will result in a need to install or improve a railroad crossing and thus criterion is not applicable. V. Street signs. The City shali install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Comment: It is not anticipated that additional street signs will be required. However, the applicant acknowledges that the cost of any street signs procured by the City for the partition will be the responsibility of the developer. This criterion is met. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. Jensen Land Partition City of Tigard SR Design LLC 58 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a cop� of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval b� the City Engineer/US Post Office prior to final approval. Comment: The applicant will work with the Postal Service and City Engineer to determine the ultimate location of the mailboxes for this partition. This criterion is met. X. Traffic signals. The location of traffic signais shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal rneeting approved specifications shall be installed. The cost sha11 be included as a condition of development. Y. Street light standards. Street lights shaIl be installed in accordance with regiclations adopted by the City's direction. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Comment: It is not anticipated that traffic signals, street lights or street name signs will . be required with this three-parcel partition. This criterion is not applicable. A.A. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless ofherwise approved by the City Engineer. The final lift shall also be pIaced no later than when 90% of the stricctures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and Ieveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final liff shali be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) Jensen Land Partition City of Tigard SR Design LLC 59 AB. Traffic calming. When, in the opinion of the City Engineer, the proposed deveIopment will creafe a negative traffic condition on existing neighborhood streets, such as excessive speeding, the deveioper may be required to provide traffic calming measures. These measures may be required within the development andlor offsite as deemed appropriate. As an alternatzve, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traJfic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The ficnds will be held b� the City for a period of five(5)years from the date of issuance of certificate of occacpancy, or in the case of a subdivision, the date of final plat approval. An�funds not acsed by the Cify within the five-year time period will be refccnded to the developer. AC. Traffic sttcd�. 1. A traffic study sha11 be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT faIl within the following ranges: � Existing ADT 0-3,000 vpd 3,001-6,000 vpd >6,000 zrpd ADT to be added by development 2,000 vpd 1,ODOvpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points Jensen Land Partition City of Tigard SR Design LLC 60 (4) The proximity of the proposed access to ofher existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent Iocal streets. 2. In addition, a traffic stud� may be required for a11 new or expanded uses or developments under arcy of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per da� to an ODQT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Comment:This is a three-parcel partition; one house already existed on the site. Therefore the increase in traffic will be from two additional dwelling units, approximately twenty vehicle trips. This is well under the threshold requirement for a traffic study or impact statement. This development will not cause traffic congestion that would trigger traffic calming devises. Therefore, this criterion is not applicable. 18.810.040 Blocks A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contempIated, consideration of needs for convenient access, circulation, controI and safety of street traffic and recognition of limitations and opportunities of topography. Comment: The application does not propose to change the current block design since the cul-de-sac is already existing. This criterion is met. B. Sizes. 1. The perirneter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by nattcral topography, wetlands or other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For non-residential blocks in which internal pacblic circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. Spacing between connections shall be Jensen Land Partition City of Tigard SR Design LLC 61 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. Comment: The application does not contemplate changing the size of the block since the project is at the end of a cul-de-sac. This criterion is not applicable. 18.810.050 Easements A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shail be provided cc storm water easement or drainage right-of-way conforming substantialIy with the lines of the watercourse. Comment:The application proposes easements for sewers, drainage water mains, and electric lines where required. T'he final location of the easements will be identified on the final plat. The final plat will be submitted to the city for review prior to recording at the County Surveyor's Office. This criterion is met. B. Lltilit�easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utilih�easements necessary to provide ficll services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Comment: The applicant has made arrangements that provide for full services to the development. This criterion is met. 18.810.060 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 shalI contain part of an existing or proposed public right-of-wa� within its dimensions; 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 lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Comment:The application contains parcels that are the size and shape appropriate for the location of the development. The depth of all proposed parcels will not exceed 2-1/2 times the average width and is zoned residential. This criterion is met. Jensen Land Partition City of Tigard SR Design LLC 62 B. Lot frontage. Each Iot 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 attached single family dwelling unit, in which case the lot frontage shall be at least 15 feet. Comment:The application is for a minor land partition and each of the parcels is abutting a public street and therefore Chapter 18.162.050 (C) applies. Parcell has 60feet of street frontage, Parcel2 has 20 feet of frontage and Parcel3 has 20 feet of frontage. This criterion is met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential deuelopment from major traffic arterials or to overcome specific disadvantages of fopography and orientc�tion, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the reqtcired front�ard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon whiclz the lots front. E. Large Iots. In dividing tracts into large lots or parcels which at some future time are likely to be redivided, the Comrrcission may require that the lots be of sacch size and shape, and be so divided into building sites, and contain such site restrictions as wi11 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 Iand division shall be denied if the proposed large deveIopment lot does not provide for the fi�ture division of the lots and future extension of pubiic facilities. Comment: The application contains no through lots, the lot side lines are at right angles as near as possible to the street and there are no large lots that will likely be re- divided due to the site development requirements and configuration proposed for Parcel3. This criterion is met. 18.810.070 Sidewalks A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. Ail other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Cornment: The application is intending on signing a waiver of remonstrance in order postpone site improvements until a later date when the entire cul-de-sac can be irnproved at one time, rather than in stages. There are no other sidewalks currently Jensen Land Partition City of Tigard SR Design LLC 63 constructed within the cul-de-sac build therefore there are no other sidewalks to connect. This criterion is met. Jensen Land Partition City of Tigard SR Design LLC 64 B. Requirement of developers 1. As part of any development proposal, or change in use resulting in an additiona11,000 vehicIe trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the straight line distance)pedestrian routes within 1/2 mite of their site to all transit facilities and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. Comment: Due to the size of this partition, there will be not be an additiona11,000 vehicle trips per day near or at this location, therefore this section is not applicable. 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 sidewaik shall be extended from the site to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a neighborhood activity center). C. Plc�nter strip reqicirements.A planter strip separation of at least five feet between the ctcrb and the sidewalk shall be required in the design of streets, except where the foilowing conditions exist: there is inadequate right-of-way; the curbside sidewalks alread� exist on predominant portions of the street; it would conflict with fhe utilities, there are significant natural featicres (large trees, water features, etc) that would be destroyed if the sidewalk were loccrted as required, or where there are existing structures in close proximity to the street (15 feet or less)Additional consideration for exempting the planter strip reqacirement may be given on a case by case basis if a property abuts more than one street frontage. Comment:The applicant is proposing curb tight sidewalks around the frontage of the site, if required by the City engineer. It is the intension of the proposed partition to place the required planter strip behind the sidewalk which would include street trees. The applicant is prepared to sign a waiver of remonstrance for future street improvements which will be recorded with the plat. D. Sidewalks in central bicsiness district. In the central business district, sidewalks shall be 10 feet in width, and: 1. All sidewalks shall provide a continacous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent properh�owner. F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every Jensen Land Partition City of Tigard SR Design LLC 65 person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering department to so build or construct: 1. An occupancy permit shall not be issiced for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate aitowing temporary noncompIiance with the provisions of this section to the owner, builder or contractor when, in his opinion, the constru ction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be estabIished for the properh� in question within a reasonable Zength of time; b. Forthcoming installation of public utilities or street paving would be likel� to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economicall�infeasible; and 3. The City Engineer shalI inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual. G. Council initiation of construction. In the event one or more of the following situations are found by the Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1. A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a pubiic building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. 50% or more of the area in a given block has been improved b� the construction of dwellings, rnultiple dwellings, commercial buildings or pt�blic buildings and/or parks; and 4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a sidewalk cotcld be constraccted in conformance with City standards. Comment:The City Engineer has indicated through the pre-application notes that a sidewalk rnay be required along SW 136�h Court. This sidewalk would be design as a curb tight sidewalk. The planter strip will be placed behind the curb as required by the Tigard Development Code. The applicant will dedicate a total of forty-five feet from the center of the cul-de-sac on order to bring the cul-de-sac up to current right-of-way Jensen Land Partition City of Tigard SR Design LLC 66 standards.The applicant is prepared to sign a waiver of remonstrance for any future improvements that may be necessary.This criterion is met. 18.810.080 Public Use Areas A. Dedication requirements. 1. Where a proposed park, pla�ground or other public use shown in a deveIopment plan adopted by the Cih� is located in whole or in part in a sicbdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportionai to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the stcbdivision or sites of a character, extent and location suitable for the development of parks or other public use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park s�stem. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired b� the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. Commen� The application does not propose any dedication for a park, playground or public use as none are proposed within a development plan adopted by the City. This criterion is not applicable. 18.810.090 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 Construction Standards for Sanitary and Surface Water Management (as adopted b� the Unified Sewerage Agency in 1996 and including any futicre revisions or amendments) and the adopted policies of the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve ail sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additionai development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the deveIopment and which if not rectified will result in a threat to public Jensen Land Partition City of Tigard SR Design LLC 67 health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operafion of the sewage treatment system. Comment: The applicant will meet the City Engineering standards for the sanitary sewer. The applicant is proposing to re connect Parcel2 to the sanitary sewer system with a new sewer line and use the existing sewer line for Parcel3. Parcel l will have a new sanitary sewer line. The sewer lines will be designed to meet current Design and Construction Standards for Sanitary and Surface Water Management standards. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.100 Storsn Drainage A. Generai provisions. The Director and City Engineer shall issue a development permit only where adeqicate provisions for storm water and flood water runoff have been made, and: 1. The storrn water drainage system shall be separate and independent of any sanitar� sewerage systern; 2. Where possible, inlets shall be provided so surface water is not carried across an� intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as wi11 be adequate for conveyance and maintenance. C. Accommodation of upstream drainage. A culvert or other drainage faciiity shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside tke development, and: 1. 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 b� the Linified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the Cih�Engineer that the additional ricnoff resttlting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the deveiopment atntil 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Jensen Land Partition City of Tigard SR Design LLC 68 Comment: The applicant has designed the storm drainage system to use weep holes directing storm water into the cul-de-sac. The storm water will be carried north to the catch basin which will allow water to be conveyed down stream of the site in teh existing ditch system already in place.There is no up-stream water leading on to the site that will need to be collected from this development The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.110 Bikezvays and Pedestrian Pathzvays A. Bikeway extension. 1. As a standard, bike lanes shall be required along ali Arterial and Collector routes and where identified on the City's adopted bicycle pian in the Transportation System Plan (TSP). 2. Developrnents adjoining proposed bikewa�s identified on the Cify's adopted pedestrian/bikeway plan shali include provisions for the future extension of stcch bikeways through the dedication of easements or rights-of-way, provided such dedication is directl� related to and roughly proportionaI to the impact of the development. 3. Any new street improvement project shall include bic�cle lanes as reqicired in this document and on the adopted bicycle pian. B. Cost of construction. Development permits issised for planned unit developments, conditional use permits, subdivisions and other developments which will principall� benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. 1. Minimurn width for bikeways within the roadwa� is five feet per bicycle travel lane. 2. Minimurn width multi-use paths separated from the road is ten (10)feet. The width may be reduced to eight (8)feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street pc�ths is five (5)feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. Comment: The applicant is not proposing any additional bikeways or pedestrian pathways other than the potential sidewalks along SW 136�Court. This criterion is not applicable. 18.810.120 Utilities A. Underground utilities. All utility Iines including, but not limited to those required for electric, communication, lighting and cable television serz�ices and related facilities shall be placed tcnderground, except for surface mounted transformers, surface mounted connection Jensen Land Partition City of Tigard SR Design LLC 69 boxes and rneter cabinets which may be pIaced above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: 1. The developer shall make all necessar�arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utiiities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the sicrfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development pians. The appiicant for a development shall shaw on the development plan or in the explanaton� information, easements for al1 icnderground zctility facilities, and: 1. Plans showing the location of all undergroa�nd facilities as described herein shall be submitted to the Cit� Engineer for review and approval; and 2. Care shall be taken in all cases to ensicre that above ground eqacipment does not obstruct vision clearance areas for vehicular traffic. 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 take place on a street where existing utilities which are not undergroicnd will serve the development and the approval authority determines that the cost and technical difficuliy 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 fctcilities. 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. 3. Properties within the CBD zoning district shail be exempt from the reqLCirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shail appl� only to existing utility lines. A11 new utilih�lines shali be placed underground. D. Fee in-lieu of undergrounding. Jensen Land Partition City of Tigard SR Design LLC 70 1. The City Engineer shall establish utilify service areas in the City. All development which occurs within a utiiity service area shall pay a fee in-lieu of undergrounding for utilities if the development does not provide underground utilities, unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shaIl be determined based upon the estimated cost to atnderground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The Cih� Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. 4. The funds collected in each service area shall be used for acndergrounding utilities within the City at large. The City Engineer shali prepare and maintain a Iist of proposed undergrounding projects which may be ficnded with the fees collected by the Cit�. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Comment: The applicant has designed the partition to enable all utilities to be placed underground and will make all necessary arrangements with the serving utility to provide the underground services. The applicant will pay a fee-in-lieu for any overhead • power lines that front the property. The applicant has shown the easements for all underground utility facilities in the development plans. 18.810.130 Cash or Bond Required A. Guarantee. A11 improvements installed by the developer shali be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the valtce of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall compl� with the terms and conditions of Section 18.430.090. Cornment:The applicant will guarantee all improvements installed as to workmanship and material for a period of one year following acceptance by the City Council. The cash deposit or bond shall be secured in the amount of the value of the improvements as set by the City Engineer and comply with the terms and conditions of Chapter 18.430.090.This criterion is met. Jensen Land Partition City of Tigard SR Design LLC 71 18.810.140 Monuments A. Replacement required. Any monuments that are disturbed before all improvements are completed b� the subdivider shall be replaced prior to final acceptance of the improvements. Comment: The applicant will replace any monuments that are disturbed before all improvements are completed prior to final acceptance of the improvements. 18.810.150 Installation Prerequisite A. Approval reqacired. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, Iighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the Cihj for constra�ction and other services in connection with the improvement. The permit fee shall be set by Cotcncil resolution. Comment: The applicant acknowledges that the plans need to be approved by the City and the permit fees paid and permit issued prior to commencement of the construction of the public improvements. This criterion is met. 18.810.160Installation Conformation A. Conformance required. In addition to other reqzc�rements, improvements installed by the developer either as a requirement of these regulations_or at his own option, shall conform to the requirernents of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Constructiorc, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitar�and Surface Water Management (as adopted b� the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the Cit�'s adopted installation standard(s); other standards may also be reqicired upon recommendation of the Cihj Engineer. Comment: The applicant will conform to the requirements of this chapter and to the improvement standards and specifications followed by the City of Tigard. This criterion is met. 18.810.170 Plan Check A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The deveioper can obtain detailed information aboact submittal requirements from the City Engineer. Jensen Land Partition City of Tigard SR Design LLC 72 �� B. Compliance. AIl such plans shall be prepared in accordance with requirements of the Cihj. Comment:The applicant will not begin work until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The applicant will gain information about the submittal requirements from the City Engineer and comply with the requirements of the City. This criterion is met. 18.810.180 Notice to City A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it sh�ll not be resumed until the City is notified. Commen�The applicant will not begin work until the City has been notified in advance. This criterion is met. 18.810.190 City Inspection A. Inspection of improvements. Improvements shali be constraccted acnder the inspection and to the satisfaction of the City. The City may reqacire changes in h�pical sections and details if tcnusual conditions arising during construction warrant such changes in the public interest. Comment: Any improvements will be constructed under the inspection and to the , satisfaction of the City. This criterion is met. 18.810.200 Engineer's Certification A. Writfen certification required. The developer's engineer shall provide written certification of a form provided by the Cihj that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to Cit�acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Comment: The applicant's professional engineer, will provide written certification that all improvements, workmanship and materials will be in accordance with current and standard engineering and construction practices, and are of a high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for the operation and maintenance. This criterion is met. Conclusion The applicant has satisfied the requirements of the Development Code for the City of Tigard and the three-parcel partition application should be approved. Jensen Land Partition City of Tigard SR Design LLC 73 � �� a � � ��...� - _....... -_.,, ,.�..„a Z � ..�..,..,. .......�.�. ...,...o � t� a _. � '�e e.,� �.a o �,,,�"' — � , e.«+n�. a<r.�nRrn VJ `�•�o � � � -�.��°a..-� PROJFC� V� o � w�I�TE : , � A 3 PARCEL PART/T/ON � ' �`�� §�� E�� =� � p u^ � �;l ° � ; {�� i� �u�� E ,.�o.,, s ' � i �° � � °� � r " r�..9 i w�. ! _ � � �� ` t § s � i �,�.o + .ti� i � 6 � 3 I I � + 8 I i �� ,..� ��' ° ` � `�s �`� � '�� f i . "r.,., � � `'` �� ' N 5 �. z'{ • cj � M�X25�1 048�� I � � � ,�, �i � � � R w cuR� onTA: VI CI N17Y MAP �, � � O �e133'20'30" N TS � � R�4o.oa' I = L=93.09' TAX LOT 800 F MAP 25 1 04BD I � �' ,I s' Row • � �Eac�now s.o' � / �' N89'16'02'E �z�.o�• _ _ _ _ _ _ SHEET INDEX / `— — �— — — � ci o�as�nNC carana+s/�rm�ov�au� / PARCEL 1 ��s'0 C3 IMPROVE�aaprT Puw � 1 i� l 8.437 SF Z t � + � � � , R.�.�� J � � � W ,p I rnx �oT ioioo � � � � ?0�, MAP 2S 1 04BD p � g s.o �o, PROJECT TEAM � � � . �I ' � � �` � � �, _L� N89_38—•�T'+z—,.,r_ � � OWNER SR DESIGN LLC � F o � ' � /,yo� T - -i — = NORIA AND JUDIE,ENSEN 8196 SW HALL BLVD.,SUIiE 232 Z v� �— T � � 13455 NE SCHULER BEAVERTON, OR 97008 � � � /� POR7LAND, OR 97230 PHONE— (503)469-1213 8 ° � FAX— (503)469-8553 � � � /, ,��///i //%//// CANTACT: STEYE ROPER, PE EXISTING HOUSE �///i" j N JEFF CNNES, AICP l 0 1 i2eeo sw i3eni 708Y BOIDEN, PLS � COURT m� EAS MENTS � �y�'r� / PA B�E�2 / � n �� \ iiaii iiiiiiiiiii� �i �ii, ,5.0� W RBORIST � 7615 SW DUNSUUIR LANE o \4 I 3 BEAV4tTON, OR 97007 �. �-�— . J � Z PHONE—{503)646-4349 5.0' — a CONTACT: WALK H KNAPP �, 7AY LOT 6�0 � -- �b2�W 112.60� � N � MAF ZS 1 046D — -- � �5.0� TAK LOT 9900 10' UTILITY EASEM�NT�� 15,p� A�AP 25 i Od�6D � -OBR4 HEIGH75• SITE INFORMATION Z TAX LOT 70Q�1 048D n ZONING: R-7 PARCEL 3 I SlTE PLAN TOTAL SITE AREA: 0.57 ACRES= 24,503 SQ Ff 10.218 SF SCALE: 1��=ZO� MINIMUM LOT AREA: 6,437 50. Ff. ZONING AIINIMUM LOT AREA: 5,000 SQ. Fi. FRONT YARD SEfBACK: 20' — � — — — � REAR YARD SE1BAqC: 15' � — — 9DE YARD SETBAq(: 5' ' (/l�l�.� .;�� !-�� I:J�S /�C^/I�(� 569'34'43'W —L 5.0� 15b.Q1' — — — — — — — — � / Z/ UO • `�'� I I TAX LOT 7300 � ( ( AIAP 25 7 0480 z � _ — — _ _ _ _ — _ I U fi � � GENERAL DESCRIP710N LOCATID AT 7HE SOUlH EAST CORNER OF THE 136TH � � � COURT CUL—DE—SAC. A VISqNITY uAP HAS BEQd PROVIDm o�� , z/fi/oe TO SPECFlCALLY IDENTIFY THE LOCATION Of THE SITE. DESIGNm i M Rwcw1 ENqNEER i S ROPER i � � LEGAL DESCRIPTION `�'E`*EDj SHEET lITLE TAX NAP: 251 04BD COVER/PLAT PLAN TA%LOT: 00700 SHEET NUMBER , NE 1/4 SEC110N 4. T.2S. RiW.W.M. I WASHINGTON COUNTY, OREGON /1� I �r i , _ � �� 3 � � �„ ; - � � � � � SANITARY MANNOLE � -'� _�� RIM EL=297.70' --� �I T T T T � � T---$L �' � _-. � � T T T � W g I � Q � I SW AWUT LAN s y� 5;, 55 :+ � "' °, R _ M z � � � � — — � � _ _ ,�, EN� � ' 0 o m�'' Q, � °� ° 'V' SCALE.• !'=20' ^� �W M ^'J N N M ry b o �� E � � w P N 0 10 0 20 �''^ �, � o N 3 I GRAVEL— UNDQ? CONSTRUCT1INd � �o _ _ — — — — — — - � � �- ; n � A P � n� �� - - - - '��NO SICN IEd2930' 25.0' LEGEND m r �„y � '� 7UP" DOST�lG tAT IJNE c.o��1i� '136TH/YiALNU7' pOS1ING ROW LINE � �� E70511NG BWNDAftY I1NE � 6ICH INLET p 2g � pOSTING CONCREIE IJNE � � � RIM F'L=298.0" � _ _ _ _ _ F)�STING BUILDING LINE ��w n j� IE 011T(N} 294.5' 1 s EbSTINC BUILDING OVQdiANG LJNE d z�\�� ti � I — — — EXISIMIG EASFIAENT LME �^ � rn �' � 5 6, EJOSIING AC LINE � � ' 30 � --�—— DOS7ING STORM LINE X / E70511NG SANITARY UNE Q � w G / I W E)OSiINC WA1FR 11NE v c oarnNC c�s uNe Q � T pOSTING iF1EPHONE L1NE � a I � X DOSIING FENCE LINE a � EX511NG CE?llERL1NE �' 488 E705TINC 1'CONTq1R LINE � �+, p 15' PiPE 490 DOSiING 5�CONIOUR LINE TAX L0T 500 — MAP 25 1 048D � � IE�345.2' E70S11NG WRB L1NE � � 30 I R W CURYE DATA: � EXISfING DECJDWS 7REE � 30 q �133'20'30" .� � DOSTING COMFER 1REE U 4. P�PE 30 R=40.00' 7AX LOT 8Q0 I � � Z I IE�309.4' = 0 15' PIP Lm93.09� MAP 25 1 048D � � DCSnNG WAiER MEIER = y cdx 31 iE=30 .0' WiRE FENCE � Q w I � 37 2'H WALL 2.5' W OF IINE � pp57giG FlRE Hyp(tANT U O W 6" PIPE �i 316-- IEa311.3' 37 3i � �rn�WN�X � � � / N89'iS'02"E - '' 3t2--� — — — — — 37 `— "/'� (�} DOS7ING WA1ER VALVE � C� O Z ; : SANI7ARY M9A � 3t .72' 3--�' � EIOSnNC WAIER SPIGOT � Q �VEW � � o IE IN (6'.5) 31 . 3� u8 �j < � � � � . 36EVC � DOSTING CATW BA9N N F O 8" PIPE IE 0 w" 3fS6.3� Z 3t 31 � I IE�314.7' J � 31 I i'H WA�L—,,�'S' I � E7�5TING GASI VALVE ANHOLE Z O � 4" PIPE E� O � N O IE�374.8� o+ ^"`31 3�f DOSiINC WApNNRE U r 4' PIPE �p 3� �D 3�g TAX L4T tOtDO IE=315�7• W �o MAP 2S 1 04B� � pp$71NG If1FPHONE PoSOR �`�`_ mGE Ub/�-�___ ' OUT BUILDING I !/� 4' PIPE � ►' � � 3i PA'A 32t}- E� DOSTING ELEC7FiIC PogR I ,� IE=318.9' �w � N 32 � � � DOSTiNG ELECIPoC MEfER /''� i -- '" �2 � �___ WT BUIL� I n '� E70STING MNL 60X r � 3 y � DECK � 2 7 E V G _ _ _ � E 7 0 S T I N G 1 R E E i 0 B E R D A O V E D BRICK WALL `__�, 'h`ti `b 'h`ti �/��I�/� ��i J 32 h �v ry �� 3 �''"> M M � � EXISTING HOUSE �/ /f�y k-" � p 12660 SW 736TH / 323.1� $ I r '9 COURT 3$&i � 32 k J ' 3� � 3 �� ExE571NG CHIMtvEY in ' o �3 N^ �ecK �� 32 � TREE INDEX: � 3 {y L7h� I 51 3� < I5.0� ' �-� ( ,53, � Tree No. Common Name Diameter in Remove or Protect I ^ 0 435 Dou lasfir 27 Protect TAX LOT 600 �3 'S3 ° 436 PonCerosa Pine 36 Protect lAAP 25 7 048D 549 �} 508 Dou las-fr 24 Protect `?,p �BE //�� }E 33 TAX LQT 9900 509 Dou las-fir 36 Protect � 10' UT7UN EASEMENT o 3 4 g� fU5' W OF 33 MAP 2S 1 04BD 510 Dou las-5r 24 Profect 511 Dou lasfir 28 Protect � � ' �----•-�,,,��,__��5�8e-I,_BU!LDI i� _.,_33 512 Dou las-fir 10 Remove o OT 700, 25 1 048D � 539 Dou las-(r 34 Prorea 33 542 Birtl Cher 6 Remove I Z 'S HAUSR�D EC 33 543 Biolead Ma le 8 Remove = � ( 8� . 34EVG o � � 6'H WOOD 3� 544 Dou lasfir 29 Protect F FENCE, 0.5' 9---....._ , CONC 545 Dou las-fir 23 Protect v Z � WEST OF LINE 3 ��5et5 3 546 Bi lead Ma le 15 Remove Hazartlous W 2 / �\L SHE� OVERHANG � }�` S R 547 Dou�tlas-fir 36 Proted W 4�'--,--.3. �� h �.2' OVER IJNE z < 548 Austrian Pine 8 Protect a 7 U �41�-� 06DEC OBDEC „ _ � _ _ _ _ _ 549 Dou lasfir 18 Remove 589'34'43"W 156.01' S50 Dou las-fir 47 Remove DATE � 2/11/08 � WiRE FENCE� 510 5� DESIGNm� M RANDALL I 7.0' N OF LINE z4EVG Z� ENGINFFR i S ROPER TAX LOT 1300 CHECKED i MAP 25 7 046D _ _ SNEET 71'RE ' � EXTG CONDITIONS I SHEET NUMBER I �� il � � � -,, � Z �.� li � � .�� Jp � � � � :)D — — _ _ — — 3 SIGN 25.0' � — - W � o Q 9 TOP' I 0 � '138TH/WALNUI' o �-r, � � � 79 � � �ep � ; � P ; � SCAL£.' 1�?0� �,�� ; D ZO f0 0 20 � '�9 � ` �30 5.0' m � �� 0 I P � a � LE.GENp oasTwc�or urg ��►1. � o � oasiwc now u+e o E70SNiC BOIINDAltT LNE 5��•,�i�,N n � E7051WG CONC��E LlIE °�i'�1\�� i � Tqx LOT 50� � Q — "-' — ��T� MAF 25 1 64BC �# - - - - - pp57NG AC L11E � �/ e�� ' � � R W CURVE DATA: ��ey�T�py�� ,�l a U p ��13320'30" W R=40.00' I G E70511NG GAS UNE� = 30 L=93.09' �pAPX25 1 0�4�BD � Tx pp51WC FEN�� 3� EXS1tIG CFN1QtLME �'`� 2"H WALL 488 EAS7MIG 1�CONTOUR LNff 37 31� 496— Da57r+c 5'C01111oua 19�E �� 8. P� 3t F7051MC WRB IINE _ 37 N89'i6'02`E ' 31 — — — — � — — � E7051WG OECJDOUS 7RfE � Q 37 DCSiRIG fbNFFR iREE AND 4'STORM LATERAL MIEEPHOLE �� SEE DETNL THIS SHEET �E 3i 6 R3 EL�3, � Z D�STING WA7FR IEIER 3� s � 1B' WIDE A � � � DOS711C FFE Hl'ORANT �' w I 37 LOCATION) � !!� OOSING MAtBO% 31 TAX LOT 10700 wv � � � MAP 2S 1 048D � Eb51tIG WA1ER VIiLYE O o INST 4' WATER 32 �Q ppSTING wA7Qt SPIfOT � � < � ! ' VI AND MEiER I r � '' ti I J .,p qTY _ — ' � EbS1NC G101 BASIN � C9 � �9 121.12' o F � '� � � EXTG WATER METER TO REMAIN _ � ^ O Q Z S E7051NG SANTARY YNRiOIE AND SERVICE PROPOSED PAFtCEL 3 32 —�_ � E7051WG GAS VALb£ �C O BPoCK WALL 32 — — — .y �E EJOSiriC LIJANNNRE r 1� � �. �.�� h � ��/%� JOS � ! � ry QtlSIING HOUSE � / /'2 m � F.b511NG TE1fPHONE RISCR AND 4 STORM LATERAL 1NEEPHOLE 3� / 16' E A� � 1266000URT�TM / 32� �OStING TREE TO BE RENOVFD SEE DETAIL THIS SHEET � � ' I WA7 � � �5��T � PARCEL 2 / 32� � 7.848 SF �� 32 :' — /// // /.!//�� / � E70S71NG MNL BOX a 0 33 J 32 3 — — — PROFOSFD LOT L1NE � 3 `b' \\�, �'1 � — — — —— PROPOSED SEIBApf IJNE � < PROPOSED F.ASFl/QIT 5.0' .i��' ° — — — PROPOSED PUE � TAX LOT 600 �3 89't¢�02 W"'----11 33 N ppppp,�p q�pg� a IAAP 2S 1 D4BD PROPOSFD 5'CONTIXIR J 3� TA% �OT 9900 ��T� 10' UTILITY EASEMEN o � � 9' 3� MAP 25 1 048D —0—� PROPOSED 7REE PROTEC110N h 'OBRS HEIGH � PROPOSED S411TMY L1NE , p �S B�SF 33;o PROPOS�D STORlI UNE I o OT 700, 25 1 04B0 3 °i. ��WA�� z 6i PROPDSED WATFR MEfER � -,�C�� 33 � ( 3 10.218 SF � 3 �3 ` _ — _'� y� �' YA1C�1 � 4 — — — — � 0051WG ( 589'}4'43•W 156.01' AC BERM CROSS SECTION I I � o r4x �c' t3oc = � z MAP 25 1 096D _ — _ _ _ _ — _ — I U � II I 3•�� g � � . DATE i 2/11/OB I I �1'�—}—�—}—� DESIGNm i M RANWLL CAL� � ENqNEER i 5 ROPER TAPER TAPER CHECI(m i STANDARD CURB AND STORM WEEPHOLE DETAIL sHE�r nn.� rris IMPROVEMENT SHEET NUMBER � C3 I 1 � �.h X . . r � � , ,,ti,1:A� First American Title Insurance Company of Oregon �� . �� ?'1� 200 SW Market Street,Suite 150•Portland,OR 97201 � . /L.� .•*,�. Borrower's Estimated Settlement Statement Property: 12660 SW 136th Court,Tigard,OR 97223 File No: 7011-349913 Lot:9 Officer: Lynda Wadley/LAW New Loan No: 6021774309 Settlement Date: Dis6ursement Date: 03/17/2004 Print Date: 3/11/2004,2:00 PM Borrower Norman S.Jensen,Judie L.Jensen g�g�+ Address: 12660 SW 136th Court,Tigard,OR 97223 C u a.� 1 �as$�� Seller: ��S Address: Char e Descri tion Borrower Cha e Borrower Credit New Loan(s): Lender:Bank Of Amaica Plcasant Hill Loan Center Ncw Loan to File to Bank Of America Pleasant Hill Loan Center 1Mercst on New Loan 03/17/04 to 04/01l04 QS31.590000/day to Bank Of America Pleasent Hill Loan Crnta — Loan Discount Poinu to Bank Of America Pleesant Hill Loan Cenur 699.05 Appraisal Fee ta Bank Of America Pleasent Hill POC-L 5248.00 Loen Cenkr Credit Report to Bank Of America Pleasant Hill POC-L 50.80 boan Cenur _ ..--- — Flood Determination Fee to Bank Of America Pleasant Hill Loan Center Tax Service Contract to Bank Of America Pleasant Hill Loan Center Application Fee to Benk Of America Pleasant Hill POC-B S200.00 Loan Cen[er Lender Closing Fec ro Bank Of America Pleasant Hill I.oan Center '�� Aggregate Accounting Adjustment ro Bank Of America Plcasent Hill Loan Center County Property Taxes 7 mo(s)Q$285.22/mo to Bank Of America Pleasant Hill Loan Center Hazard Insurence I I mo(s)(n�S5231/mo to Bank Of America Pleesant Hill Loan Center � - --._._---_ __ _____._ Payoff l,oan(s): ___ Lender.Bank of America Payoff as of 04/Ol/04 to Bank of America � Credit Escrow Account to Bank of America - Title/Escrow Charges to: � ^ EscrowlClosing Fees to First American Title Insurance Company of Oregon Reconveyance to First American Title Insurance Company of Oregon ALTA 1992�Extended Lender's Policy to First Amcrican Tide Insurence Company of Oregon � --'--......_..__...------------ . — Government Service Fee to First American Title Insurance Company of Oregon �Gndorsemrnt(s)100,1 l6&8.1 ro First American Title Insurance Campany of Oragon �S MessengedCourier Svc Handling to Firs[American Title Insurance Company of Oregon Record First Deed of Trust to First Americen Title Insurance Company of Oregon � --` Cash( From)(X To)Borrower Notice - This Estimated 5ettlement Statement is subject to changes, corrections or additions at the time of final computation of the Settlement Statement. Pa� lnitials' Continued Fram Pege 1 Borrower's Estimated Settlement Statemerlt Settlement Date: File No: 7011-349913 Print Date: 3/11/2004 Otficer: Lynda Wadley/LAW BORROWER(S): Norman S.Jensen Judie L.Jensen First American Title Insurance Company of Oregon ' By Lynda Wadley r.g�z or "� Nov; 13� 20�7� 2� 39PM� ��, � r.� ,, ,.`. L, �� ' � � � No, 3827� P. 1 tf��, ,,. J . . ■ '�; �� Nov o B zoor � �la:��Y�1'�i�or 'Sexvioos � � . ��Sur eor;��i�ltu�vnl i�olr�r, CW9 Flle NUmbe� Seneltiva Area Pre-Screen)ng ��_p�y5 S/ 81te Aasessment Jurisdiction: Citv ofTinard Proper{y informatlon: (exemple f5234A609400) Owtlep Informal(on: Taxlot ID(s)� 2S1-04BD Lot 700 Neme;Norman Jehsen Company; � � ACaress; 12660 SW 13G1h Cf Sile Address; 12660 6W 136TH CT Tigard, OR 97223 PhonelFax: � I Nearest Cross 5t��set;6W Walnut Ln & 13QIh CY �-mai�: � DovAloNmeht Act(vily; CheCK All lhet epply Applicanf Information: Addltlon to 6ingle�amlly FiAeldence (Iooms, dack,garage) O Name: �eN Calnes,AICP Lot Llne AdJustment ❑ Mlnor(.�nd Partlt�on ❑ Company_5R Design l.l.0 ReeEdentfal Condominlum ❑ Commerclel Condominium ❑ Address: 8196 SW Hall Slvd,tt232 Realdentlel Bubdlvlslon .[� Commarclal Subdlvislon ❑ geaverton, Of2 97008 Singls Lot Commerclel ❑ Mul�l l.o►Commerclal ❑ phone/Fsx:503-469-'1213 �603-469-8663 Othot � eifc srdllc.com � E-mail�1 � WI11 lhe pYOjaot Involvo any ofF�slle work: YES❑ NO Q✓ Unkn�wn ❑ �ocat�on and description of otl�lle work: Addlllonal oommehla ol'Info�msllon�lhs!m�y be nee�ed lo understend your pro)ect; ' o epplloatlon doee OT rey eao tha need fof O�adlne and Ero6lon Control parmlts,Connectlon Pel'm le,Bul Ind erinits,8lfe bevolopnlont POf(IlllO��Q 1200•C permll or olhor pormlla e9 lasued by IAe�epdrtnient oF Envirnnmenlal qualiLy,Depe�rfinertt of5te[e Lands gnd/or Depaffinent of tho Army COE� All leQu(tod parmlte and approvals mue!ba oht�lned and completed undec appllcable local,9tate,endiederal law, By al8nln8 lhla}orm,Iho Owner or Ownare sulhorfzed epent or represenlalNe,ecknowledges and agrees that employess of Cloan Wale�BeMcoe have qulhorily lo onlsr lne pro)ect slle al ell reaeoneblo llmoo lor Iha purpose of Inspecllnc�projacl sile condilione and gathering inFormaf�on reieled to lhe pro)eol efte, 1 cert�b thal I am(emlllar wllh tha Informnllon eonlalned In thia daoumenl�end lo!he best af my knowledge�ntl nellef,lhle ln/ormallon Is Irue,complela,and�ccurate. PrinbType NamA; eff Calnee,AIGP Pr�nVrypa Ti�la: Land Use Plannor Slgn�lure; '� oate; Nov, 6, 2007 FOR D15TRICT USE ONL,Y � � Q Sanalt�va sraas potentlally exlst on slte orwllhln 200'oi lhe site. THE APPLtCANT MU57 PERFOR6�A 31T�A33ESSM�L[I PRIOR TA 189UANCH OF A 8ERVICE PFiOVIDER L�TT�R. If Sensiltve Areas eXsf on the slla or wlthln 200(eet nn adJacent propertles,�Nalurel Ftesources Assessment Report may also be required. � Based on tevleW of the submltfed materisls and besl avsllable informatfon Sensitive areae do nol appea�to exlst on site or w{thlh 200'of fhe slle. Thls Sensitive Area Pre-Screening Site Assessment does NOT e1lminetA the need to evaluate and protec[watef quellty sensi[ive sreas if lhey are subsequentiy discoverad. This document wfll a�rve eo your Seivlce Provder leller as requlred by Reso(ution and Order 07-20,SecUon 3.02.1. All required perml�e and epprovela must be obtalned and compleEed under applicable Iocal,Siate,and Pederel Isw. ❑ Based on review oF ihe su�mitted materials and 6esl available informat�vn 1he abov��e(e�enced projecE will not s�gnificantly impact Ihe eXsting or potentially sansitiv�area(s)found near the site.'fhls BensltNO ATes Pre-Screening Slte Assessment does NOT eliminale the need to evaluate and plotec!addltlonal walei qUallly e9tteNlve ere�e 1f Ihey ere subsequentiy discovered. Thls documenl will serve as your Service Provider lelter ae requlred py Rseolutlon and Order 07-20,Section . 3.02.1. All required permils and�approVals must be obtained and complated undef eppllcabla locaf,stale, and faderal law. ❑ 7his Service Provider Letter is not valid unles9 CWS approved elke plan(s)are atlached. ❑ The propased aclivily does not meeE lhe definlllon oF development ot Ihe lol was pletted aRer 919/95 OR5 52,040(2), N�SIT� ASSESSMENT OR ER !CE PROV�LETTEFi 15 R6QUlRED, Reviewed By: Date: �/ 2550 SW N�Is6oro Hlg�wey.Hlllsboro,Oreg�n 0Yi23 ' f� PDone: (603)0Bt-510U•Fax (603)861-4499��v�vw.clenmv�teraervi6es ara � � a�HS«�a.r e.am� Walter H. Knapp& Associates, LLC Consultants in Si[viculture,Arboriculture and Urban Forestry January 25, 2008 .TENSEN PARTITION—TIGARD, OR ARBORIST REPORT AND TREE PRESERVATION PLAN Site Description The residential property at 12660 SW 136`h Court in Tigard has a number of high quality trees. English ivy was abundant on the forest floor and at the base of many trees. Six species are represented across the site, with Douglas-fir representing most of the trees in good condition. Seventeen trees were inventoried, including: 11 Douglas-fir(65%), two bigleaf maple (12%), and one Austrian pine, ponderosa pine, bird cherry, and European white birch(6% each). The four deciduous trees are in poor condition and are not recommended for retention, while the evergreen trees appear sustainable. A complete description of all trees is included in the enclosed tree inventory. Hazard Tree Assessment ' While on site, we assessed the rootwads of two recently downed Douglas-fir trees located on the adjacent property to the south. The two trees had grown up closely together, and the root system of either tree appeared restricted from developing towards the direction of the other tree. In talking with the neighboring property owner, we learned that one tree fell several hours before the second tree. We surrnise that failure of the first tree predisposed the second tree to fall because there was no longer any support along the south side of the second tree. In addition, the two trees had developed an interconnected root system, which was impacted when the first tree fell, further predisposing the second tree to failure. We examined the rootwads and found roots with decay (a common brown rot). Other trees appear in good condition, including the eleven Douglas-fir trees described in the tree inventory. Recommendations do include safety pruning for several trees, in order to remove dead, or broken and dangling branches. Tree Mitigation Four trees are not significant because they are less than 12-inches in diameter at breast height (DBH). One 15-inch diameter bigleaf maple will be removed for hazardous condition. Of the 12 remaining trees that exceed 12-inches DBH, 10 (83%) will be protected and retained during construction. Two non-hazardous trees exceeding 12-inches DBH will be removed for construction. 761 S SW Dunsmuir Lane,Beaverton, OR 97007 Phone: (503) 646-4349 Fax:(503)265-8117 � Page 2 0804 Jensen Partition-Arborist Report 1-25-08.doc Walter H.Knapp&Assocrates,LLC Table 1. Prescri tion Summa for Jensen Partition. Number of Trees Prescription < t2"DBH > iz•°DBH Total Number Protect and retain on site 1 10 11 Remove for condition 3 1 4 Remove for construction 0 2 2 Grand Total 17 According to Section 18.790.030B.2.b of the City of Tigard tree ordinance, 83% retention of existing trees over 12-inches DBH requires no mitigation. Tree Protection Requirements Before Construction: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the tree or grove as a minimum. If infrastructure (roads, sidewalks, and utilities) must be installed closer to the tree(s), the TPZ may be established within the dripline area if the project arborist determines that the tree(s) will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by either 6- foot high orange plastic, secured to 8-foot metal posts in the ground, or 6- foot high steel on concrete blocks. The project arborist will determine the exact location and type of fencing. Trees located more than 30-feet from construction activity will not require fencing. 3. Designation of Cut Trees. Trees to be removed shall be clearly marked with construction flagging, tree-marking paint, or other methods approved in advance by the project arborist. 4. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. During Construction: 1. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 2. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 3. Excavation within the TPZ. • Excavation with the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize 761 S SW Dunsmuir Lane,Beaverton, OR 97007 Phone: (503) 646-4349 Fax:(503)265-8117 Page 3 0804 Jeruen Partition-Arborrst Report 1-25-08.doc Walter H.Knapp&Associates.LLC impacts to trees. This can include tunneling, hand digging, or other approaches. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 4. Tree Protection Inspection. The project arborist shall monitor construction activities and progress, and provide written reports to the developer and the City at regular intervals. 5. Final Report. After the project has been completed, the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Summary Of the seventeen trees located on site, 11 will be retained and protected throughout construction, while two trees will be removed for construction and four trees will be removed for poor or hazardous condition. No mitigation for tree removal is required since 83% of trees exceeding 12-inches in diameter will be retained. �- � � Morgan E. Holen Certified Arborist, ISA PN-6145A Forest Biologist, PBS Environmental Enclosure: Tree Inventory 761 S SW Dunsnzuir Lane,Beaverton, OR 97007 Phone: (503) 646-4349 Fax: (503)265-8117 0804 7ensen Partition Page 1 of 1 Tree Inventory 1-18-2007 0804 Jensen Partition-Tree Data.xis Walter N. Knapp&Associates, LLC . � • � : . � � � � . . . • . . 542 bird cher 6 ideformed to : trunk alls; su ressed Iremove for condition 543 bi leaf ma le 8 deformed to ; su ressed remove for condition � 548 Austrian ine 8� 8�no ma�or defects noted retain I European white ' ' 512 birch 10 deformed to : leanin I remove for condition 435 Dou las-fir 27j 18 no ma�or defects noted retain -114 of root zone buried on SE side of tree- 436; onderosa ine !, 36 22 no signs of decline retain ivy along mainstem; potential for windthrow if , 508,Dou las-fir 24 20 ad�acent trees ever removed 'retain i spur with decay; suspicious decay signs at retain; 509 Dou las-fir 36 24!branch stubs monitor eriodicall re-examine in 5- ears � few dead branches; part of tight group (includes 508)with some trees on adjacent 510 Dou las-fir 24 17 ro e ; �30% live crown ratio retain; safe rune I no major defects noted; ivy starting up main 511 Dou las-fir 28 18 stem retain 539 Dou las-fir 34 19;one-sided crown; few dead branches �retain; safet rune 544 Dou las-fir 29 17;no ma�or defects noted; few dead branches retain; safe rune 545 Dou las-fir 23 12 no ma�or defects noted retain 546 bi leaf maple 15 deformed to ; deca seam on two sides remove for condition 547 Dou las-fir 36 25 no ma�or defects noted retain 549 Dou las-fir 18 12 no ma�or defects noted remove for construction I no major defects noted; broken branches 550 Douglas-fir ; 47; 20 dangling high in tree (safety prune if retained) ,remove for construction "DBH:diameter at breast height, measured 4.5-ft above ground level ^Crown radius:distance from the center of the tree trunk to the vertical projection of the edge of the tree crown(the tree's dripline) PRELIMINARY SIGHT DISTANCE CERTIFICATION January 11, 2008 City of Tigard CD - Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 Fax: 503-624-0752 http://www.ti arq d�or.qov Attn: Kim McMillan, P.E. RE: Jensen Partition— SW 136th Court The access for this proposal is located along the entire frontage of the site since all three parcels will take direct access from the southeast corner of the cul-de-sac of SW 136'h Court. The speed limit along SW 136'h Court is 25 M.P.H., based upon the street classification of a local street, requiring 250 feet of sight distance, in accord with Code Section 501-8.5.F. As required by Code Sections 501-8.5.F(2), sight distance from the access point to 136tn Court was measured to be 228 feet to the north of the access in one direction. The distance from the existing driveway to the northern edge of SW Walnut Lane is only 218 feet(i.e., the intersection of SW 136th Court and SW Walnut Lane). These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle. Actual measurement was taken, 10 feet from the edge of proposed pavement at the existing driveway for 12660 SW 136th Court. The proposed driveway for proposed Parcel 1 has existing shrubs obscuring its sight distance to the north. Proposed development activities would remove these existing shrubs. Proposed Parcel 3 has a direct line of sight to the intersection of SW 136th Court and SW Walnut Lane. In conclusion, I hereby certify that intersection sight distance at the proposed access Jensen Partition conforms to the requirements for site distance as set forth in the City of Tigard Development Code. SR Design LLC ��e� ��,'��, ��w��N�F��,��° . '��'�*�-' 61,452 � � Steve Roper, PE oaECOri �� s��r 1�, �� N C. R�� t t-.:.;"'?F�ES: �e^-31-OS � :� �, ,�r PRE-APPLICATION � �� i� : CONFE RE NCE RE QUE ST City of Ti�txrz�Perrrat Certter 13125 SWHaII Blul, Ti�z� OR 97223 Phorae• 503.639.4171 Fax:503.598.1960 GENERAL INFORMATION � / � �� Applicant: FOR STAFF USE ONLY Address: ��,�j�� ; .J ��.L�� r_J�� ZS�7�zZ _� I ' �f —7 � �,��'7-UO��k'7 ��Cr��`( L1.��'Z� Zip:f� / Z J� Case No.: Contact Pers on: Recei t No.: o`��[�='�14"U� � �� l��l�r i�1..��.�� Phone: ,�C��j�SJ `f ZZ P Application Accepted B� �-17e-��i Properiy Owner/Deed Holde�{s): Date: ��S'�D7 �;��l''�� ll�,��'( �. v� .��C' �- � �C'��i'��i�� A�oF P�-�P.: ,�t��-(o°1 Address: �n �,5.,�p 1 Phone: TTME OF PRE-APP.: ,�'� Ciry: Zip: PRE-APP.HELD WIT'Fi: xe�.�/vo� Property Address/Location�S�: i:\cu�pin\mascers\land use applications\Pre-App Request App.doc ��.6�1Z6�—u� /�d�`-�� ' Z - Z �ZUIRED SUBMITTAL ELEMENTS Tax Map Tax Lot#(s): D��' (Note: applications will not be accepted � �� without the required submittal elements) Zoning: f C -� Q�Pre-Application Conf.Request Form Site Size: f r �> � 5C�< �COPIES EACH OF THE FOLLOWING: % Brief Descnption of the Proposal and any PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would like to have staff research prior to the All of the information identified on this form are required to be submitted by :meeting. the applicant and received by the Plannuig Division a minimum of one (11 [� Site Plan. The site plan must show the week prior to officially scheduling a �re-a��lication conference date/time to proposed lou and/or building layouu drawn allow staff ample time to prepare for the meeting. to scale. Also, show the location of the subject property in relation to the nearest A pre-application conference can usually be scheduled within 1-2 weeks of the streeu; and the locations of driveways on the Plannuig Division's receipt of the request for either Tuesday or Thursda� -subject property and across the street. morninQS. Pre-application conferences are one (� hour long and are typically � VicinityMap. held between the hours of 9:00-11:00 AM. ❑ The Proposed Uses. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN Topographic Information. Include Contour PERSON AT THE COMMUNITY DEVELOPMENT COUNTER Lines if Possible. FROM 8:00-4:00/MONDAY-FRIDAY. ❑ If the Pre-Applic ion Conference is for a IF MORE THAN 4 PEOPLE ARE EXI'ECI'ED TO ATTEND THE MONOPOLE roject, the applicant must PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of a affidavit of mailing, that the ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE collocatio protocol was completed (see GROUP. Section .798.080 of the Tigard Community Development Code). Filing Fee$370.00 September 5, 2007 , TO: City of Tigard Permit Center FR: Norman S. & Judie L. Jensen RE: Partitioning of Lot 9 "OBRS HEIGHTS" 12660 SW 136�' Ct. Tigard, OR 97223-1542 We propose to build a 2 story frame house of between 2300 and 2600 square feet. '� u.�Z l,� ��rl� ��Q f�2/�-C�i��1�Tj �� , We believe there is a septic tank in the area where possible excavation will be necessary. Is there any record of this that would confirm and also show location? . • ' � , ` .: — � _ .�.�►�. �� ,.— _ _— .._ �� ' ' '� ♦ �'' - f ..� -� � . � .�� ■ � ► , ; � /� . � � � . , •'►- r, . ,= .•`'� � . � , ' � r ; � � � -. � � ` � � � '�a � , , �;; � � . _ � ,�„ , , : � � � � : • �e - � � `� i � � � � � \ � � j � � �� '�. � � � " �� ;- 4 � � � , . '?� � y �� i � �r- � �. � , , � � �� ,.�':�i,�•r �x �`� •�:�.•s� ;r• r.:. ��>:�' �, �f'c�Ya ' �� . �+�.�c�� St'• �1.�� f.s i:+� l�.x*,� d!_. •'� �'��`�°''1']" �'1�,: xiE�i �yt��!^�o�eY �i1��J7r�l '`T�a�..�.s�� , 'p-� '" ' t� £'4��5_ '�.� ��'i'L�, �y ``��,y��.ji" ��.a> '� � +F�k� %?e.g'7�`*4 r� `a,ds`r.� :� �,.. �s.�:+� f"f..r.'7+.� }"''�l h'"`k 'li.�'�'� „�',- `' i i•; �d"�. � • _ _ 1 - I,.' •'� ,� - '.1 �•.•�'••.'. � �., \ � °� ' 1 . . IY ti ' GEOGRAOr�iG iN�ORMA*iO4 SVSiEM _ ST ' I �J�G N VICINITY MAP � ��0� Sw __ � ' 12660 SW 136TH CT �� j W � � _ M � �a /W�� WT � N I-- -- - WALNUT LN_ _ � , __ Ii� � c~i ':, SUBJECT SITE ' r f- co M T I ROSY = �� II T i � � IA_ ' vv � 'q � _ __ ��T M I � .— — � i i - � � I � � r-- N ' �I� ' � 0 100 __200 300 Feet I + ' 1..=239 feet ' � 1 I O � � 1� Infortnation on this rtap is for general location only aM � � ShoulE be venfie0 wilh Me Developnent Services Division. 13125 S1N Hall Bivd 7igard,OR 97223 �� —�-�— -----�---_ . . __—_ —I--- _._. ____ ... 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' / , /' r � � . i�. _� �� ./ir � .. i �li' _- �/�/ .�.�i� _-- _�/� Octobe�2007 November2007 8 M T W T F 8 8 M T W T F 8 1 2 3 4 5 6 1 2 3 7 B 9 10 11 12 13 4 5 6 7 8 9 10 '14 15 16 17 1B 19 20� 11 12 13 14 15 16 17 21 22 23 24 25 26 27� � 18 19 20 21 22 23 24 �Y 28 29 30 31—— -- -- � Tuesday, OCtObe1'02, 2007 ' zs ze z� ze zs 30 , -Pre-Apps CD Meetings _ � Early 8:00 AM 9:00 AM � 10:00 AM (10:00 AM) Norm&Judie Jensen 503-253-4229 12660 SW 136th Ct 2 lot MLP i I � I 11:00 AM - - -- — -- 12:00 PM 1 00 PM 2:00 PM r 3:00 PM I 400PM � Late I -Pre-Apps CD Meetings 1 9/5l2007-1229 PM PROPOSED PARTITION PLAT IN LOT 9 "OBRS Hr,IGHTS" LOCATED IN THE NORTHWEST QUARTER OF SECTION 4, T.2S., R. 1 W., W.M., CITY OF TIGARD, WASHINGTON COtiNTY, OREGON AUGUST 8, 2007 N 89°18'39" E 126.87' 8" CHERRY , � U _ � M � � � 1-,�,�,��n � ` / . � ,\ � _ � ` -� � I nn s� � I 00 0 A O ' po �, � � / ,'� L — �0 6� i R';3 a� � i � , � PROPOSED LOT 1 18841 SQ. FT. � ,1,�, 10" PINE � ti 0 w LI�i l(� N ! tt O Z 18" FIR ti � � J � V � \ ��. 40" FIR 1 , 12" MAPLE �— 32" FIR 36" FIR \ � k ! � . � • . / �,.,,. OWNER NORMAN S. AND JUDIE L. JENSEN 13455 NE SCHUYLER ST. PORTLAND, OR 97230 ) ` — — — — — — — — — \� �'��l� '�r � ��1, ��d� � �- � / PROPOSEDLOT 5625 SQ. X ' N 89°30'00" W I — — — — —� 125.45' 10" PINE 48" FIR 6" DOGWOOD 3 � �10"ASH co � 36" FIR O � � 6" DOGWOOD 10" BIRCH � � 42" FIR 36" FIR _�IR-��il(�4" FIR N 89°34'06" E 155.95' �vNE: R-7 SETBACKS: FRONT YARD - 15' SIDE YARD - 5' REAR YARD - 15' GARAGE - 20' NEAREST FIRE HYDRANT -AT THE CORNER OF SW WALNUT LANE AND SW 136TH COURT. 36" PINE 0 rn v � w � 0 M v 0 0 z \ . � � � J UMMERS AN D I��RVIC�:S_ i�1C'. � 549 S.W. WALNUT STREET P.O. BOX 1044 HILLSBORO, OREGON 97123 503-648-2019 PRE-APPLICATION COHFERENCE NOTES � ' ➢ ENGIHEERING SECTION \ CI[yofilgard,Oregen �'ommunity�Dez�eCopment Sfia ' ABetterCommun' PUBLIC FACILITIES Tax Man[sl: 2s�oaBo Tax Loasl: 100 Use Tme: 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-way 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 136th Court to 27 feet from centerline ❑ SW to feet ❑ SW to feet ❑ SW to feet Street improvements: � Half street improvements will be necessary along SW 136th Court, 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: �U L� -�, � �- r �"-rZ�� CITY OF TIGARD Pre-Applicatlon Co�erenc�Mo[es Page 1 of 6 Englneering�epanmen[SecUon ❑ 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 ❑ 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. CITY OF TI6ARU Pre-Applicadon Conference Netes Page 2 of 6 Englneering�epar[mentSecUon ❑ Other: Agreement 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.) �2•) 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 Prior to , 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 SW 136th Court. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate laterals to each lot. Water Supply: The City 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: John Dalby, (503) 356-4723] 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. 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 CIT1f OF TIGARD Pro-Applicatlon C�mer�nc�Notes Page 3�f 6 Eo'I�e�hn!i�i�runsnt SecU�a drainage plan for the site, an-' �ay be required to prepare a sub-' `n drainage analysis to ensure that the proposed system will � �mmodate runoff from upstream p, . �rties when fully developed. Roof drains must be connected to an approved public system. A fee-in-lieu of detention wil! 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) Septic tank will be required to 6e removed prior to issuance of building pe►mits. A new sewer lateral must be installed to serve the existing house. 2) Frontage improvements may be required based on a rough proportionality analysis prepared by staff. 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 building 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. CITY OF TI6ARD Pre-Applicatlon Co�er�nce Notes Page 4 of 6 Eaglneering DepanmentSecUon � Pay the TIF ^hF a� 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 Dluision. 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, ext. 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 cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to 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. CITY OF TI6ARD Pre-Applicatlon Canfer�nce Notes Page 5 of 6 EnglneerlAg Dep�rtment SecUon Other Permits. There l other special permits, such as manical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING N REQUIREMENTS FOR SUBDIVISIONS 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 DY: 1O • Z •07 ENGINEERING DEPA TM T STAFF DATE Phone: 15031639-4171 Fax: 15031624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section �ITY OF TIGARD , ., PRE-APPLICATION CONFERENCE NOTES =�-� (Pre-Application Meeting Notes are Yafid for Six (6) Months) � F '��-`` ��-� PRE-APP.MTG.DATE: O Z � I STAFF AT PRE-APP.: E�tF_ , �I,� � RESIDENTIAL APPLICANT: i�1 or rn a..µ.d .')��., ,I eu S en AGENT: Sc�.vu c Phone: � G3 ,��3 - �-f ZZ°t Phone: PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 1 �.�o�oC� SvJ l 3 b t�` �-t- TAX MAP(S)/LOT #(S): 2 S I Oy- ZD PX��v� NECESSARY APPUCATIONS: 1M L. i� - �-1 i n c�r 1�...�.�1 i��r�-�t� �-r, PROPOSAL DESCRIPTION: acut+fi csv� Ov�� > v .51 - u�Ye parL� t +�.�,{-� -t w r> C 2� _ lL�e� �x;S i-:vt g ��v�.�_ ca�,t_a_ �,��i� c� n 1., sir�c,lc - �il�r dcfuc.G.c �.aw�e . COMPREHENSIVE PLAN ` MAP DESIGNATION: rn�d<<.t.� - D C�S��Y I�e s��e�l-�Q I ZONING MAP DESIGNATION: R - 1 iONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Sectlon 18. S i G 1 MINIMUM LOT SIZE: S�sq. ft. Average Min. lot width: ...5� ft. Max. building height:��ft. Setbacks: Front iS ft. Side�ft. Rear�ft. Corner�ft. from street. MAXIMUM SITE COVERAGE:�Q% Minimum landscaped or natural vegetation area: �a %. GARAGES:�ft. ❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting NandouU 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. Meetinq is to be held prior to submittinq vour 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 ResidenGal Application/Planning Division Sec6on �NARRATIYE [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 impact, 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 18.705 and 18.7651 -t�� 3 (�S Minimum number of accesses: �_ Minimum access width: ��:�` Minimum pavement width: �� - --{c:l } -z 1�-s : �n� c�� l S-Ft w��e c��c.tz.r3 , ► v �t Pc�md ❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 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 UENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE ExAMPLE 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 includinq: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public riqht-of-way dedication: ➢ 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. EXAMPLE OF RESIDENTIAL DENSIT1f CALCULATIONS: S �.e �" r,�ti,c- c: ��i�ti� - r. � EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS � Single-Famil� Multi-FamilY �3;56D sq�f of gross site area 43,560 sq. ft. of gross site area 8 712 sq. ft. (20%)for public riqht-of-wav 6,534 sq. ft. (15%)for public right-of-waV NET: 34,848 square feet MET: 37,026 square feet + 3 050 (minimum lot areal + �,050(L7inim�am lot area) = 11A Units Per Acre = 12.1 Units Per Acre ��The Ueuelopment Code requires that the net site area exist for the nextwhole dwelling unit HO ROUNDING UP IS PERMITTEO. �Minimum Proiect Densitv is 80%of the maximum allowed density.TO UETERMINE THIS STANOARD,MULTIPLY TNE MN(IMUM NUMBER OF UNITS BY.B. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential ApplicationlPlanning Division Section � � SPECIAL SETBACKS [Refer to C�. �ection 18.1301 �o� s�u��--� � o� i�'`�� `T 1 ➢ STREETS: feet from the centerline of � 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 applicable zoning district for the primary structures'set�ack requirements.l � fLAG LOT BUILDIN6 HEIGNT PROYISIONS [Refer to Code Chapter 18.7301 r�''� s�`°`�°w �I�� k�^�<<� I�t M A X I M U M H E I G H T O F 1'/z S T O R I E S or 2 5 fee t, w hic hever is less in mos t zones; 2'/2 s tories, or 3 5 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. '� BUFFERIN6 ANU SCREENIN6 [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 applicable to your proposal area is: Buffer Level U -E+ along north boundary. Buffer Level (.� �- along east boundary. Buffer Level n-�-�- along north boundary. Buffer Level �� along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED P,LONG: ��- ��G,� �v��,.�t� ��„c��,.�.,� v f f (u� �.:� v�- L�z�t?;�rn-�� ,s ��= � /(� �1- �'� `� LANDSCAPING [Refer to Code Chapters 18.745,18J65 and 18.7051 N��--�1��-� 1 �r 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 Chapter 18.1551 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. Pride Disposal can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residenti�Application/Planning Division Section � � PARKING [Refer to Code Chapt� �8.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. ➢ 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 18.7651 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 LANDS [Refer to Code Chapter 18.7751 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 responsibilitv to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meetinq the definitions of sensitive lands must be clearlv indicated on plans 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 SERVICES[CWSI BUFfER STANDARDS [Refer to CWS Ra0 07-20/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. Design 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 Application/Planning Division Section � :LE 3.1 VEGETATED CORRIDOR WIDTNS SOURCE: CWS�ESIGN AND CONSTRUCTION STAN�ARDS MANUAL/RESOLUTION 8 OROER 07-20 SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE • Streams with intermittent flow draining: <25% 15 feet � 10 to <50 acres � >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% 30 feet � 10 to <50 acres � >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 ravine3 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. �1/egetated 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 fhe USA Design and Construction Standards. Location of Veqetated 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 se arate 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 SU of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 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 REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ ��° S`''e ��~`"�P``� P,�)� 8 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, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential ApplicationlPlanning Division Section ' THE TREE PLAN SHALL I, _UDE 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 landscaping, 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% 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.E.1 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 removed 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 ApplicationlPlanning Division Sec6on ❑ FUTURE STREET PLAN AND EI(TEN: .Of STREETS [Refer to Cade Section 18. �.030.F.) 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. � ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 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'/z 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 Sectlon 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. CODE CHAPTERS II 18.330(Conditiona�Use) II �H.6ZO(Tgard Triangle Design Standards) Q �S.76O(Nonconforming Situations) II 18.340(�irectors�nterpretation) II 18.630(Washington Square Regiona�Center) � �$.765(OffSUeet ParkinglLoading Requiremenfs) II 18.350(P�anned�eve�opment) II �H.64O(Durham Quarty Design Standards) Q 18.775(Sensitive�.ands Review) II 18.360(Site Development Review) � 15,705(AccesslEgresslCirculation) II 'I H.78O(Signs) II 18,370(Variancesl,4djustments) Q �$.7�O(Aocessory Residential Units) II 18.785(Temporary Use Permits) II 18.3HO(Zoning Map/Text Amendments) � 18.715(Density Computations) � 18.790(7ree Remova�) Q 18.385(Misce��aneous Permits) Q �$.7ZO(Desgn Compatibility Standards) �.. 18.795(visua�Clearance Areas) l�i �H.39O(Decision Making Pra:edures/lmpact Study) II �$,725(Environmental Performance Standards) II 18.798(Wireless Communica6on Faalities) Q �8.4�O(Lot Line Adjustments) `� �8.730(Exceptions To Development Standards; � 18.81 O(Street&Uti�ity�mprovement Standards) l�t �H.42O(Land Partitions) II 18.740(Historic Overlay) �,; s 4tn 1��.,,, \� o� ��i� f�T II 1 H.430(Subdivisions) II 18.74Z(Home Occupation Permits) 1� � �5.5�O(Residential Zoning Districts) � 'I H.745(Landscaping&Screening Standards) II �H.5ZO(Commeroial Zoning Districts) II �$.750(ManufacturedlMobil Home Regulations) II 1 H.530(Industrial Zoning Districts) II 18.755(Mixed Solid WastelRecyc�ing Storage) CITY OF TIGARD Pre-Application Conference Notes , � _. . Page 7 of 9 , . ResidentialApplication/PlanningDivisionSec6on ,, ' r, .r*�c+�.�•t��'��,-��r>. a��;::v -��+, rt 's�r;r .�:�a�z"4M��.��'°,-. � � ADDITIONAL CUNCERNS OR COMMENT. � N, ,-�: .� �/l,(�F'US C � � — li�T �!Q f�'l�(SVt (� �YS YZ��. V1�L'C� YYl 1 V��M�-t_�u C�_i,iJ 1 f–(l �,� 3 u►�;`ts. I � (1 �S� � I J li�u I �tvu fS rh�,,�ti..� 1� �J ' fj S 1 � 1 e c� t-� i �lud-c o� "'sl�u�-�._..- tia �` b T � �r �t fu: — OIz — S�d�r c� ( ;h � c ;�` 1�� a r f; �i � Cx�.-� rw} �e v-e t�P; �a A� -�l.a�-tfn i r� at� . � T2 -� PQ.vT�Li 1c�N � L-� c�u�KC, Cl ��.,., - p{u� � CP ill�-1 �rer� �� i��c-Ft c� w� � � x�N Sli.� .c� -t:> C. �'1 � �JC�inc��-r �,t� 4�K c� � � (P_.av!v�c .l Cl S (�.1«!t u•f 4.i�i G�C+� � r -i-i t;Lv� ,p r •� cc.Lr vt -�-f, e -��tv re � l c.s� s ovcr 1_a C�e�; �'r i nc�J `rtnc�� arr rr� rc-rncc� 4►'e �P;��rr l �, c dc� �f�c.c-tr��,`� � PROCED-U�E � Administrative Staff Review. [1 Public hearing before the Land Use Hearings Officer. a Public hearing before the Planning Commission. a 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 b mail or dro ed off at the counter without Plannin ivision acce tance ma e returned. The Plann�nq counter closes at 5:00 M. 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 ose ro ect s a a so e su mitte or attac ment to t e sta re ort or administrative decision. Applications with un olded maps shall not e 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. CfTY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential ApplicationlPlanning Division Section ' • • The administrative decisior, ublic hearin will t icall occur a ,cimatel 45 to 60 da s after an p J Yp� Y P, Y Y 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 per'od follows all land use decisions. An appeal on this matter would be heard by the Tigard n n n N - c�r . A basic flow chart which illustrates the review process is a 'lable from the 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 RESERYATION [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 Cit 's olic is to a I those s stem development credits to the first building permit issued in the development (UNLE S OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). e con erence an notes cannot cover a o e requirements an aspects re ate to site planning that should ap ply to the develo p,ment of your site plan. Failure of the staff to provide information required by the Gode shall not constltute a waiver of the applicable standards or requirements. It is recommended that a prospectiye applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. 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: �� [ITY OF TIGARD PLANNIN IVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-1�97 DIREQ: 503-718-.�1� EMAIL• �' V�� (�J @ tigard-or.gov TITLEI8(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNETADDRESS: WWW.tigard-01'.gOY H:IpattylmasterslPre-App Notes Residential.doc Updated: 12-Feb-07 (Engineering section: preapp.eng) ��; CITY OF TIGARD Pre-Application Conference Notes . :,. .. ; : �_ Page 9 of 9 . ;�f � ' Residenaal,4pplicasor�Plannirg avision sec6on , �`: � � � , � Emily Eng From: Jeff Caines [jeffc@srdllc.com] Sent: Wednesday, April 02, 2008 9:04 AM To: Emily Eng Subject: Jensen Partition Exhibit Attachments: PARCEL 3.pdf Emily, Here is an exhibit for the Jensen Partition. We put in a new building envelope using the irregular lot definition in the Development Code. We ran some quick numbers and it appeals that the lot to depth ration is fine. The lot depth is approximately 173 feet with a quick average of 78.5 feet. Since there are many side lot lines we just ran some cross sections rather than having the computer run multiple calculations. Please accept this exhibit for the file. I hope you are able to use this exhibit for your staff report and make positive findings for the application. I believe this satisfies the lot to depth ratio situation and we do not have to do a separate variance application. Please confirm with me that this exhibit is acceptable and that the application can be approved as submitted with the exhibit and that no variance will be required. Call or e-mail me if you have any questions. Jeff Jeff Caines,AICP Land Use Planner SR Design LLC 8196 SW Hall Blvd.Suite 232 Beaverton, OR 97008 503-469-1213(x104)-Phone 503-469-8553-Fax i � ! PROJECT N0. JEN001 DATE: 04 02 0 � BY: CJM I I � � � R ao oo',,.,_ :__ , -- �� , � . _- Z � - I 5' ROW � DEDICATION 5.0'� — — — L7 � U b � - - - � �I � � � - - -f - - - I PARCEL 1 �15'��I W �� I 6.437 SF I I Q � � � k°o n � R=45�� I I IA .�N LO M M � 0p I M O ~ � O W tp N O N lff V a-�i Y � 'r o� � 00 20.0'� I � � � � � � v� � h• / 5.0' S.0' � � o 0 3 ii� L � � � � x � �� 3 � � _ N89'38'46"E 121.12'— — _� � ° c � � O � N � o i,yp� — — � > L �- — � — n i � -. �a m �' Ni °� r� a ,2�. � � � � � , � :�;;� i-;� �' � % I / EXISIING HOUSE ��I��-� ao 1 / 12660 SW 136TH N ACCESS _�I �� < � COURT �'.+ �I EMENT — I _ ��N� %� PARCEL 2 '��` I � � � '� � 7,848 SF '! �� Z % !��%%'�-15.0' M O W �� -._� '.�� ' _�� , ; / � � �� E+� � (n \� \ . J �"� [--�+ O � � _ ��'o ��. - - - - - -� � x `—' � i �. �C E-� w o \ --�— 58976��2•W „2.6�� -� W p� � � Y I � �— L5.0� - - — - - � ( � O � M ., Z LOT 9. I " `' � 0 Q I "OBRS HEIGHTS" 5.0' � � 24,987 SF � � � � Q O TAX LOT 700, 25 1 046D °f . �' w C� z ,I I PARCEL 3 I �I w � . I 10.218 SF � � �/ T� O � V L � � � � L� � 15' I — — — — — — � — — — � � 1 � - - _.. _ L5.0' - - - - - � W . ,, � "� I SHEET N0. , �,._. 1 SCALE: 1"=30' l�c�.nz0v�- d�o�,3 �1t�1 Of 7'Z��rC�, �Y��sZ 13125 SW Hall Blvd. o �"igu. , OR 97223 at � ��-: Friday, September 11, 2009 � r : ; , �, Norm S. and Julie L.Jensen ; � �` 13455 NE Schuy�er St. � -- -- -- -- Portland, OR 97230 SR Design, LLC Attn: Jeff Caines, AIQ' 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE Expiration Date for MLP2008-00003,Jensen Partition, is Monday, October 19, 2009. Please note that the expiration date for your Land Use Approval, MLP2008-00003, is Monday, October 19, 2009. Following is the text of the relevant Tigard Developinent Code section on E�ensions: TDCode 18.420.030 Land Partitions, Approval Process: D. Extension. The Director shall, upon a�7tten request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year; provided that: 1. No changes are made on the original plan as approved by the Director; 2. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year e�ension period; and 3. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. If you wish to request a one-year e�rtension you should have a letter requesting same and addressing each of the above criteria delivered to City Hall, attention of Gary Pagenstecher, Associate Planner, by close of business on Monday, October 19, along with a check for the extension fee of $266.00. For your convenience I have enclosed a current report of the status of the Conditions of Approval for your project. Please ca � u h uestions __._--- ert s L'�fi7uts/Projects Coordinator 503-718-2426 Phone: 503.639.4171 . Fax: 503.684.7297 m www.tigard-or.gov . TTY Relay: 503.684.2772 .�Vl L P 2 0�& - vc�cx� 3 .�c"rv�-� __ May. b. 2008 12: 1bPM � No. 5551 P. 1 .. .. . ..... .... .. . . . . . . . . . . d � � � � � � . . . ,. . . . APR 2 8 2048 . � ---�-— Services ' Uut cunm�ll�nCn1{(cicab File NumEer 3ensltive Area Pre-Screening Q .. QD � ' �c� 5ite Assessment JurtedloUon;.Cllv of Tinard , „ „ ,.,_ prnperty Infvrmatlon: (exemplo 1s23�/Aeolaoo) Owner lnformatlon; Tax[ot fp(s); ZSi-04BD�ol 700 Name:�nrma�Jensen • Company: i Addreee; '�2880 SW 1381 GI : Site Address: 126 S 38T CT � Ig�rd,OR 97223 ' � Phone/Fex: I Neareat Grosa Streel:SW Wa ncit n 136th Ct �-mail: DeVVlopment Acitvl�y; Check alt that apply Appqoant Inforrnatlon; Addi(1on to S1nfl1e FamNy Residance {�ooms,deck f�arays) ❑ NHme: Jeff Ceineg;AICP tot Line AdJustment [] Mlnor L8n(f P8f�I1�OR �• Company:SR Deslgil llC Ftea�dentfat Con4ominlum ❑ Commarolal Condomlolum D qddreaa:8189 SW Hall Blvd.#232 Resfdenliel Subdlvlston ❑ Commerci�l Subdiv(ston C( �eaverton,�R 87008 Single Lot Commerclal ❑ Multi LoE Commerola► Cl p�one�Fax:50g"a89-1213 �503�69=855 olher �•mafl;)effc{�srdllc,com • WII1 thB proJect Involve any ofF•slte work; YES❑ NO Q Unkno�vn ❑ l,00stion end descrlpllan of eif�ite work: Addlllonal commenle or Informaf3on Ihat mey be nseded to underetend your proJaet: Thla eppllcatlon doae NOTreplece iha need for radlnp and Froslon Conlro!1'ermlls,Cenneetlon Parmils,Bul dlnp Perm e, e Deve opmant Pe►mlte,9�Q 1200-C Permlt or other permlte ae I.auod by thu Uaparlmonf of Envlronmen�al Quail(y,oeparEment of slsle Rende anQlor Deparfmcnt of Ine army CoE, A��oqufrod pormits and approvel�mu�t ba oQ�etnad end complolad undor eppllcaA[e locnl,elato,end(auarnl fnr�. By ar$nrna yie form,ihe Q�mor or UmorA aviho�ixad peoni or�praovn(eUve,acluiovAodges and agraoa lhat employaea of Gaan Wa4er SeMces Aave auUwrily ta antor�ha pro�ect e�te el e9 reasonaEle t[mes!or the purpoae ofln�pecUne prolect alte oondl�{one anQ gaiheAng InformaUon releled b ihe pro]ed Nle. I caNfY 1h�11 am tom[�ier��flh lhelnformallon coMahed In thls documen�,and lo thv besl ol my knovAedge and Dellef,Nls tnformelton Is we,compielo,one aa,vra[e. AdnUrype t�ame: aef#Gainas,AICP Pri�ztlType Ttlle� Land Usa Planner 81Bnature: � Dele: Aprll 29,2006 �OR DI6TR1C7 U3E ONLY � Sens1[tve areas potantlally exlsl on site orwitRin 240'of lhe eite. JNB APPLICANT II��ST PERFOR��17�(�,�69SMENT PRlOt�TO ISSUAhtC�oF A s�RVIC�P�i VID�14 L�7T��. 1!Sensitiva Ateas exlst on iAe slle orYAlhln 200 feef on . adjacenf proparf�os,a'Natursl Reaourcee AeseearnenE Report may also be required. Based on reviaw oi lhe eubmllted materials end best avsliebie tnlarmalion senslUve are�s da not appear to exlst on stfs or �vllhin 200'of tha stte, Thls Sensllive Area f're-Sweeninp Slla Assessmenf does NOT ellminafe lhe nead fo evp�uato and Protect water quallty aensitive aresa If Ihey are subsequenlly d�scovered. This document wifl seroa as your Service provider felter as requirad by Resolullon and Order 07-20,Seollon 3.02.1. AI1 requfred permits end approvals muet be obtained and completed under appl�cable local,51ate,and(ederal Iew. ❑ Based on iaviaw ot the submltted melerlals snd besl�vallable Inforrnalton tho above referenced proJeaE wtll not slgnNicsMly Impect lhe exlsting or pot�nlially eonsilive erea(s)found near the stte.Th[s SenalUve Area Pre-Soreenlny 81te Aeeeaament does N0�affminale lhe need to eveluate and protecl addltlonel water qual+ty eonsiCVa eroas If ihsy are subssquently dlacovared. 7hls docvmanl rYill sarve ea your Service Provider lelter es requfred by Reaolullon and Otder 07-20,Seatlon 3,02,1. Ali rayulred perrNts and approvafs must be obtalned and compteled under apCl�oabie looal,atate,and federei law. � Th�s Setvlce Provldor l.etter Is not valld unlesa CWS approved sfte pfan{e)are attaohed. C] The proposed aalfviry does not maet Ute dafinitkon o(development or lhe lot wae ptalted aRer 9/9/9s OFiS 82.040(2), NO 51T� � A88�SSMENT OR ERVI E P V ER LEYTER IS REQUIREO, ' I l�cvlewed Ey; t3sta: ,�-�'��, I 2650 SW N�ubaro HIAhW •HUlsbaro,OteOan 671Y3 Phons: (60.1jB8i-6100 fas (60J)88��(I�Or g j Rn+��cw�e,�ooi CZty Of T'Zg"aYCI�, oYegOYd • 13125 SW Hall Blvd. • Tiga�OR 97223 �`'IL�� Lz � � ��`�'ov `� �� . Friday, October 16, 2009 ; � .h ' T -� � � �� .� � � ]'� � Norm S. and Julie L.Jensen z�� 13455 NE Schuyler St. Portland, OR 97230 SR Design, LLC Attn: Steve Roper, P.E. 8196 SW Hall Blvd., Suite 232 Beaverton, OR 97008 RE E�ension of Land Use Approval,MLP2008-00003,Jensen Partition. Thank you for your letter of October 16th requesting extension of your Land Use Approval, MLP2008-00003. This confirn�s that your request has been approved and a one-year extension to October 19, 2010 has been granted. I have enclosed a copy of a receipt for your$266.00 payment. Thank yt� or your cooperation. Please call if you have any questions. e Shields PernZits/Projects Coordinator 503-718-2426 cc: MLP2008-00003, Gary Pagenstecher. Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772 � ` ' r-- � 8196 SW Hall Boulevard, Suite 232 � Beaverton, Oregon 97008 Phone 503.469.1213 Toll free 866.469.1213 Fax 503.469.8553 �,�i,J,�,'. �`,��i� c�on�� October 16, 2009 i S��i�� Mr. AI Shields City of Tigard , I 1 6 Z0�`-`-; 13125 SW Hall Bivd. � Tigard, OR 97223 (;I��Y(�F TIGNRa � ��_��`•:��i',Y=i`±�J�%��i�:��l�] RE: Jenson Partition � � Case File No. MLP2008-00003 (�I �� Dear AI: � � SR Design ��c would like to request a one-year extension on the behalf of Norm and Judie Jensen for the above referenced project per code section 18.420.030.D of the Tigard Development Code that will expire on October 19, 2009. We are currently working on completing the public improvement plans and the plat that is completed with the exception of geodetic ties to meet Condition 19. Once we complete our coordination with the franchise utility companies we will turn in immediately the public improvement plans for review and approval and proceed with the construction of the PFI improvements. Code Responses 18.420.030 D. Exfension. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approva!period not to exceed one year provided that: Response -The required fee of$266.00 is included with this request for extension. 18.420.030 D 1. No changes are made on the original plan as approved by the Director. Response — No changes were made to the original plan as was approved by the Director. This statement still holds true even after our finding of coordinating with the franchise utility companies. 18.420.030 D 2. The applicant can show intenf of recording the approved partition or lot line adjustment within one-year extension period: Response — As stated above the plat is 95% complete and goal would be to just request this extension to allow time to get the public improvements permitted and constructed to file the plat. The applicant would like to get the plat recorded as soon as possible. 18.420.030 D 3. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. ( . , � � ( � 18.420.030 D 3. Response — To the best of our knowledge there have been changes in the applicable Comprehensive Plan polices and ordinance provisions for the approved project. Again, based on the requirements for granting a one-year extension we would like to request on the behalf of Norm and Judie Jensen that you extend MLP2008-00003 until October 19, 2010 to allow enough time the complete the public improvements and file the partition with Washington County Surveyors office. Sincerely, Design ��c Steve Roper, . . Managing Partner/ Project Manager J:1DataWEN001\WordlLand Use Extension 10-14-09.DOC Page -2- ,� CITY OF TIGARD RECEIPT � 13125 SW Hall Blvd.,Tigard OR 97223 503.639.4171 Receipt Number: 175672 - 10/16/2009 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID MLP2008-00003 Approval Extension 1003100-43116 $232.00 MLP2008-00003 Approval Extension-LRP 1003100-43117 $34.00 Total: $266.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 6811 KPEERMAN 10/16/2009 $266.00 Payor: SR Design Total Payments: $266.00 Balance Due: $991.00 Page 1 of 1 City of Tigard, Oregon 13125 SL�Hall Blvd. • Tiga, , OR 97223 �� . . �;�.:�..:. - � - � > ��a� �:��;�:� June 28, 2010 Mr. & Mrs. Norm Jensen 13455 NE Schuyler St. Pordand, OR 97230 RE: Subdivision case number: MLP2008-00003 Mr. &Mrs. Jensen: On April 27, 2010 the Tigard Ciry Council passed an ordinance to amend the Tigard Community Development Code (TDC) chapters 18.360 Site Development Review, 18.420 Land Partitions, and 18.430 Subdivisions. The approved amendments weYe in response to the economic downturn. Automatic extensions were granted to these three types of land use cases that would expire during a certain time frame. Our records indicate that you received approval for a Minor Land Parrition (MLP) that may have been affected by this code amendment(see case number above). If your approved MLP has a lapsing date between July 1, 2008 and December 31, 2011, then the approval is automarically extended through December 31, 2012. The new approval period will lapse after this date if: 1) the partition has not been recorded or has been unproperly recorded with Washington County without the satisfactory complerion of all conditions attached to the approval; or 2) the fmal recording is a departure from the approved plan. No action is required on your part for the extension because it is automatic. A copy of this letter will be placed in the land use file. A copy of the ordinance with adopted language for Land Partitions is enclosed. If you have any questions or concerns regarding the extension or code amendment, please contact me at (503) 718-2437 or cherylc cnle,ti�ard-or.gov. Sincerely, �'_ � �`" C�;,- �.� Cheryl Caines Associate Planner Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772 r . � � City of Tigard '1'hursda��, October 18, 2012 Norm S. and Julie L. )ensen 13455 NI? Schu��ler 5trcct Portland, <)R 97230 RF: NO'11CF.OF I�,ZYIK:A'I'ION Ol�L_�ND USI�, :��PPROl':1L. Project Type: 1�linor Land Partition Project Name: Jcnscn Partition Project Number: ;�1LP2008-00003 Tax Lot Number: 2S104Bll-700 Expiration Date: Dcccmber 31, 2012 Dear 1�7r. and 1�Ts.Jensen: The pur�ose of this letter is to scr��e as a courtes�� reminder t11at the Land Use 1-�pproval listed above will eapire at close of business, Monda��, December 31, 2012. In recogniuon of the effrcts ��f the economic downturn, th� 'I'igard CiR' Council passed De�-elopment Code 1lmendment (DC.�) 2010-00001 on ��ril ?7, 2010 to c:�tend until December 31, 2012 the I.and Use :lppro��als for Site Det-cl��pment Re��ie�vs and �iinor Land Partitic�ns that othenvise would ha�re expired bet�veen f ul�� 1, 2008 and December 31, 2011. '1'his is incorporated in '1'i�ard Municipal Code 18.42O.O30.D.2 which states that: "��ppYOVaI periods for land partitions la�sin� bettveen July 1, 2008 and Dccember 31, 2011 shall be automaticall}� e�tended throu�h December 31, 2012. No further estensions will be granted." .�ccording to our records, ��our ori�inal appro�-al f�>r the abo��e project would ha��e e�pired durin�; that (ul�� 1, 2008 — December 31, 2011 period and that appro�-al �vas, therefore, estended b�� I�C��2010-00001 until December 31, 2012. No further e�tension is a��ailable. You can sccurc ��our l,and Usc .lppro�-al against e�pirarion if��ou submit a rccoracd final plat to this office prior to cl<>se of business, �7onda��, I�ecember 31, 2012. Please let us kno�ti� if�-ou anticipate submitun� a recorded plat. �incer� , 1�lbert Shiclds Pro�ram Dct-clopmcnt Spccialist 13125 SW Hall Blvd. • Tigard, Oregon 97223 � 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov