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SDR1999-00029 SDR1999 - 00029 PURKEY 4-FLEX t' NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 1999-00029 ADJUSTMENT (VAR) 2000-00004 TIG CITTY Y O OF TIGARD ADJUSTMENT (VAR) 2000-00005 Community'Deve&opment PURKEY 4-PLEX Shaping A Better Community 120 DAYS = 5/8/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PURKEY 4-PLEX CASE NOS.: Site Development Review (SDR) SDR1999-00029 Adjustment (VAR) VAR2000-00004 Adjustment (VAR) VAR2000-00005 PROPOSAL: The applicant has requested Site Development Review approval to convert a single-family dwelling into a multi-family 4-plex. A request for an Adjustment to cut and fill around existing trees since a cut of 2 feet is required behind the sidewalk on SW North Dakota Street. A second Adjustment is requested for the reduction of the side yard setback from 10 feet to 9 feet. The 9-foot setback is pre-existing due to the existing single-family use. APPLICANT: Diane E. Kociemba Purkey PLANNING Joe Walsh 12810 SW Walnut Street CONSULTANT: 1931 NW 113th Avenue Tigard, OR 97223 Portland, OR 97229 ENGINEER: Harris-McMonagle Associates 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also conditionally permitted. LOCATION: 9600 SW North Dakota Street; WCTM 1 S135CA, Tax Lot 01902. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 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 of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 1 OF 23 1 • CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: StJbmit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1. Submit a plan to show that the handicap-parking stall meets the American's with Disabilities Act (ADA) requirements of a 9-foot stall and an 8-foot aisle. 2. Acquire Variance approval for the walkway location in front of the dwelling units. 3. Submit a revised landscaping plan showing alternative landscaping to meet the buffering and screening requirements, on the west side of the building. 4. Submit a detailed bicycle rack plan that is in conjunction with the bicycle rack design standards. 5. Submit a revised plan showing mitigation for all trees over 12 inches in diameter. 6. Submit a letter from a certified arborist indicating completion of the therapeutic treatment recommended by the applicant's arborist. 7. The Applicant will provide a site plan that addresses accessibility for collection vehicles, dimensional standards for storage areas, waterproofing, covered container areas, container materials and paving requirements for collection trucks. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 8. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 9. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 10. Additional right-of-way (ROW) shall be dedicated to the Public along the frontage of SW North Dakota Street to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 11. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW North Dakota Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 feet to match existing improvements adjacent to site; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 2 OF 23 E. 5-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; I. underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW North Dakota Street in a safe manner, as approved by the Engineering Department. 12. Prior to issuance of building permits, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and was calculated to be $76. 13. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$120. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance bond for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. The applicant shall either place the existing overhead utility lines along SW North Dakota Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,025 and it shall be paid prior to a final building inspection. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: A search of the city records show a Home Occupation Permit was issued in 1992 for a construction clean-up business. No other land use approvals were found to have been granted for this property. Vicinity Information: The subject site is located on the south side of SW North Dakota Street, east of SW Greenburg Road. Site Information and Proposal Description: The property is currently vacant. The property is located on the south side of SW North Dakota Street, east of SW Greenburg Road; WCTM 1S135CA, Tax Lot 01902. The applicant is proposing to convert a single-family dwelling into a multi-family 4-plex. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Specific SDR Approval Criteria 18.360 NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 3 OF 23 B. Applicable Development Code Standards 18.370 Variances and Adjustments) 18.510 Residential Zoning District) 18.705 Access Egress and Circulation) 18.715 Density Computations) 18.730 Exceptions to Development Code Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.790 Tree Removal) 18.795 Visual Clearance) C. Street and Utility Improvement Standards 18.810 D. Impact Study 18.390 SECTION V. COMMENTS FROM NEIGHBORING PROPERTY OWNERS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Two (2) letters were received addressing parking concerns, curbs, and sidewalks. Staff response: The applicant is required to provide 6 parking stalls on the property and as a condition of approval to this decision, to install half-street improvements (curb and sidewalks). SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review — Approval Standards: Section 18.360.090(A)(1) Compliance with all of the applicable requirements of this title including Chapter 18.800, Street and Utility Standards. The proposed project complies with the Comprehensive Plan's Medium-Density Residential for the subject property because it complies with the applicable provisions of the Community Development Code, which implement the plan. Compliance with the majority of specific regulations and standards will be addressed further within this decision. SPECIFIC SITE DEVELOPMENT REVIEW (SDR) APPROVAL CRITERIA: The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.360.090.A.1: 18.350 (Planned Developments), 18.715 (Density Computations), or 18.750 (Manufactured/Mobile Home Regulations) These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Relationship to the Natural and Physical Environment: Buildings shall be: Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; Located in areas not subject to ground slumping or sliding; Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. All changes to the existing structure are interior, location is not a factor with this application. The site plan however shows additional changes to the parking lot configuration, sidewalks and street improvements and relocation of existing vegetation and tree removal. Tree removal will be discussed later in this decision. Exterior Elevations: Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet; NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 4 OF 23 Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and Offsets or breaks in roof elevations of three or more feet in height. The subject structure contains entrances as offsets on the front façade of the building which meet the minimum of one every 30 feet. Patios and decks at least nine feet in depth are located on the rear side of the building, which meet minimum requirements, and the roof has offsets in excess of three feet in height. Buffering, Screening and Compatibility Between Adjoining Uses: Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: 1.) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; 2.) The size of the buffer required to achieve the purpose in terms of width and height; 3.) The direction(s) from which buffering is needed; 4.) The required density of the buffering; and 5.) Whether the viewer is stationary or mobile. On site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening. The site plan shows the parking lot of the 4-plex to be screened from the adjoining property to the east with an approximately 6-foot-high fence which runs the length of the property, and 21 feet of buffering. The buffering includes: 5, 1-gallon Laurel Hedges, re-planted Rhododendrons and one (1) plum tree. On the west side of the property, screening includes: 9, Laurel Hedges, one (1) plum tree, 5 re-planted Rhododendrons, and an approximately 6-foot-high fence running the length of the property. No mechanical devices are proposed or conditioned to be placed on the roof top. Therefore, screening of the roof top will not be required. Privacy and Noise: multi-family or group living uses: states that structures, which include residential dwelling units, shall provide private outdoor areas for each ground floor unit, which is screened from, view by adjoining units. States that buildings shall be oriented in a manner, which protects private spaces on adjoining properties from view and noise; On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses. Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. According to the site plan, each unit includes a private outdoor area which is protected by either a solid wall or screen wall. No new buildings are proposed to be constructed and noise-producing uses have not been proposed by the applicant. Buffering and screening are addressed under the buffering and screening section of this decision. Private Outdoor Area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet. 1.) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit.; and 2.) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. Wherever possible, private outdoor open spaces should be oriented toward the sun; and private outdoor spaces shall be screened or designed to provide privacy for the users of the space. According to the site plan, each unit is accompanied with it's own private open space. The smallest space is 120 square feet in size and 10 feet wide. All open spaces are oriented to the south toward the sun and are used for the primary purpose of open space. Each unit has a separate entrance and exit. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 5 OF 23 Shared Outdoor Recreation Areas: multi-family use: In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts. Studio up to and including two-bedroom units, 200 square feet per unit; and three or more bedroom units, 300 square feet per unit. The required recreation space may be provided as follows; It may be all outdoor space; or It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or it may be all public or common space; or it may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and where balconies are added to units, The common area of the rear of the property is shared with each unit and includes grassed areas, patio and an outdoor fireplace. The shared area contains 7,500 square feet. The required common space needed for this application is 900 square feet. Therefore, this standard has been met. 100-Year Floodplain: Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. The property is not located within the 100-year floodplain. Demarcation of Public, Semi-Public and Private Spaces for Crime Prevention: The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility. These areas may be defined by, but not limited to, (1) A deck, patio, low wall, hedge, or draping vine, (2) A trellis or arbor; (3) A change in elevation or grade, (4) A change in the texture of the path material, (5) Sign; or (6) Landscaping. The common and private open space areas are separated by the public with 2 wood gates located on both the east and west sides of the structure. The private open space areas for the individual units are separated by screen walls. Therefore, this standard has been satisfied. Crime Prevention and Safety: Section 18.360.090.10 requires windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. According to the applicant and the site plan, all windows for the ground level units are oriented toward the parking lot and laundry room. Mail service is provided to the units instead of a centralized mailbox. A light fixture will be located at the sidewalk on the east side of the parking lot. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 6 OF 23 Southwest North Dakota Street is not a transit street, therefore, no provisions for public transit are necessary. Landscaping Plan: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100; In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and a minimum of 15 percent of the gross site area shall be landscaped. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of existing and proposed shrubs to screen the area. According to the site plan, 60 percent of the site will be landscaped. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage plans are included with this application which conform to City of Tigard standards. Disabled Parking: Section 18.360.090.14 requires all facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. For this project, one (1) disabled parking space is required and provided for on the site plan. Underlying Zoning Provisions: Section 18.360.090(A).15 states that all of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments. Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The parcel was originally developed as a single-family dwelling and complied with all of the standards set forth in the R-12 zoning district. A single-family dwelling in the R-12 zone needs only a 5-foot side yard setback. Changing the use to a multi-family four-plex requires a 10-foot side yard setback. Because the west side of the structure only has a 9-foot setback, an adjustment has been granted (see Variance and Adjustment standards below). FINDING: Based on the analysis above, staff finds that the Specific SDR approval criteria have been met. Variances and Adjustments: Adjustments to landscaping requirements: Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: The ground within the drip-line is altered merely for drainage purposes; and It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant has requested an adjustment to cut and fill around existing street trees since a cut of about 2 feet is required behind the proposed sidewalk on SW North Dakota Street. The applicant has provided a certified arborist report addressing the tree removal and protection measures needed for tree care and preservation. The arborist has indicated that protective fencing needs to be erected out to the drip line for the trees to be preserved. Therefore, the area out to the drip-line will not be altered in any way. The arborist has also included a preservation program for the trees to saved by therapeutic treatment consisting of, "inground injections of MycorTree and PHC products which will increase root growth, reduce risk of root loss due to water stress, prevent decline of roots due to root damage, and improve survival." NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 7 OF 23 Development Adjustments: The following development adjustment will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: Interior setbacks. Up to a 25% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Approval criteria: A demonstration that the adjustment requested is the least required to achieve the desired affect; The applicant has requested an adjustment to the side yard setback on the west side of the subject property from 10 feet to 9 feet. The "desired effect" is to meet the setback standards of a multi-family dwelling in the R-12 zone. This is the least required to achieve the effect due to the pre-existence of the dwelling. The adjustment will result in the preservation of trees, if trees are present in the development area; No trees are impacted by the proposal. Therefore, this standard does not apply. The adjustment will not impede adequate emergency access to the site; The adjustment will affect the west side yard setback only. Emergency access from the public street fronting the property will not be affected. There is not a reasonable alternative to the adjustment, which achieves the desired affect. As noted above, the desired affect is to meet the setback standards of a multi-family dwelling in the R-12 zone. There are no alternatives to the proposed adjustment. FINDING: Based on the analysis above, staff finds that the Variance and Adjustment standards have been met. Dimensional Requirements (18.510): The C-P Zoning District standards are contained in Table 18.520.2. STANDARD R-12 Existing Parcel Minimum Lot Size 3,050 sq. ft 17,600 sq. ft - Detached unit - - Boarding, lodging, rooming house - Minimum Lot Width None 110 ft Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & through lots 20 ft. N/A - Side yard 10 ft. 9 ft. - Rear yard 20 ft. 75 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. N/A - Distance between property line and garage entrance 20 ft. N/A Maximum Height 35 ft >35 ft. Maximum Site Coverage [2] 80 % 25% Minimum Landscape Requirement 20 % 60% NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 8 OF 23 According to the table above, the proposed conversion of the property from a single-family to a 4-plex multi-family dwelling complies with dimensional standards of the R-12 zone with the approved adjustment for the western side yard setback. Access, Egress and Circulation (18.705): 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. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: 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 shall 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 access, egress and circulation requirements that are to scale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. Joint Access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 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. Joint access is not proposed nor required for this application. Due to the layout of the property and the adjoining properties, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All access and egress connect directly to SW North Dakota Street which is approved by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 9 OF 23 distances no greater than 36 feet if appropriate landscaping, pavement markings or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 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 public use pathways may be provided only if such pathways are provided in addition to required pathways. The site-plan indicates all units will have access to a 4-foot walkway that parallels the building that gives all units access to the parking lot and access to the rear of the property to the common space. The walkway will not be constructed between new and existing developments and neighboring developments because the subject property is surrounded by single-family homes. The walkway is not proposed or required to cross the parking area for this project. The farthest parking stall away from the proposed walkway is 19 feet. The walkway is pre-existing and has been constructed with hard surface material. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing 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. Direct individual access to arterial 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. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed accessway does not increase hazardous traffic conditions, is 24 feet wide, which exceeds minimum access widths for fire safety and there are no hazardous conditions which would constitute a danger to the public health and general welfare of surrounding residents. Southwest North Dakota Street is not an arterial or collector street, therefore, access to SW North Dakota Street is allowed by this standard. Residents of the proposed 4-plex will not be required to back onto SW North Dakota Street due to the layout of the parking lot, which also satisfies this standard. Minimum Access Requirements for Residential Use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi- family structures shall be brought 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. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum 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. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 10 OF 23 The proposed project is a 4-unit, multi-family dwelling unit which will require one (1) driveway a minimum of 30 feet in width with 24 feet of pavement. The site plan indicates a 30-foot-wide access with 24 feet of paving. The access drive and parking lot is within 50 feet of the ground floor entrance of all of the units, and the drive will be maintained in accordance with the provisions of the Uniform Fire Code. The access drive is not in excess of 150 feet. Therefore, no fire apparatus turn-around will be required. No vehicle turn-outs will be required because the driveway does not exceed 200 feet, and the drive does not approach an arterial or a collector. The "minimum access requirements for commercial and industrial use" section does not apply to the proposed 4-plex because the project is zoned medium-density residential. Therefore, the section will not be discussed in this decision. FINDING: Based on the analysis above, staff finds that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): Calculating maximum number of residential units: Section 18.715.020(B) states that 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. The minimum square footage per unit in the R-12 zone is 3,050 square feet. The site's net area divided by 3,050 square feet equals a maximum of 5 units allowed for this site. The minimum number of units allowed for this site is 80% of 5 units or 4 units. This proposal meets the minimum requirement of the 4 units allowed. Therefore, the residential density standards will not be addressed in this decision. FINDING: Based on the analysis above, staff finds that the Density Computation standards have been met. Exceptions to Development Standards (18.730): To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; Buildings with opposing blank walls shall have a 10-foot separation; Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and buildings with courtyards to maintain separation of opposing walls as listed in Subsections 1-3 above for walls in separate buildings. 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. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the Uniform Building Code requirements. There is only one building involved. Therefore, no windows of the proposed 4-plex will be facing any other building except for surrounding single-family residents. The parking lot at its closest point to the house is 8 feet. According to the Code above, parking lots shall be separated from living room windows by at least 10 feet. The unit that the parking lot is closest to abuts a bedroom, not a living room. Therefore, this section does not apply. The walkway running parallel to the proposed 4-plex is not 5 feet away from the building. The applicant will be conditioned to submit a variance application for the walkway since the request was not submitted with the application. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 11 OF 23 FINDING: Based on the analysis above, staff finds that the Exceptions to Development Standards have not been met. If the applicant complies with the condition specified below, staff can determine that the standards have been met. CONDITION: Provide findings and acquire variance approval for the walkway in front of the dwelling units. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Three (3) existing cedar trees will be retained along SW North Dakota Street. These trees are over 40 feet tall and are well within the required spacing standards for the large tree requirement. An Adjustment has been granted to cut and fill around existing trees. A 2-foot cut is required behind the proposed sidewalk to be constructed along SW North Dakota Street. General Provisions: It is the intent that these requirements shall 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 safety of pedestrians and vehicles; Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type 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 installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The site plan meets the buffering and screening requirements except for the 9-foot setback along the west property line to the existing unit. The buffering requirement calls for a 10-foot buffer around the southern half of the property. According to Code Section 18.745.050 (A)(3), the Director may approve a detailed screening plan of the same degree of screening as required by this Code. The applicant will be conditioned to submit a revised plan showing alternative landscaping to meet the buffering and screening requirements on the west side of the building. There are two different buffer areas required with this project. One is adjacent to and south of the existing building, and the other is the area adjacent to the parking area. The existing building will be a multi-family use and is adjacent to an existing single-family use to the east, south and west. This requires a Buffer Matrix "A" screening which includes a 10-foot buffer with lawn or living groundcover. The site plan reflects this requirement. The parking lot abuts a single-family use to the east and west which requires a Buffer Matrix "C" screening. Since this area already includes an approximate 5-foot-high fence on the property line, the `C-2" option is applicable. This includes a buffer of 8 feet in width with trees on a 15-foot minimum spacing, including shrubs. The site plan provides for one (1) Laurel Hedge along the fence and one (1) plum tree to be planted in accordance with Section 18.745.050(B). The property is fenced in on the east, south, and west side. According to the Code, fences and walls shall be constructed of materials commonly used such as wood, stone, or brick. The east and west fences are constructed out of wood and an 8-foot chain link fence with wooden slats is located on the south property line. The east and west wooden fences are both 6 feet in height. Screening: Special Provisions: NOTICE OF TYPE H DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 12 OF 23 Screening and Landscaping of Parking and Loading Areas: Screening of parking and loading areas is required. The specifications for this screening are as follows: Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; 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 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 guard or curb. Screening of service facilities, except for one- family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area. Any public facility 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. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code. Screening of refuse containers, except for one- and two-family dwellings, any refuse container or refuse 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 contained within the screened area. The applicant has submitted a landscape plan that shows approximately 13 Rhododendrons located along the frontage of the site to be removed and relocated around the new parking lot. The parking lot abuts a single-family use to the east and west, which requires a Buffer Matrix "C' screening. According to the site-plan, a 6-foot wood fence already exists and 20 feet of separation between the parking lot and the adjoining property on the east side. In order to meet the buffering requirement in full, the applicant proposes to plant 5, 1-gallon Laurel Hedges and one (1),10-inch in diameter plum tree. The west side of the parking lot is screened from adjoining properties by an approximately 5-foot-high wood fence, 8 feet of setback, 9 Rhododendrons, and one (1), 10-inch diameter plum tree. The refuse container is screened on the east side of the property and screened by a 5-foot-high gate and wood fence along the east property line. FINDING: Based on the analysis above the Landscaping and Screening Standards have not been adequately addressed. If applicant complies with the condition below, the standards will be met. CONDITION: Submit a revised landscaping plan showing alternative landscaping to meet the buffering requirements, on the west side of the building. Mixed Solid Waste and Recyclable Storage (18.755): Chapter 18.755 states that the applicant shall choose one of the following four methods to demonstrate compliance: Minimum standards; Waste assessment; Comprehensive recycling plan; or Franchised hauler review and sign-off. The applicant has not provided information pertaining to any one of the four methods to demonstrate compliance with this chapter. Therefore, the applicant will be required to address one of the four methods mentioned above. Location Standards: To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; The site plan shows all refuse containers and apparatus associated with recyclable materials to be located in one centralized location. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 13 OF 23 Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Uniform Building and Fire Code standards will be review at time of building permit issuance. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations. The site plan shows all storage of mixed solid waste and recyclable storage to be located within one centralized exterior location. Exterior storage areas can be located in central and visible locations on a site to enhance security for users. The site plan shows the mixed solid waste and recyclable storage area to be centralized on the east side of the structure, which is visible from the common area of the rear yard. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. The site plan indicates the mixed solid waste and recyclable storage area to be located on the east side of the property. Therefore, this standard does not apply. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The storage area is not accessible for collection vehicles. According to the site plan, collection personnel will need to cross required landscaping to access the storage area. The storage area however does not obstruct pedestrian or vehicle traffic. The applicant will be required to resubmit a plan showing accessibility for collection vehicles. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; The site plan does not show dimensional standards of the storage area to accommodate containers consistent with current methods of local collection. Therefore, the applicant will be required to submit a plan showing that the dimensional standards of the storage area accommodate containers consistent with current methods of local collection. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Uniform Fire Code standards will be review at time of building permit issuance. The storage containers will be covered with waterproof materials or situated in a covered area. Therefore, the applicant will be required to submit a site plan showing the container to be covered with waterproof materials or situated in a covered area. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; The storage area is enclosed by a six-foot fence and is sight-obscured by a gated entrance that allows access to users and haulers. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not provided details of the storage area. Therefore the applicant will be required to submit a plan indicating the type of materials accepted in each container. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 14 OF 23 Access Standards: Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; The applicant has not indicated nor is the applicant required to show that access to the storage area will be limited for security reasons,. Therefore, this standard does not apply. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered. The site plan does not address accessibility for collection trucks. Therefore the applicant will be conditioned to submit a plan addressing accessibility for collection trucks. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. The site plan does not provide an access point to the storage area. Therefore, the applicant will be required to submit a plan addressing access to the storage area. FINDING: Based on the analysis above the Mixed Solid Waste and Recyclable Storage standards have not been adequately addressed. If applicant complies with the condition below, the standards will be met. CONDITION: The Applicant will provide a site plan that addresses accessibility for collection vehicles, dimensional standards for storage areas, waterproofing, covered container areas, container materials and paving requirements for collection trucks. Off-Street Parking and Loading: (18.765): Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street arking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. The site plan shows the access drive and the parking stalls to be asphalt. Loading and unloading driveway standards do not apply because the site is not designed for accommodating more than 25 people at a time, and on-site vehicle stacking is not addressed because the use does not include a drive- in. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed in Section 18.810 of this decision. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 15 OF 23 Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. This standard has been discussed previously in this decision. Parking Lot Landscaping: Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. This standard has been discussed earlier in this decision. Parking lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The site plan shows the parking area to be clearly marked. Therefore, this criterion has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Wheel stops are provided for all of the parking stalls and are not calculated to meet landscaping or sidewalk requirements. Drainage: Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. This standard is discussed under Street and Utility Improvement Standards. Lighting: Lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent district. The applicant has proposed lighting near the handicap stall. Signs: Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780. The applicant has not roposed any signs. In any event, a separate sign permit will be required from the Development Services Technicians if any signs are proposed, which will be reviewed for compliance with the standards at that time. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 16 OF 23 The applicant's plans indicate the standard parking spaces will be 8.5 feet by 18.5 feet. Two (2) of the stalls will be considered compact stalls which are 7.5 feet by 16.5 feet, which is within the parameters of this section of the Code. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan indicates that the bicycle parking area is within 50 feet of the primary entrances to the proposed 4-units. Bicycle parking is not located within parking aisles and is visible from the on-site units and the street. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2, the site-plan provides 2 bicycle parking stalls. The Code requires 1.0 stall for every 2.0 units. The proposed application is for 4-units. Therefore, this standard has been met. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for multi-family units is 1.25 spaces for 1-bedroom units and 1.75 spaces for 3-bedroom units. The proposed project has 3, 1-bedroom units and 1, 3-bedroom unit. Therefore, 6 parking spaces are required for the proposed use. The site plan shows 6 parking spaces which includes one (1) van accessible disabled parking space. FINDING: Based on the analysis above the Off-Street Parking and Loading Standards have not been adequately addressed. If applicant complies with the conditions below, the standards will be met. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 17 OF 23 CONDITIONS: The applicant must re-submit a plan to show that the handicap parking stall meets the ADA requirements of a 9-foot stall and an 8-foot aisle. Submit a detailed bicycle rack plan that is in conjunction with the bicycle rack design standards. Tree Removal (18.790): Tree plan required: 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, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; 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, n accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retention 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; 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; 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; Retention 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; 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 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. A tree plan has been submitted with this application by a certified arborist. The tree plan consists of identification of the location, size and species of all the existing trees that are to be effected by this application. A tree protection plan for the trees to remain is included in the report. There are 10-trees located on the property that are larger then 12 inches in diameter. Only one (1) Western Red-Cedar tree, 28 inches in diameter at ground level is proposed to be removed. Therefore, 90-percent of the trees over 12-inches in diameter are to be retained, no mitigation is required. FINDING: Based on the analysis above, the Tree Removal Standards have been adequately addressed. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (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 a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The design of the parking lot and accessway to the project provides proper sight distance upon entering SW North Dakota Street. Existing cedar trees are located at the entrance on both sides of the accessway. The branches for these trees will be trimmed to a minimum of 8 feet in height. FINDING: Based on the analysis above, staff finds that the Visual Clearance Standards have been met. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 18 OF 23 Street and Utility Improvement Standards: Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the Tigard Development Code (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 residential street to have a 50-foot right-of-way width and a 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 North Dakota, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW south of the centerline adjacent to this site, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 25 feet from the centerline. The applicant's plans indicate that they will provide the ROW dedication. SW North Dakota is currently paved in this area and is fully improved to the east of this site and on the north side of the centerline. The existing improved segments of the roadway have a curb-to-centerline width of 17 feet. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The new improvements must be constructed to match the existing pavement widths; the applicant's plan indicates that their improvement will result in a 17-foot curb-to-centerline width. 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. The applicant's plan indicates that they will construct a concrete sidewalk along their frontage as a part of their half-street improvement. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-Sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line located in SW North Dakota Street. At present, the structure is connected to tie public sewer line. No further public sewer line improvements are necessary. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 19 OF 23 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The surrounding area is developed, but the street in front of this site is not fully improved. When the applicant completes their half-street improvement, they plan to install a catch basin at the east end of the improvement to collect the storm water runoff from the street. From there, they plan to extend a new 12-inch public storm line westerly in SW North Dakota Street to connect to an existing storm drainage line. 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 the Unified Sewerage agency in 1996 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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 plan indicates that the paved parking area will result in an increase of 960 square feet of impervious surface. The existing parking area is compacted gravel, which is considered 60% impervious, and covers an area of approximately 2,525 square feet. The newly configured parking area, which will now be paved, will be a total of 2,475 square feet in size. USA's standards include a provision that states that no detention is necessary for developments that are adding less than 5,000 square feet of impervious area. Therefore, since the net increase in impervious area on this site is only 960 square feet, no on-site detention is required for this project. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 20 OF 23 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW North Dakota Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110.00 lineal feet; therefore, the fee would be $3,025. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: This site is currently served from the public water system. No additional public water line work is necessary to support this development. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant will only increase the amount of impervious area on this site by 960 square feet. Since this is such a small amount, staff recommends payment of the fee in-lieu of water quality facility. Based upon a net increase of 960 square feet, the fee in-lieu will be $76. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. There will be no grading required for this project. Address Assignments: The City of Tigard is responsible for assignin addresses for parcels within the City of Tigard and within the Urban Service Boundary SB). An addressing fee in the amount of $30 per address shall be assessed. This fee s all be paid to the City prior to issuance of the building permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The owner or property manager is responsible for assigning suite numbers for their tenants. This information must then be given to the City so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the building permit, the NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 21 OF 23 applicant shall provide a suite layout map showing the proposed suite numbers. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project, the addressing fee will be $120 (4 units x $30/address = $120). Impact Study: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the impact the proposed development will have on the public. In order for the local street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. The applicant is required to construct 'A-street improvements along SW North Dakota Street. The applicant is required to pay for and construct their portion of the local street fronting the property. The required improvements provide for the share of local street improvements needed to serve this project in conjunction with the standard improvements that are required of all other properties. The properties to the east of the development site and across the street are Improved with curb and sidewalk. The only properties in this portion of the street that do not have curb and street improvements are this property and the property to the west. A transition from improved and unimproved streets creates a potentially hazardous situation. All residential developments are required to have approved access on a local street. Residents of a residential development on a local street utilize the local street network. Because a residential development on a local street is only contributing to improvements to their frontage, the local street improvement is proportional to the impact which that use has on the rest of the local street system. In other words, the applicant is only paying for their portion or segment of the local street system. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. The applicant has proposed to meet minimum standards. FINDING: Based on the analysis above, staff finds that the Impact Study requirements have been met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water District indicated that this area was not in their water service area, to contact the Tualatin Valley Water District. The City of Tigard Building Division provided the following comments: Applicant should review OSSC; Chapter 11, all units shall be adaptable on the main floor. Provide one (1) fire hydrant within 250 feet of all portions of the proposed construction. A Fire Department Connection shall be provided within 70 feet of the hydrant, and there are no provisions shown for parking lot drainage. The proposed use is a change of use construction, which will comply with the following: 1 . Seismic Upgrade 2. Energy Code Upgrade 3. Structural Upgrade 4. Applicant should review OSSC, Section 310 The City of Tigard Operations Department has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 22 OF 23 SECTION VIII. AGENCY COMMENTS No comments were received. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and 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 FEBRUARY 14, 2000, AND BECOMES EFFECTIVE ON MARCH 1, 2000, UNLESS AN APPEAL IS FILED. AAp e�al: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type Ill Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Ticard Community Development Code which provides that a written appeal together with he required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 3:30 PM ON FEBRUARY 29, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171 . /'- `/�ar�/1 __ February 14, 2000 PREPARED : j .:th=w Sc ' -•s a�� DATE ssistant Pla n � ;!'�,% e� z '2a�/' rZZ. ); February 14, 2000 PREPARED BY Richard H. Bewersdo DATE Planning Manager is\curpin\Mathew\sdr\SDR1999-00029.dec NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 23 OF 23 . . Li CUT Of 1;04.0 ;" i -1-- ; :..,•,,e. 1■=. ...4.-4.-4..._4_ .,• / .1 }- r.•:, ',II z SW NORTH DAKOTA STREET -I.-.....- I- f . , w Th -.1.-141414..gmg.,c__•.---_,;__ I! 2 _ ---1:14, Stiz- • 1 ......— r.1.14_ 16.1‘yrec4-■7..-r-A,...i .)...E.. -jpe, ..,,...,........_ 1.....8%A:MIL 1.? H -... . • _. - -. - : ...■ .:..fL3, ce ,0% ...--,-. ,20.x. i •1180114444, ' i I 4:, I < — I - . . 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':7.- ".,-' 4; - ,-.1.,..... ....,,Am...irt.....-, It • ma ot-I 1 zoomai A SITE PLAN 1 PURKEY 4-PLEX EXHIBIT MAP N SDR1999-00029 (map is not to scale) PrAVI CITY of TIGARD GEOGRAPHIC INFORMATION SYSTEM 1 \ , ill - VICINITY MAP Q . SDR 1999-00029 PURKEY SHADY LN 4-PLEX _� r ,fk &ea== SUBJEC IIIIIIIIIIIHIIIIIIIIIIIIIIIIII SITE �. �■ 1111 =ff.' �X ■: ■ ■■■■ UE•iLIiIJ V NORT-1 DAKOTA ST ■■, ,■ \v ` ■.1111 Mil f H_`Q=— — - N \ I a,- ■_ W 0 100 200 300 400 500 Feet Q 1•=381 feel 4 1! �¢ ■ A uro;■- w City of Tigard \��' -Q_ should be verified watts the lDevelopment location eesvices Division, IIII ' 13125 SW Hall Blvd ��_ Tigard,OR 97223 ,(�� f—--. H (503)539 rd 71ArA r4 O http:lM�ww.ci.OgaM.ar.us C`.grnmunity Development Plot date:Dec 28, 1999;C:lmagic\MAGIC03.APR NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 1999-00029 :!!a ADJUSTMENT (VAR) 2000-00004 , F TI CITY O OF TIOARD ADJUSTMENT (VAR) 2000-00005 Community(Deve(opment PURKEY 4-FLEX Shaping A Better Community 120 DAYS = 5/8/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PURKEY 4-PLEX CASE NOS.: Site Development Review (SDR) SDR1999-00029 Adjustment (VAR) VAR2000-00004 Adjustment (VAR) VAR2000-00005 PROPOSAL: The applicant has requested Site Development Review approval to convert a single-family dwelling into a multi-family 4-plex. A request for an Adjustment to cut and fill around existing trees since a cut of 2 feet is required behind the sidewalk on SW North Dakota Street. A second Adjustment is requested for the reduction of the side yard setback from 10 feet to 9 feet. The 9-foot setback is pre-existing due to the existing single-family use. APPLICANT: Diane E. Kociemba Purkey PLANNING Joe Walsh 12810 SW Walnut Street CONSULTANT: 1931 NW 113th Avenue Tigard, OR 97223 Portland, OR 97229 ENGINEER: Harris-McMonagle Associates 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also conditionally permitted. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA, Tax Lot 01902. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 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. 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 twenty-five cents (25 ) per page, or the current rate charged for copies at the time 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 FEBRUARY 14, 2000 AND BECOMES EFFECTIVE ON MARCH I , 2000, UNLESS AN APPEAL IS FILED. Appeal: 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 appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON FEBRUARY 29, 2000. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. 1 I ti .. 1111_. !, - - -- SW NORTH DAKOTA STREET --;�. 1, w -- -. , 1 R 2 — -,:`: ,1,,, ,... _.-. jam' T .'-' i Ii H ,JS.'-?t^+a— ___i ` Ii q .,.y .3. I a1 �';�lj_-_. _ ii.w_-- e .M.,.., 7 i e �.••••'' L1J , � �� 11 1 JDf_-1 � w 7'L'..^� ir YAM - ... // iS;, 0 '. ,i .c'. L a f,r,0 . 1 __112._.^ e .�...a. ,s..` z J ' � i a ♦..T.16 6.<.O< V...w. .tee 4. .yti Y ✓ Q CO.V4 ee > I..I I41-I 4.,,z3,0-1,117:-..--.:•::.[+�':�� = �.Iy ,e�. 0L S. I�-) ,-, / co..o<.su + & )51- 0 ew1 (�-wI �cw. �I U _ ...% COMM.. I ,..5 t_ x -- ...r .— e s 4:4:.7.1-. J ' SITE PLAN I PURKEY 4-PLEX EXHIBIT MAP N SDR1999-00029 (map i5 not to scale) J Ea , _—___.— L L VICINITY MAP I 1 — 'I SDRI999 00029 Mr, ' PURKEY _ 8/ND' 4-PLEX — I 1111= "mom is _ � iitii641111.. um 11.111 lihilkp ritalli II 1111 min 11���, ■ L -1,-.mm mim- 60/1111 obi --. ,� i Cary of Tipard :MI ' 7.4,4711•11 = rri �—• nn• � ip A. . .,r NI NOTICE TO MORTGAGEE, LIEN .DER, VENDOR OR SELLER: THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION SITE DEVELOPMENT REVIEW CITY TY O .TI OF TIGARD Community Development Shaping A Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: December 28, 1999 FILE NO.: SITE DEVELOPMENT REVIEW ISDRI 1999-00029 FILE NAME: PURKEY 4-PLEX PROPOSAL: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. 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 January 10, 2000. All comments should be directed to Mathew Scheidegger 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ 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; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTER THE 14 DAY COMMENT PE, J CLOSES, THE DIRECTOR SHALL ISSUE TYPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL 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. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ 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 property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. 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." w IN1 •I.r''I.■ CITY of TIGARD \ veoa,A..IC I.o..A.10..Y.rz. i / .._ VICINITY MAP 441 SDRI 999-00029 r. SHADY LN PURKEY 4-PLEX �� ■1 1h /t® `SUBJEC SITE ..'_ ■ mow ■,*�r�,, <17 ■ 11uu■ ■■i.,■II■II 011111._ .'.; i DAKOTA ,• �, Ill Itil! '_1 !1 _ __' ■ --II l it 1 ' 1- �� ii■ 0 i■ L_, � MO .0 ,I �, NMI 111.09.1.M Ak\ _ 'AI ■ •- > City orTi .e , is�ruII gill A /1, ; I I I - . . January 2, 2000 RECEIVED PLANNING JAN 0 4 2000 File No: Site Development Review (SDR) 1999-00029 CITY OF TIGARD File Name: PURKEY 4-PLEX Concerns of having this development next door to me are as follows: 1. The area of this dwelling is in an area on S.W. North Dakota that is mainly single family dwellings. 2. Parking is inadequate for tenants as well as guests. 3. Narrowing of the street in front of this residence. If anyone parks in front of this residence and a car is parked on the opposite side of the street, there is barely enough room to get through. 4. No sidewalks in front of this property. Je9Aelai-0/'‘Z a `- - Georgene A. Taylor 9580 S.W. North Dakota Tigard, OR 97223 JAUCH RECEIVED PLANNING 2038 NE ALBERTA PORTLAND, OREGON 97211-5896 JAN 0 4 2000 (503) 288-5593 Fax (503) 288-5595 CITY OF TIGARD Mathew Scheidegger Planning Division City of Tigard 13125 SW Hall Blvd. Tigard, OR 97223 December 30, 1999 Subject: Purkey, 9600 SW North Dakota, Tigard, OR; WCTM 1S135CA Tax Lot, 01902 Dear Mr. Scheidegger, My brother and I own the Bismarck Apartments at 9700-9718 SW North Dakota (two doors west of the above referenced address). This property has been a source of neighborhood tension for some years. We welcome any clean up that takes place even if the ownership remains unchanged. Our primary concern is parking coupled with a half street improvement(curbs and sidewalks). In the past individuals residing at this address have parked their garbage trucks and other vehicles in front of our property. Fortunately, the Tigard police were able to deal with the situation, but it was annoying. Increasing the density at this site can only compound the problem. Requiring a curb and sidewalk makes a major improvement to the street and provides additional parking in front of the property. This street parking, coupled with on site requirements will, hopefully, be adequate. We appreciate your attention and hope that the street improvements can be incorporated into the permit requirements. Sincerely, If'• Ro er . Jauch REQUEST FOR COMMENTS A CITY OF TIGARD Community(Development Shaping Better Community DATE: December 28,1999 TO: Michael Miller,Operations Utility Manager RECEIVED PLANNING FROM: City of Tigard Planning Division JAN 0 6 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: (5031 639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW(SDR)1999-00029 �PURKEY4-PLEX ',REQUEST: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JANUARY 10, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE 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. Written comments provided below: Vt-LYV5Se VAIAAVI (OA YE L 'bc 5-r tL cr 1 7 S / S t f r- // s d W 14 (Please provide the following information)Name of Person(s)Commenting: t4--(/ I Phone Number(sl: y S I SDR1999-00029 PURKEY 4-PLEX REQUEST FOR COMMENTS REQUEST FOR COMMENTS CITY OF TIGARD Community LDevelopment ShapingA Better Community DATE: December 28,1999 TO: Gary Lampella,Building Official RECEIVED PLANNING FROM: City of Tigard Planning Division JAN 2 0 2000 CITY OF TIGARD STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: 15031639-4111/Fax: (503)684-1291 SITE DEVELOPMENT REVIEW MDR)1999-00029 PURKEY 4-PLEI(� REQUEST: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AT YOUR EARLIEST CONVENIENCE. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE 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. Written comments provided below: V � (Please provide the fodowing information)Name of Person(s)Commenting: -q-C7orpe I Phone Number(s): y I SDR1999-00029 PURKEY 4-PLEX REQUEST FOR COMMENTS MEMORANDUM "11111T/\ CITY OF TIGARD, OREGON RECEIVED PLANNING TO: Buckwheat Scheidegger JAN 2 0 2000 CITY OF TIGARD FROM: Bob Poskin DATE: January 20, 2000 SUBJECT: Purkey 4-Plex—SDR 1999-00029 Comments: Occupancy—R-1 Construction—5N Sprinklers Required—Yes 9 - See OSSC, Appendix Chapter 914 Accessibility: Applicant should review OSSC, Chapter 11, all units shall be adaptable on the main floor. Fire: Provide one fire hydrant within 250' of all portions of the proposed construction. A Fire Department Connection shall be provided within 70' of the hydrant. Storm Water Runoff: There are no provisions shown for parking lot drainage. Structural: This is a change of use construction shall comply with the following: (a) Seismic Upgrade (b) Energy Code Upgrade (c) Structural Upgrade (d) Applicant should review OSSC, Section 310. AU, III' REQUEST FOR COMMENTS CITY OF TIGARD Community Development Shaping Better Community DATE: December 28,1999 TO: John Roy,Property Manager/Operations Department RECEIVED PLANNING FROM: City of Tigard Planning Division JAN 2 0 2000 STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: (5031639-4171/Fax: [5031684-7297 CITY OF TIGARD SITE DEVELOPMENT REVIEW[SDR)1999-00029 PURKEY 4-PLEX REQUEST: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: AT YOUR EARLIEST CONVENIENCE. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE 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. Written comments provided below: (2lease provide the folkqving information)Name of Person[sl Commenting: Phone Number[sl: SDR1999-00029 PURKEY 4-PLEX REQUEST FOR COMMENTS MEMORANDUM CITY OF TIGARD, OREGON DATE: February 3, 2000 TO: Matt Scheidegger, Assistant Planner FROM: Brian Rager, Development Review Engineer RE: SDR 1999-00029, Purkey 4-Plex Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030(E) requires a local residential street to have a 50-foot right-of-way width and a 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 North Dakota, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW south of the centerline adjacent to this site, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 25 feet from the centerline. The applicant's plans indicate that they will provide the ROW dedication. SW North Dakota is currently paved in this area and is fully improved to the east of this site and on the north side of the centerline. The existing improved segments of the roadway have a curb-to-centerline width of 17 feet. In order to mitigate the impact from this development, the applicant should construct a half- ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 1 street improvement adjacent to this site. The new improvements must be constructed to match the existing pavement widths; the applicant's plan indicates that their improvement will result in a 17-foot curb-to-centerline width. 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. The applicant's plan indicates that they will construct a concrete sidewalk along their frontage as a part of their half-street improvement. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line located in SW North Dakota Street. At present, the structure is connected to the public sewer line. No further public sewer line improvements are necessary. Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The surrounding area is developed, but the street in front of this site is not fully improved. When the applicant completes their half-street improvement, they plan ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 2 to install a catch basin at the east end of the improvement to collect the storm water runoff from the street. From there, they plan to extend a new 12-inch public storm line westerly in SW North Dakota to connect to an existing storm drainage line. 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 the Unified Sewerage agency in 1996 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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 plan indicates that the paved parking area will result in an increase of 960 square feet of impervious surface. The existing parking area is compacted gravel, which is considered 60% impervious, and covers an area of approximately 2,525 square feet. The newly configured parking area, which will now be paved, will be a total of 2,475 square feet in size. USA's standards include a provision that states that no detention is necessary for developments that are adding less than 5,000 square feet of impervious area. Therefore, since the net increase in impervious area on this site is only 960 square feet, no onsite detention is required for this project. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 3 • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW North Dakota Street. If the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110.00 lineal feet; therefore the fee would be $ 3,025.00. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: This site is currently served from the public water system. No additional public water line work is necessary to support this development. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 4 which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant will only increase the amount of impervious area on this site by 960 square feet. Since this is such a small amount, Staff recommends payment of the fee in-lieu of water quality facility. Based upon a net increase of 960 square feet, the fee in-lieu will be $ 76.00. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. There will be no grading required for this project. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard and within the Urban Service Boundary (USB). An addressing fee in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to the City prior to issuance of the building permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The owner or property manager is responsible for assigning suite numbers for their tenants. This information must then be given to the City so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the building permit, the applicant shall provide a suite layout map showing the proposed suite numbers. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project, the addressing fee will be $120.00 (4 units X $30/address = $120.00). ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 5 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF THE SITE AND/OR BUILDING PERMIT: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 1 . Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.ci.tigard.or.us). 2. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 3. Additional right-of-way shall be dedicated to the Public along the frontage of SW North Dakota to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 4. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW North Dakota Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 feet to match existing improvements adjacent to site; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-flex PAGE 6 D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; E. 5 foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW North Dakota Street in a safe manner, as approved by the Engineering Department. 5. Prior to issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and was calculated to be $ 76.00. 6. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$120.00. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 7. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance for said improvements. 8. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 9. The applicant shall either place the existing overhead utility lines along SW SW North Dakota Street underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the fee option is chosen, the amount will be $ 3,025.00 and it shall be paid prior to a final building inspection. r\eng\brianr\comments\sd r\sdrt 999-00029.bdr.doc ENGINEERING COMMENTS SDR 1999-00029 Purkey 4-Plex PAGE 7 . REQUEST FOR COMMENTS CITY O TIGARD Community cDeve(opment Shaping Better Community DATE: December 28,1999 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Mathew Scheidegger,Assistant Planner Phone: [5031639-4111/Fax: (5031684-1291 SITE DEVELOPMENT REVIEW ISDRI 1999-00029 PURKEY 4-PLEK� REQUEST: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. Attached is the Site Plan, Vicinity Map and Applicant's Statement for your review. From information supplied by various departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JANUARY 10, 2000. You may use the space provided below or attach a separate letter to return your comments. If you are unable to respond by the above date, please phone the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard, OR 97223. PLEASE 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. Written comments provided below: V (Please provide the foil-owing information)Name of Personlsl Commenting: I Phone Numberisl: I SDR1999-00029 PURKEY 4-PLEX REQUEST FOR COMMENTS CITY.TIGARD REQUEST FOR CONTS t NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPME r APPLICATIONS LCITArea: [CI [El [Sl [WI CITIZEN INVOLVEMENT TEAMS ID Place lor review In Library ClTBoats) FILE NOISJ.S'1{?/779= 7 FILE NAMEISI: -r k,y "F/�-\ CITY OFFICES LONG RANGE PLANNING/Nadine Smith,s pery so _COMMUNITY DVLPMNT.DEPT./Dvlpmnt Svcs Technicians _POLICE DEPT./Jim Wolf,Crime Prevent nn officer BUILDING DIVISION/Gary Lampella,Buddingoflcnl ENGINEERING DEPT./Brian Rager,onpmnl Revew Engineer WATER DEPT./Michael Miller,uudie,Manager CITY ADMINISTRATION/Cathy Wheatley,Gay Recorder _OPERATIONS DEPT./John Roy,property Manager _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE* _TUALATIN VALLEY WATER DISTRICT* _UNIFIED SWRGE.AGENCY Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N. First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE Irish Bunnell,Development Services PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton,OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&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 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator)CPwzoA) Larry French PO Box 2946 CITY OF KING CITY * Jennifer Budhabhatti,Regional Planner(wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powertines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N. First Avenue CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro.OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis(CPA) Lake Oswego,OR 97034 Scott King(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * Mike Borreson(Engineer) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental impacts) _Sonya Kazen,Development Review Coordinator Jim Tice(IGA) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) Tom Harry(General Apps.) Portland Building 106,Rm. 1002 2020 SW Forth Avenue,Suite 400 123 NW Flanders _Phil Healy(General Apps) 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 _Sr.Cartographer(CPNZCA)has la Portland,OR 97204 _Jim Nims(zCA)Ms 15 ODOT,REGION 1 -DISTRICT 2A * Doria Mateja(zcA)MS 14 Jane Estes,Perms Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES • _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern Santa Fe R/R Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Pat McGann (If Project is Wahn Y.Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,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 _PORTLAND GENERAL ELECTRIC . <,,,NW NATURAL GAS COMPANY _GENERAL TELEPHONE _ US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Dorney,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: 08030546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 TCI CABLE(Apps.E.ofHalVNof99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 INDICATES AUTOMAILCJLOIIJICAIION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h\pattyvnasters\Request For Comments Notification Listdoc (Revised: 2-Nov-99) CITY " 'TIGARD REQUEST FOR CO NTS rT lr66 a , / ' NOTIFICATION LIST FOR LAND USE&COMMUNITY DEVELOPME PLICATIONS 17' (//69/z CIT area: [C) [E1 [s1 [WI CITIZEN INVOLVEMENT TEAMS © Place for review In Library ClT Book(sl wrier FILE NOLS).: ,[) ' ' # ce FILE NAMEISJ: - - ' - at CITY OFFICES LONG RANGE PLANNING/Nadine Smith,s,pervaor COMMUNITY DVLPMNT.DEPT./Dwprnnw ssos TechnSano _POLICE DEPT./Jim Wolf,c,,,nePreventbn Off,ur . _--UILDING DIVISION/Gary Lampella,a,aa,gonstai _ENGINEERING DEPT./Brian Rager,DvIpmni RevKwEngtneer WATER DEPT./Michael Miller,UM,.Manager CITY ADMINISTRATION/Cathy Wheatley,coy Recorder OPERATIONS DEPT./John Roy,P.openyManager _OTHER SPECIAL DISTRICTS _TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE * _TUALATIN VALLEY WATER DISTRICT* _UNIFIED SWRGE.AGENCY Planning Manager Fire Marshall Administrative Office Julia Huffman/SWM Program 15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Street Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager 2501 SW First Avenue 775 Summer Street,NE _ Irish Bunnell,DevelopmentServres PO Box 369 PO Box 59 Salem,OR 97301-1279 PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Beaverton.OR 97076 OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&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 PO Box 23483 US ARMY CORPS.OF ENG. Durham,OR 97281-3483 _ Paulette Allen,Growth Management Coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. 333 SW First Avenue Mel Huie,Greenspaces Coordinator(CPA/ZOA) Larry French PO Box 2946 _CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 Portland,OR 97208-2946 City Manager Salem,OR 97301-2540 15300 SW 116th Avenue WASHINGTON COUNTY King City,OR 97224 _ OR.DEPT.OF ENERGY(Powerlines in Area) _OREGON DEPT.OF TRANS.(ODOT) Dept.of Land Use&Transp. Bonneville Power Administration Aeronautics Division 155 N.First Avenue _ CITY OF LAKE OSWEGO * Routing TTRC—Attn: Renae Ferrera Tom Highland,Planning Suite 350,MS 13 Planning Director PO Box 3621 3040 25th Street,SE Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 Salem,OR 97310 Brent Curtis(CPA) Lake Oswego,OR 97034 Scott King(CPA) OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Mike Borreson(Engineer) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Sonya Kazen,Development Review Coordinator _Jim Tice(IGA) David Knowles,Planning Bureau Dir. Regional Administrator _Carl Toland, Right-of-Way Section(vacations) _Tom Harry(General Apps.) Portland Building 106,Rm. 1002 2020 SW Forth Avenue,Suite 400 123 NW Flanders _Phil Healy(General Apps.) 1120 SW Fifth Avenue Portland,OR 97201-4987 Portland,OR 97209-4037 Sr.Cartographer(cPA2cA)MS t. Portland,OR 97204 Jim Nims(zcA)Ms 15 ODOT,REGION 1 -DISTRICT 2A * Doria Mateja(ZCA)MS 14 Jane Estes,Permit Specialist 5440 SW Westgate Drive,Suite 350 Portland,OR 97221-2414 UTILITY PROVIDERS AND SPECIAL AGENCIES PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe RJR Predecessor) Robert I. Melbo, President&General Manager 110 W. 10th Avenue Albany,OR 97321 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS _TCI CABLEVISION OF OREGON _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexatens only) Pat McGann (If Project is Wehin V.Mile of A Transit Route) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Michael Kiser,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 _PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY _GENERAL TELEPHONE _ US WEST COMMUNICATIONS Brian Moore,Svc.Design Consultant Scott Palmer Elaine Self,Engineering Lori Dorney,Engineering 9480 SW Boeckman Road 220 NW Second Avenue MC: 0R030546 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Tigard,OR 97281-3416 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _TCI CABLE(Apps E.ntHa1VN.of99W) Marsha Butler,Administrative Offices Joy-Gay Pahl,Demographs&Planning Dept. Diana Carpenter 13137 SW Pacific Highway 16550 SW Merlo Road 3500 SW Bond Street Tigard,OR 97223 Beaverton,OR 97006 Portland,OR 97232 INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/All CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). hApattyVnasterstRequest For Comments Notification List,doc (Revised: 2-Nov-99) , , A AFFIDAVIT OF MAILING cur/OF TIGARD Community Development Shaping(Better Community SVArlr,OE o ECO9V ) County of Washington )ss. City of Egad" ) I, cPatricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: PC heck Appropriate Box(s)Betaw) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: D AMENDED NOTICE (File No/Name Reference) City of Tigard Planning Director E3 NOTICE OF DECISION FOR: SDR1999-00029VAR2000-00004/VAR2000-00005 - PURKEY 4-PLEX AMENDED NOTICE (File No./Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: / C AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council ❑ NOTICE OF FINAL ORDER FOR: __1 I C, AMENDED NOTICE (File No/Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director Tigard Hearings Officer Tigard Planning Commission Tigard City Council ❑ NOTICE OF: (Type/Kind of Notice) FOR: (File NoiName Reference) (Date of Public Hearing.if applicable) A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, marKicrildlibli "A", was mailld to each gamed person(s) at the address(s) shown on the attached list(s), marked Exhibi 'B" on February_14 210 I`and d=•'sited • the United States Mail on February 14,2000, postage prepaid. t -r LA/ ' '(Pe . paredl\oti• Subscribed and sworn/affirmed before me on the /l day of hLy---- , 2000. / / _...� '/l /iG_ ' ' 41.•I. OFFICIAL.SEAL ' I , ' t ' I ; I I ' , I_r :,' SHERMAN S.CASPER \.,;j NOTARY PUBLIC-OREGON My Commission Expires:-711,/2063 COMMISSION COMMISSION M Y 003 FXHIRTT A • r. NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 1999-00029 ADJUSTMENT (VAR) 2000-00004 ADJUSTMENT (VAR) 2000-00005 pax 4111 CITY OF TIGARD Community Development PURKEY 4-PLEX Shaping Better Community 120 DAYS = 5/8/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PURKEY 4-PLEX CASE NOS.: Site Development Review (SDR) SDR1999-00029 Adjustment (VAR) VAR2000-00004 Adjustment (VAR) VAR2000-00005 PROPOSAL: The applicant has requested Site Development Review approval to convert a single-family dwelling into a multi-family 4-plex. A request for an Adjustment to cut and fill around existing trees since a cut of 2 feet is required behind the sidewalk on SW North Dakota Street. A second Adjustment is requested for the reduction of the side yard setback from 10 feet to 9 feet. The 9-foot setback is pre-existing due to the existing single-family use. APPLICANT: Diane E. Kociemba Purkey PLANNING Joe Walsh 12810 SW Walnut Street CONSULTANT: 1931 NW 113th Avenue Tigard, OR 97223 Portland, OR 97229 ENGINEER: Harris-McMonagle Associates 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also conditionally permitted. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA, Tax Lot 01902. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 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 of approval. The findings and conclusions on which the decision is based are noted in Section VI. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO THE ISSUANCE OF SITE/BUILDING PERMITS: Submit evidence of complying with the following conditions to the Planning Division. Staff contact: Mathew Scheidegger. 1 . Submit a plan to show that the handicap-parking stall meets the American's with Disabilities Act (ADA) requirements of a 9-foot stall and an 8-foot aisle. 2. Acquire Variance approval for the walkway location in front of the dwelling units. 3. Submit a revised landscaping plan showing alternative landscaping to meet the buffering and screening requirements, on the west side of the building. 4. Submit a detailed bicycle rack plan that is in conjunction with the bicycle rack design standards. 5. Submit a revised plan showing mitigation for all trees over 12 inches in diameter. 6. Submit a letter from a certified arborist indicating completion of the therapeutic treatment recommended by the applicant's arborist. 7. The Applicant will provide a site plan that addresses accessibility for collection vehicles, dimensional standards for storage areas, waterproofing, covered container areas, container materials and paving requirements for collection trucks. Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 8. Prior to issuance of a site and/or building permit, a public improvement permit and compliance agreement is required for this project. Five (5) sets of detailed public improvement plans and profile construction drawings shall be submitted for preliminary 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 improvement plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City' s web page (www.ci.tigard.or.us). 9. As a part of the public improvement plan submittal, the Engineering Department shall be provided with the exact legal name, address and telephone number of the individual or corporate entity who will be responsible for executing the compliance agreement (if one is required) and providing 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. 10. Additional right-of-way (ROW) shall be dedicated to the Public along the frontage of SW North Dakota Street to increase the right-of-way to 25 feet from the centerline. The description shall be tied to the existing right-of-way centerline. The dedication document shall be on City forms. Instructions are available from the Engineering Department. 11. The applicant's construction plans shall indicate that they will construct a half-street improvement along the frontage of SW North Dakota Street. The improvements adjacent to this site shall include: A. City standard pavement section from curb to centerline equal to 17 feet to match existing improvements adjacent to site; B. pavement tapers needed to tie the new improvement back into the existing edge of pavement shall be built beyond the site frontage; C. concrete curb, or curb and gutter as needed; D. storm drainage, including any off-site storm drainage necessary to convey surface and/or subsurface runoff; NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 2 OF 23 E. 5-foot concrete sidewalk; F. street trees behind the sidewalk spaced per TDC requirements; G. street striping; H. streetlights as determined by the City Engineer; underground utilities; J. driveway apron; and K. adjustments in vertical and/or horizontal alignment to construct SW North Dakota Street in a safe manner, as approved by the Engineering Department. 12. Prior to issuance of building permits, the applicant shall pay the fee in-lieu of constructing an on-site water quality facility. The fee is based on the total area of new impervious surfaces in the proposed development and was calculated to be $76. 13. Prior to issuance of the site and/or building permit, the applicant shall pay an addressing fee in the amount of$120. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL BUILDING INSPECTION: Submit to the Engineering Department (Brian Rager, 639-4171, ext. 318) for review and approval: 14. Prior to a final building inspection, the applicant shall complete the required public improvements, obtain conditional acceptance from the City, and provide a one-year maintenance assurance bond for said improvements. 15. Prior to a final building inspection, the applicant shall provide the City with as-built drawings of the public improvements as follows: 1) mylars, and 2) a diskette of the as-builts in "DWG" format, if available; otherwise "DXF will be acceptable. Note: if the public improvement drawings were hand-drawn, then a diskette is not required. 16. The applicant shall either place the existing overhead utility lines along SW North Dakota Street underground as a part of this project, or they shall pay the fee fee of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $27.50 per lineal foot. If the fee option is chosen, the amount will be $3,025 and it shall be paid prior to a final building inspection. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site History: A search of the city records show a Home Occupation Permit was issued in 1992 for a construction clean-up business. No other land use approvals were found to have been granted for this property. Vicinity Information: The subject site is located on the south side of SW North Dakota Street, east of SW Greenburg Road. Site Information and Proposal Description: The property is currently vacant. The property is located on the south side of SW North Dakota Street, east of SW Greenburg Road; WCTM 1 S135CA, Tax Lot 01902. The applicant is proposing to convert a single-family dwelling into a multi-family 4-plex. SECTION IV. SUMMARY OF APPLICABLE REVIEW CRITERIA A. Specific SDR Approval Criteria 18.360 NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 3 OF 23 B: Applicable Development Code Standards 18.370 Variances and Adjustments) 18.510 Residential Zoning District) 18.705 Access Egress and Circulation) 18.715 Density Computations) 18.730 Exceptions to Development Code Standards) 18.745 Landscaping and Screening) 18.755 Mixed Solid Waste and Recyclable Storage) 18.765 Off-Street parking and loading requirements) 18.790 Tree Removal) 18.795 Visual Clearance) C. Street and Utility Improvement Standards 18.810 D. Impact Study 18.390 SECTION V. COMMENTS FROM NEIGHBORING PROPERTY OWNERS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. Two (2) letters were received addressing parking concerns, curbs, and sidewalks. Staff response: The applicant is required to provide 6 parking stalls on the property and as a condition of approval to this decision, to install half-street improvements (curb and sidewalks). SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS Site Development Review — Approval Standards: Section 18.360.090(A)(1) Compliance with all of the applicable requirements of this title including Chapter 18.800, Street and Utility Standards. The proposed project complies with the Comprehensive Plan's Medium-Density Residential for the subject property because it complies with the applicable provisions of the Community Development Code, which implement the plan. Compliance with the majority of specific regulations and standards will be addressed further within this decision. SPECIFIC SITE DEVELOPMENT REVIEW (SDR) APPROVAL CRITERIA: The proposal contains no elements related to the following Code Chapters which are also listed under Section 18.360.090.A.1: 18.350 (Planned Developments), 18.715 (Density Computations), or 18.750 (Manufactured/Mobile Home Regulations) These Chapters are, therefore, found to be inapplicable as approval standards, and are not discussed in this decision. Relationship to the Natural and Physical Environment: Buildings shall be: Located to preserve existing trees, topography and natural drainage where possible based upon existing site conditions; Located in areas not subject to ground slumping or sliding; Located to provide adequate distance between adjoining buildings for adequate light, air circulation, and fire-fighting; and Trees shall be preserved to the extent possible. Replacement of trees is subject to the requirements of Chapter 18.790, Tree Removal. All changes to the existing structure are interior, location is not a factor with this application. The site plan however shows additional changes to the parking lot configuration, sidewalks and street improvements and relocation of existing vegetation and tree removal. Tree removal will be discussed later in this decision. Exterior Elevations: Along the vertical face of single-family attached and multiple-family structures, offsets shall occur at a minimum of every 30 feet by providing any two of the following: Recesses, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet.; NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 4 OF 23 Extensions, e.g., decks, patios, entrances, floor area, of a minimum depth of eight feet, a maximum length of an overhang shall be 25 feet; and Offsets or breaks in roof elevations of three or more feet in height. The subject structure contains entrances as offsets on the front façade of the building which meet the minimum of one every 30 feet. Patios and decks at least nine feet in depth are located on the rear side of the building, which meet minimum requirements, and the roof has offsets in excess of three feet in height. Buffering, Screening and Compatibility Between Adjoining Uses: Buffering shall be provided between different types of land uses, for example, between single-family and multiple-family residential, and residential and commercial uses, and the following factors shall be considered in determining the adequacy of the type and extent of the buffer: 1.) The purpose of the buffer, for example to decrease noise levels, absorb air pollution, filter dust, or to provide a visual barrier; 2.) The size of the buffer required to achieve the purpose in terms of width and height; 3.) The direction(s) from which buffering is needed; 4.) The required density of the buffering; and 5.) Whether the viewer is stationary or mobile. On site screening from view of adjoining properties of such things as service and storage areas, parking lots, and mechanical devices on roof tops, i.e., air cooling and heating systems, shall be provided and the following factors will be considered in determining the adequacy of the type and extent of the screening. The site plan shows the parking lot of the 4-plex to be screened from the adjoining property to the east with an approximately 6-foot-high fence which runs the length of the property, and 21 feet of buffering. The buffering includes: 5, 1-gallon Laurel Hedges, re-planted Rhododendrons and one (1) plum tree. On the west side of the property, screening includes: 9, Laurel Hedges, one (1) plum tree, 5 re-planted Rhododendrons, and an approximately 6-foot-high fence running the length of the property. No mechanical devices are proposed or conditioned to be placed on the roof top. Therefore, screening of the roof top will not be required. Privacy and Noise: multi-family or group living uses: states that structures, which include residential dwelling units, shall provide private outdoor areas for each ground floor unit, which is screened from, view by adjoining units. States that buildings shall be oriented in a manner, which protects private spaces on adjoining properties from view and noise; On-site uses which create noise, light, or glare shall be buffered from adjoining residential uses. Buffers shall be placed on the site as necessary to mitigate noise, light or glare from off-site sources. According to the site plan, each unit includes a private outdoor area which is protected by either a solid wall or screen wall. No new buildings are proposed to be constructed and noise-producing uses have not been proposed by the applicant. Buffering and screening are addressed under the buffering and screening section of this decision. Private Outdoor Area: multi-family use: Private open space such as a patio or balcony shall be provided and shall be designed for the exclusive use of individual units and shall be at least 48 square feet in size with a minimum width dimension of four feet. 1.) Balconies used for entrances or exits shall not be considered as open space except where such exits or entrances are for the sole use of the unit.; and 2.) Required open space may include roofed or enclosed structures such as a recreation center or covered picnic area. Wherever possible, private outdoor open spaces should be oriented toward the sun; and private outdoor spaces shall be screened or designed to provide privacy for the users of the space. According to the site plan, each unit is accompanied with it's own private open space. The smallest space is 120 square feet in size and 10 feet wide. All open spaces are oriented to the south toward the sun and are used for the primary purpose of open space. Each unit has a separate entrance and exit. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 5 OF 23 Shared Outdoor Recreation Areas: multi-family use: In addition to the requirements of subsections 5 and 6 above, usable outdoor recreation space shall be provided in residential developments for the shared or common use of all the residents in the following amounts. Studio up to and including two-bedroom units, 200 square feet per unit; and three or more bedroom units, 300 square feet per unit. The required recreation space may be provided as follows; It may be all outdoor space; or It may be part outdoor space and part indoor space; for example, an outdoor tennis court, and indoor recreation room; or it may be all public or common space; or it may be part common space and part private; for example, it could be an outdoor tennis court, indoor recreation room and balconies on each unit; and where balconies are added to units, The common area of the rear of the property is shared with each unit and includes grassed areas, patio and an outdoor fireplace. The shared area contains 7,500 square feet. The required common space needed for this application is 900 square feet. Therefore, this standard has been met. 100-Year Floodplain: Where landfill and/or development is allowed within and adjacent to the 100-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenway adjoining and within the floodplain. This area shall include portions at a suitable elevation for the construction of a pedestrian/bicycle pathway within the floodplain in accordance with the adopted pedestrian/bicycle plan. The property is not located within the 100-year floodplain. Demarcation of Public, Semi-Public and Private Spaces for Crime Prevention: The structures and site improvements shall be designed so that public areas such as streets or public gathering places, semi-public areas and private outdoor areas are clearly defined to establish persons having a right to be in the space, to provide for crime prevention and to establish maintenance responsibility. These areas may be defined by, but not limited to, (1) A deck, patio, low wall, hedge, or draping vine, (2) A trellis or arbor; (3) A change in elevation or grade, (4) A change in the texture of the path material, (5) Sign; or (6) Landscaping. The common and private open space areas are separated by the public with 2 wood gates located on both the east and west sides of the structure. The private open space areas for the individual units are separated by screen walls. Therefore, this standard has been satisfied. Crime Prevention and Safety: Section 18.360.090.10 requires windows shall be located so that areas vulnerable to crime can be surveyed by the occupants; Interior laundry and service areas shall be located in a way that they can be observed by others; Mail boxes shall be located in lighted areas having vehicular or pedestrian traffic; The exterior lighting levels shall be selected and the angles shall be oriented towards areas vulnerable to crime; and light fixtures shall be provided in areas having heavy pedestrian or vehicular traffic and in potentially dangerous areas such as parking lots, stairs, ramps and abrupt grade changes. Fixtures shall be placed at a height so that light patterns overlap at a height of seven feet, which is sufficient to illuminate a person. According to the applicant and the site plan, all windows for the ground level units are oriented toward the parking lot and laundry room. Mail service is provided to the units instead of a centralized mailbox. A light fixture will be located at the sidewalk on the east side of the parking lot. Public Transit: Provisions within the plan shall be included for providing for transit if the development proposal is adjacent to existing or proposed transit route; the requirements for transit facilities shall be based on: the location of other transit facilities in the area; and the size and type of the proposal. The following facilities may be required after City and Tri-Met review: bus stop shelters; turnouts for buses; and connecting paths to the shelters. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 6 OF 23 Southwest North Dakota Street is not a transit street, therefore, no provisions for public transit are necessary. Landscaping Plan: All landscaping shall be designed in accordance with the requirements set forth in Chapter 18.100; In addition to the open space and recreation area requirements of subsections 5 and 6 above, a minimum of 20 percent of the gross area including parking, loading and service areas shall be landscaped; and a minimum of 15 percent of the gross site area shall be landscaped. This requirement has been satisfied as the applicant has submitted a plan indicating the number, type, and location of existing and proposed shrubs to screen the area. According to the site plan, 60 percent of the site will be landscaped. Drainage: All drainage plans shall be designed in accordance with the criteria in the adopted 1981 master drainage plan. Drainage plans are included with this application which conform to City of Tigard standards. Disabled Parking: Section 18.360.090.14 requires all facilities for the disabled shall be designed in accordance with the requirements set forth in ORS Chapter 447. For this project, one (1) disabled parking space is required and provided for on the site plan. Underlying Zoning Provisions: Section 18.360.090(A).15 states that all of the provisions and regulations of the underlying zone shall apply unless modified by other sections or this title, e.g., Planned Developments. Chapter 18.350; or a variance or adjustment granted under Chapter 18.370. The parcel was originally developed as a single-family dwelling and complied with all of the standards set forth in the R-12 zoning district. A single-family dwelling in the R-12 zone needs only a 5-foot side yard setback. Changing the use to a multi-family four-plex requires a 10-foot side yard setback. Because the west side of the structure only has a 9-foot setback, an adjustment has been granted (see Variance and Adjustment standards below). FINDING: Based on the analysis above, staff finds that the Specific SDR approval criteria have been met. Variances and Adjustments: Adjustments to landscaping requirements: Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: The ground within the drip-line is altered merely for drainage purposes; and It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant has requested an adjustment to cut and fill around existing street trees since a cut of about 2 feet is required behind the proposed sidewalk on SW North Dakota Street. The applicant has provided a certified arbonst report addressing the tree removal and protection measures needed for tree care and preservation. The arborist has indicated that protective fencing needs to be erected out to the drip line for the trees to be preserved. Therefore, the area out to the drip-line will not be altered in any way. The arborist has also included a preservation program for the trees to saved by therapeutic treatment consisting of, "inground injections of MycorTree and PHC products which will increase root growth, reduce risk of root loss due to water stress, prevent decline of roots due to root damage, and improve survival." NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 7 OF 23 Development Adjustments: The following Adjustments: adjustment will be granted by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria contained in Subsection B2 below: Interior setbacks. Up to a 25% reduction of the dimensional standards for the side and rear yard setbacks required in the base zone. Approval criteria: A demonstration that the adjustment requested is the least required to achieve the desired affect; The applicant has requested an adjustment to the side yard setback on the west side of the subject property from 10 feet to 9 feet. The "desired effect" is to meet the setback standards of a multi-family dwelling in the R-12 zone. This is the least required to achieve the effect due to the pre-existence of the dwelling. The adjustment will result in the preservation of trees, if trees are present in the development area; No trees are impacted by the proposal. Therefore, this standard does not apply. The adjustment will not impede adequate emergency access to the site; The adjustment will affect the west side yard setback only. Emergency access from the public street fronting the property will not be affected. There is not a reasonable alternative to the adjustment, which achieves the desired affect. As noted above, the desired affect is to meet the setback standards of a multi-family dwelling in the R-12 zone. There are no alternatives to the proposed adjustment. FINDING: Based on the analysis above, staff finds that the Variance and Adjustment standards have been met. Dimensional Requirements (18.510): The C-P Zoning District standards are contained in Table 18.520.2. STANDARD R-12 Existing Parcel Minimum Lot Size 3,050 sq. ft 17,600 sq. ft - Detached unit - - Boarding, lodging, rooming house - Minimum Lot Width None 110 ft Minimum Setbacks - Front yard 20 ft. 40 ft. - Side facing street on corner & through lots 20 ft. N/A - Side yard 10 ft. 9 ft. - Rear yard 20 ft. 75 ft. - Side or rear yard abutting more restrictive zoning district 30 ft. N/A - Distance between property line and garage entrance 20 ft. N/A Maximum Height 35 ft >35 ft. Maximum Site Coverage [2] 80 % 25% Minimum Landscape Requirement 20 % 60% NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 8 OF 23 According to the table above, the proposed conversion of the property from a single-family to a 4-plex multi-family dwelling complies with dimensional standards of the R-12 zone with the approved adjustment for the western side yard setback. Access, Egress and Circulation (18.705): 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. The property owner will be required to maintain the subject site's access, egress, or circulation. Access Plan Requirements: 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 shall 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 access, egress and circulation requirements that are to scale. Staff has reviewed the site plan and found it consistent with the criteria found in this chapter. Joint Access: Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 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. Joint access is not proposed nor required for this application. Due to the layout of the property and the adjoining properties, joint access would not be beneficial to property owners or to the City. Public Street Access: All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. All access and egress connect directly to SW North Dakota Street which is approved by the City of Tigard for public use. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be discussed under Section 18.810 later in this decision. Required Walkway Location: Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets, which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 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, and common open space and recreation facilities; Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 9 OF 23 distances no greater than 36 feet if appropriate landscaping, pavement markings or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 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 public use pathways may be provided only if such pathways are provided in addition to required pathways. The site-plan indicates all units will have access to a 4-foot walkway that parallels the building that gives all units access to the parking lot and access to the rear of the property to the common space. The walkway will not be constructed between new and existing developments and neighboring developments because the subject property is surrounded by single-family homes. The walkway is not proposed or required to cross the parking area for this project. The farthest parking stall away from the proposed walkway is 19 feet. The walkway is pre-existing and has been constructed with hard surface material. Inadequate or Hazardous Access: Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: • Would cause or increase existing 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. Direct individual access to arterial 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. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. The proposed accessway does not increase hazardous traffic conditions, is 24 feet wide, which exceeds minimum access widths for fire safety and there are no hazardous conditions which would constitute a danger to the public health and general welfare of surrounding residents. Southwest North Dakota Street is not an arterial or collector street, therefore, access to SW North Dakota Street is allowed by this standard. Residents of the proposed 4-plex will not be required to back onto SW North Dakota Street due to the layout of the parking lot, which also satisfies this standard. Minimum Access Requirements for Residential Use: Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than as provided in Table 18.705.1 and Table 18.705.2; Vehicular access to multi- family structures shall be brought 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. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 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 circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; the maximum cross slope of a required turnaround is 5%. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Where permitted, minimum 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. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 10 OF 23 The proposed project is a 4-unit, multi-family dwelling unit which will require one (1) driveway a minimum of 30 feet in width with 24 feet of pavement. The site plan indicates a 30-foot-wide access with 24 feet of paving. The access drive and parking lot is within 50 feet of the ground floor entrance of all of the units, and the drive will be maintained in accordance with the provisions of the Uniform Fire Code. The access drive is not in excess of 150 feet. Therefore, no fire apparatus turn-around will be required. No vehicle turn-outs will be required because the driveway does not exceed 200 feet, and the drive does not approach an arterial or a collector. The "minimum access requirements for commercial and industrial use" section does not apply to the proposed 4-plex because the project is zoned medium-density residential. Therefore, the section will not be discussed in this decision. FINDING: Based on the analysis above, staff finds that the Access, Egress, and Circulation Standards have been met. Density Computations (18.715): Calculating maximum number of residential units: Section 18.715.020(B) states that 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. The minimum square footage per unit in the R-12 zone is 3,050 square feet. The site's net area divided by 3,050 square feet equals a maximum of 5 units allowed for this site. The minimum number of units allowed for this site is 80% of 5 units or 4 units. This proposal meets the minimum requirement of the 4 units allowed. Therefore, the residential density standards will not be addressed in this decision. FINDING: Based on the analysis above, staff finds that the Density Computation standards have been met. Exceptions to Development Standards (18.730): To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: Buildings with windowed walls facing buildings with windowed walls shall have a 25-foot separation; Buildings with windowed walls facing buildings with a blank wall shall have a 15-foot separation; Buildings with opposing blank walls shall have a 10-foot separation; Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections; and buildings with courtyards to maintain separation of opposing walls as listed in Subsections 1-3 above for walls in separate buildings. 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. Driveways, parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the Uniform Building Code requirements. There is only one building involved. Therefore, no windows of the proposed 4-plex will be facing any other building except for surrounding single-family residents. The parking lot at its closest point to the house is 8 feet. According to the Code above, parking lots shall be separated from living room windows by at least 10 feet. The unit that the parking lot is closest to abuts a bedroom, not a living room. Therefore, this section does not apply. The walkway running parallel to the proposed 4-plex is not 5 feet away from the building. The applicant will be conditioned to submit a variance application for the walkway since the request was not submitted with the application. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 11 OF 23 FINDING: Based on the analysis above, staff finds that the Exceptions to Development Standards have not been met. If the applicant complies with the condition specified below, staff can determine that the standards have been met. CONDITION: Provide findings and acquire variance approval for the walkway in front of the dwelling units. Landscaping and Screening (18.745): Street Trees: Section 18.745.040 states that all development projects fronting on a public street shall be required to plant street trees in accordance with Section 18.745.040.C. Section 18.745.040.0 requires that street trees be spaced between 20 and 40 feet apart depending on the size classification of the tree at maturity (small, medium or large). Three (3) existing cedar trees will be retained along SW North Dakota Street. These trees are over 40 feet tall and are well within the required spacing standards for the large tree requirement. An Adjustment has been granted to cut and fill around existing trees. A 2-foot cut is required behind the proposed sidewalk to be constructed along SW North Dakota Street. General Provisions: It is the intent that these requirements shall 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 safety of pedestrians and vehicles; Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type 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 installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. The site plan meets the buffering and screening requirements except for the 9-foot setback along the west property line to the existing unit. The buffering requirement calls for a 10-foot buffer around the southern half of the property. According to Code Section 18.745.050 (A)(3), the Director may approve a detailed screening plan of the same degree of screening as required by this Code. The applicant will be conditioned to submit a revised plan showing alternative landscaping to meet the buffering and screening requirements on the west side of the building. There are two different buffer areas required with this project. One is adjacent to and south of the existing building, and the other is the area adjacent to the parking area. The existing building will be a multi-family use and is adjacent to an existing single-family use to the east, south and west. This requires a Buffer Matrix "A" screening which includes a 10-foot buffer with lawn or living groundcover. The site plan reflects this requirement. The parking lot abuts a single-family use to the east and west which requires a Buffer Matrix "C" screening. Since this area already includes an approximate 5-foot-high fence on the property line, the `C-2" option is applicable. This includes a buffer of 8 feet in width with trees on a 15-foot minimum spacing, including shrubs. The site plan provides for one (1) Laurel Hedge along the fence and one (1) plum tree to be planted in accordance with Section 18.745.050(B). The property is fenced in on the east, south, and west side. According to the Code, fences and walls shall be constructed of materials commonly used such as wood, stone, or brick. The east and west fences are constructed out of wood and an 8-foot chain link fence with wooden slats is located on the south property line. The east and west wooden fences are both 6 feet in height. Screening: Special Provisions: NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 12 OF 23 Screening and Landscaping of Parking and Loading Areas: Screening of parking and loading areas is required. The specifications for this screening are as follows: Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; 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 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 guard or curb. Screening of service facilities, except for one- family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area. Any public facility 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. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code. Screening of refuse containers, except for one- and two-family dwellings, any refuse container or refuse 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 contained within the screened area. The applicant has submitted a landscape plan that shows approximately 13 Rhododendrons located along the frontage of the site to be removed and relocated around the new parking lot. The parking lot abuts a single-family use to the east and west, which requires a Buffer Matrix "C' screening. According to the site-plan, a 6-foot wood fence already exists and 20 feet of separation between the parking lot and the adjoining property on the east side. In order to meet the buffering requirement in full, the applicant proposes to plant 5, 1-gallon Laurel Hedges and one (1),10-inch in diameter plum tree. The west side of the parking lot is screened from adjoining properties by an approximately 5-foot-high wood fence, 8 feet of setback, 9 Rhododendrons, and one (1), 10-inch diameter plum tree. The refuse container is screened on the east side of the property and screened by a 5-foot-high gate and wood fence along the east property line. FINDING: Based on the analysis above the Landscaping and Screening Standards have not been adequately addressed. If applicant complies with the condition below, the standards will be met. CONDITION: Submit a revised landscaping plan showing alternative landscaping to meet the buffering requirements, on the west side of the building. Mixed Solid Waste and Recyclable Storage (18.755): Chapter 18.755 states that the applicant shall choose one of the following four methods to demonstrate compliance: Minimum standards; Waste assessment; Comprehensive recycling plan; or Franchised hauler review and sign-off. The applicant has not provided information pertaining to any one of the four methods to demonstrate compliance with this chapter. Therefore, the applicant will be required to address one of the four methods mentioned above. Location Standards: To encourage its use, the storage area for source-separated recyclable shall be co- located with the storage area for residual mixed solid waste; The site plan shows all refuse containers and apparatus associated with recyclable materials to be located in one centralized location. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 13 OF 23 Indoor and outdoor storage areas shall comply with Uniform Building and Fire Code requirements; Uniform Building and Fire Code standards will be review at time of building permit issuance. Storage area space requirements can be satisfied with a single location or multiple locations, and can combine both interior and exterior locations. The site plan shows all storage of mixed solid waste and recyclable storage to be located within one centralized exterior location. Exterior storage areas can be located in central and visible locations on a site to enhance security for users. The site plan shows the mixed solid waste and recyclable storage area to be centralized on the east side of the structure, which is visible from the common area of the rear yard. Exterior storage areas can be located in a parking area, if the proposed use provides at least the minimum number of parking spaces required for the use after deducting the area used for storage. The site plan indicates the mixed solid waste and recyclable storage area to be located on the east side of the property. Therefore, this standard does not apply. The storage area shall be accessible for collection vehicles and located so that the storage area will not obstruct pedestrian or vehicle traffic movement on the site or on public streets adjacent to the site. The storage area is not accessible for collection vehicles. According to the site plan, collection personnel will need to cross required landscaping to access the storage area. The storage area however does not obstruct pedestrian or vehicle traffic. The applicant will be required to resubmit a plan showing accessibility for collection vehicles. Design Standards: The dimensions of the storage area shall accommodate containers consistent with current methods of local collection; The site plan does not show dimensional standards of the storage area to accommodate containers consistent with current methods of local collection. Therefore, the applicant will be required to submit a plan showing that the dimensional standards of the storage area accommodate containers consistent with current methods of local collection. Storage containers shall meet Uniform Fire Code standards and be made and covered with waterproof materials or situated in a covered area; Uniform Fire Code standards will be review at time of building permit issuance. The storage containers will be covered with waterproof materials or situated in a covered area. Therefore, the applicant will be required to submit a site plan showing the container to be covered with waterproof materials or situated in a covered area. Exterior storage areas shall be enclosed by a sight-obscuring fence wall, or hedge at least six feet in height. Gate openings which allow access to users and haulers shall be provided. Gate openings for haulers shall be a minimum of 10 feet wide and shall be capable of being secured in a closed and open position; The storage area is enclosed by a six-foot fence and is sight-obscured by a gated entrance that allows access to users and haulers. Storage area(s) and containers shall be clearly labeled to indicate the type of materials accepted. The applicant has not provided details of the storage area. Therefore the applicant will be required to submit a plan indicating the type of materials accepted in each container. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 14 OF 23 Access Standards: Access to storage areas can be limited for security reasons. However, the storage area shall be accessible to users at convenient times of the day, and to collection service personnel on the day and approximate time they are scheduled to provide collection service; The applicant has not indicated nor is the applicant required to show that access to the storage area will be limited for security reasons,. Therefore, this standard does not apply. Storage areas shall be designed to be easily accessible to collection trucks and equipment, considering paving, grade and vehicle access. A minimum of 10 feet horizontal clearance and eight feet of vertical clearance is required if the storage area is covered. The site plan does not address accessibility for collection trucks. Therefore the applicant will be conditioned to submit a plan addressing accessibility for collection trucks. Storage areas shall be accessible to collection vehicles without requiring backing out of a driveway onto a public street. If only a single access point is available to the storage area, adequate turning radius shall be provided to allow collection vehicles to safety exit the site in a forward motion. The site plan does not provide an access point to the storage area. Therefore, the applicant will be required to submit a plan addressing access to the storage area. FINDING: Based on the analysis above the Mixed Solid Waste and Recyclable Storage standards have not been adequately addressed. If applicant complies with the condition below, the standards will be met. CONDITION: The Applicant will provide a site plan that addresses accessibility for collection vehicles, dimensional standards for storage areas, waterproofing, covered container areas, container materials and paving requirements for collection trucks. Off-Street Parking and Loading: (18.765): Access Drives: With regard to access to public streets from off-street parking: access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; the number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; access drives shall be clearly and permanently marked and defined through use of rails, fences walls or other barriers or markers on frontage not occupied by service drives; access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; access drives shall be improved with an asphalt or concrete surface; and excluding single-family and duplex residences, except as provided by service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. The access drive has been addressed previously in this decision. The site plan shows the access drive and the parking stalls to be asphalt. Loading and unloading driveway standards do not apply because the site is not designed for accommodating more than 25 people at a time, and on-site vehicle stacking is not addressed because the use does not include a drive- in. Curb Cuts: Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts will be addressed in Section 18.810 of this decision. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 15 OF 23 Pedestrian Access: Pedestrian access through parking lots shall be provided in accordance with Section 18.705.030F. Where a parking area or other vehicle area has a drop-off grade separation, the property owner shall install a wall, railing, or other barrier which will prevent a slow-moving vehicle or driverless vehicle from escaping such area and which will prevent pedestrians from walking over drop-off edges. This standard has been discussed previously in this decision. Parking Lot Landscaping: Parking lots shall be landscaped in accordance with the requirements of Chapter 18.745. This standard has been discussed earlier in this decision. Parking lot Striping: Except for single-family and duplex residences, any area intended to be used to meet the off-street parking requirements as contained in this chapter shall have all parking spaces clearly marked; and all interior drives and access aisles shall be clearly marked and signed to show direction of flow and maintain vehicular and pedestrian safety. The site plan shows the parking area to be clearly marked. Therefore, this criterion has been satisfied. Wheel Stops: Parking spaces along the boundaries of a parking lot or adjacent to interior landscaped areas or sidewalks shall be provided with a wheel stop at least four inches high located three feet back from the front of the parking stall. The front three feet of the parking stall may be concrete, asphalt or low lying landscape material that does not exceed the height of the wheel stop. This area cannot be calculated to meet landscaping or sidewalk requirements. Wheel stops are provided for all of the parking stalls and are not calculated to meet landscaping or sidewalk requirements. Drainage: Off-street parking and loading areas shall be drained in accordance with specifications approved by the City Engineer to ensure that ponds do not occur except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. This standard is discussed under Street and Utility Improvement Standards. Lighting: Lights providing to illuminate any public or private parking area or vehicle sales area shall be arranged to direct the light away from any adjacent district. The applicant has proposed lighting near the handicap stall. Signs: Signs which are placed on parking lots shall be designed and installed in accordance with Chapter 18.780. The applicant has not proposed any signs. In any event, a separate sign permit will be required from the Development Services Technicians if any signs are proposed, which will be reviewed for compliance with the standards at that time. Space and Aisle Dimensions: Section 18.765.040.N states that: "except as modified for angled parking in Figures 18.765.1 and 18.765.2 the minimum dimensions for parking spaces are: 8.5 feet x 18.5 feet for a standard space and 7.5 feet x 16.5 feet for a compact space; aisles accommodating two direction traffic, or allowing access from both ends, shall be 24 feet in width. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 16 OF 23 The applicant's plans indicate the standard parking spaces will be 8.5 feet by 18.5 feet. Two (2) of the stalls will be considered compact stalls which are 7.5 feet by 16.5 feet, which is within the parameters of this section of the Code. Bicycle Parking Location and Access: Section 18.765.050 states bicycle parking areas shall be provided at locations within 50 feet of primary entrances to structures; bicycle parking areas shall not be located within parking aisles, landscape areas or pedestrian ways; outdoor bicycle parking shall be visible from on-site buildings and/or the street. When the bicycle parking area is not visible from the street, directional signs shall be used to located the parking area; and bicycle parking may be located inside a building on a floor which has an outdoor entrance open for use and floor location which does not require the bicyclist to use stairs to gain access to the space. Exceptions may be made to the latter requirement for parking on upper stories within a multi-story residential building. The site plan indicates that the bicycle parking area is within 50 feet of the primary entrances to the proposed 4-units. Bicycle parking is not located within parking aisles and is visible from the on-site units and the street. Bicycle Parking Design Requirements: Section 18.765.050.C. The following design requirements apply to the installation of bicycle racks: The racks required for required bicycle parking spaces shall ensure that bicycles may be securely locked to them without undue inconvenience. Provision of bicycle lockers for long-term (employee) parking is encouraged but not required; bicycle racks must be securely anchored to the ground, wall or other structure; bicycle parking spaces shall be at least 21/2 feet by six feet long, and, when covered, with a vertical clearance of seven feet. An access aisle of at least five feet wide shall be provided and maintained beside or between each row of bicycle parking; each required bicycle parking space must be accessible without moving another bicycle; required bicycle parking spaces may not be rented or leased except where required motor vehicle parking is rented or leased. At-cost or deposit fees for bicycle parking are exempt from this requirement; and areas set aside for required bicycle parking must be clearly reserved for bicycle parking only. Outdoor bicycle parking facilities shall be surfaced with a hard surfaced material, i.e., pavers, asphalt, concrete or similar material. This surface must be designed to remain well drained. The applicant has not provided a detail of the bike rack to be used, therefore, staff is unable to confirm that this standard is met. Minimum Bicycle Parking Requirements: The total number of required bicycle parking spaces for each use is specified in Table 18.765.2 in Section 18.765.070.H. In no case shall there be less than two bicycle parking spaces. According to Table 18.765.2, the site-plan provides 2 bicycle parking stalls. The Code requires 1.0 stall for every 2.0 units. The proposed application is for 4-units. Therefore, this standard has been met. Minimum Off-Street Parking: Section 18.765.070.H states that the minimum and maximum parking shall be as required in Table 18.765.2. Table 18.765.2 states that the minimum parking for multi-family units is 1.25 spaces for 1-bedroom units and 1.75 spaces for 3-bedroom units. The proposed project has 3, 1-bedroom units and 1, 3-bedroom unit. Therefore, 6 parking spaces are required for the proposed use. The site plan shows 6 parking spaces which includes one (1) van accessible disabled parking space. FINDING: Based on the analysis above the Off-Street Parking and Loading Standards have not been adequately addressed. If applicant complies with the conditions below, the standards will be met. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 17 OF 23 CONDITIONS: The applicant must re-submit a plan to show that the handicap parking stall meets the ADA requirements of a 9-foot stall and an 8-foot aisle. Submit a detailed bicycle rack plan that is in conjunction with the bicycle rack design standards. Tree Removal (18.790): Tree plan required: 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, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; 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, n accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: Retention 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; 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; 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; Retention 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; 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 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. A tree plan has been submitted with this application by a certified arborist. The tree plan consists of identification of the location, size and species of all the existing trees that are to be effected by this application. A tree protection plan for the trees to remain is included in the report. There are 10-trees located on the property that are larger then 12 inches in diameter. Only one (1) Western Red-Cedar tree, 28 inches in diameter at ground level is proposed to be removed. Therefore, 90-percent of the trees over 12-inches in diameter are to be retained, no mitigation is required. FINDING: Based on the analysis above, the Tree Removal Standards have been adequately addressed. Visual Clearance Areas (18.795): Chapter 18.795 requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height (8) (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 a 30-foot distance along the street right-of-way and the driveway, and then connecting these two (2), 30-foot distance points with a straight line. The design of the parking lot and accessway to the project provides proper sight distance upon entering SW North Dakota Street. Existing cedar trees are located at the entrance on both sides of the accessway. The branches for these trees will be trimmed to a minimum of 8 feet in height. FINDING: Based on the analysis above, staff finds that the Visual Clearance Standards have been met. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 18 OF 23 Street and Utility Improvement Standards: Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the Tigard Development Code (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 residential street to have a 50-foot right-of-way width and a 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 North Dakota, which is classified as a local residential street on the City of Tigard Transportation Plan Map. At present, there is approximately 15 feet of ROW south of the centerline adjacent to this site, according to the most recent tax assessor's map. The applicant should dedicate additional ROW to provide 25 feet from the centerline. The applicant's plans indicate that they will provide the ROW dedication. SW North Dakota is currently paved in this area and is fully improved to the east of this site and on the north side of the centerline. The existing improved segments of the roadway have a curb-to-centerline width of 17 feet. In order to mitigate the impact from this development, the applicant should construct a half-street improvement adjacent to this site. The new improvements must be constructed to match the existing pavement widths; the applicant's plan indicates that their improvement will result in a 17-foot curb-to-centerline width. 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. The applicant's plan indicates that they will construct a concrete sidewalk along their frontage as a part of their half-street improvement. 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-Sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing 8-inch public sanitary sewer line located in SW North Dakota Street. At present, the structure is connected to the public sewer line. No further public sewer line improvements are necessary. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 19 OF 23 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall 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 the Unified Sewerage Agency in 1996 and including any future revisions or amendments). The surrounding area is developed, but the street in front of this site is not fully improved. When the applicant completes their half-street improvement, they plan to install a catch basin at the east end of the improvement to collect the storm water runoff from the street. From there, they plan to extend a new 12-inch public storm line westerly in SW North Dakota Street to connect to an existing storm drainage line. 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 the Unified Sewerage agency in 1996 and including any future revisions or amendments). In 1997, the Unified Sewerage Agency (USA) 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 plan indicates that the paved parking area will result in an increase of 960 square feet of impervious surface. The existing parking area is compacted gravel, which is considered 60% impervious, and covers an area of approximately 2,525 square feet. The newly configured parking area, which will now be paved, will be a total of 2,475 square feet in size. USA's standards include a provision that states that no detention is necessary for developments that are adding less than 5,000 square feet of impervious area. Therefore, since the net increase in impervious area on this site is only 960 square feet, no on-site detention is required for this project. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 20 OF 23 Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW North Dakota Street. If the fee in-lieu is proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 110.00 lineal feet; therefore, the fee would be $3,025. ADDITIONAL CITY AND/OR AGENCY CONCERNS: Public Water System: This site is currently served from the public water system. No additional public water line work is necessary to support this development. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) Design and Construction Standards (adopted by Resolution and Order No. 96-44) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The applicant will only increase the amount of impervious area on this site by 960 square feet. Since this is such a small amount, staff recommends payment of the fee in-lieu of water quality facility. Based upon a net increase of 960 square feet, the fee in-lieu will be $76. Grading and Erosion Control: USA 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 USA regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. There will be no grading required for this project. Address Assignments: The City of Tigard is responsible for assignin addresses for parcels within the City of Tigard and within the Urban Service Boundary SB). An addressing fee in the amount of $30 per address shall be assessed. This fee s all be paid to the City prior to issuance of the building permit. For multi-tenant buildings, one address number is assigned to the building and then all tenant spaces are given suite numbers. The owner or property manager is responsible for assigning suite numbers for their tenants. This information must then be given to the City so that building permits for tenant improvements can be adequately tracked in the City's permit tracking system. Based upon the information provided by the applicant, this building will be a multi-tenant building. Prior to issuance of the building permit, the NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 21 OF 23 applicant shall provide a suite layout map showing the proposed suite numbers. In multi-level structures, ground level suites shall have numbers preceded by a "1", second level suites shall have numbers preceded by a "2", etc. For this project, the addressing fee will be $120 (4 units x $30/address = $120). Impact Study: 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 p to meet City standard, and to minimize the im act 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 a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the impact the proposed development will have on the public. In order for the local street system to function to serve all properties at buildout, streets meeting minimum standards must be provided. The applicant is required to construct 1/2-street improvements along SW North Dakota Street. The applicant is required to pay for and construct their portion of the local street fronting the property. The required improvements provide for the share of local street improvements needed to serve this project in conjunction with the standard improvements that are required of all other properties. The properties to the east of the development site and across the street are improved with curb and sidewalk. The only properties in this portion of the street that do not have curb and street improvements are this property and the property to the west. A transition from improved and unimproved streets creates a potentially hazardous situation. All residential developments are required to have approved access on a local street. Residents of a residential development on a local street utilize the local street network. Because a residential development on a local street is only contributing to improvements to their frontage, the local street improvement is proportional to the impact which that use has on the rest of the local street system. In other words, the applicant is only paying for their portion or segment of the local street system. With the improvements, the applicant will be providing services that will be adequate to serve the needs of the proposed use. The applicant has proposed to meet minimum standards. FINDING: Based on the analysis above, staff finds that the Impact Study requirements have been met. SECTION VII. OTHER STAFF COMMENTS The City of Tigard Water District indicated that this area was not in their water service area, to contact the Tualatin Valley Water District. The City of Tigard Building Division provided the following comments: Applicant should review OSSC; Chapter 11, all units shall be adaptable on the main floor. Provide one (1) fire hydrant within 250 feet of all portions of the proposed construction. A Fire Department Connection shall be provided within 70 feet of the hydrant, and there are no provisions shown for parking lot drainage. The proposed use is a change of use construction, which will comply with the following: 1 . Seismic Upgrade 2. Energy Code Upgrade 3. Structural Upgrade 4. Applicant should review OSSC, Section 310 The City of Tigard Operations Department has reviewed the proposal and has no objections to it. NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 22 OF 23 SECTION VIII. AGENCY COMMENTS No comments were received. SECTION IX. PROCEDURE AND APPEAL INFORMATION Notice: Notice was posted at City Hall and 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 FEBRUARY 14, 2000, AND BECOMES EFFECTIVE ON MARCH 1, 2000, UNLESS AN APPEAL IS FILED. Areal_: The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing 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 appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS AT 3:30 PM ON FEBRUARY 29, 2000. Questions: If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at (503) 639-4171. //dr February 14. 2000 PREPARED : M.:th=w Sc ': -•ec DATE f Assistant ' : n- -&-4 - �tz/z-cf lz 14 i February 14, 2000 R Pfy ARED BY: Richard H. Bewersd DATE Planning Manager is\curpin\Mathew\sdr\SDR1999-00029.dec NOTICE OF TYPE II DECISION SDR1999-00029NAR2000-00004NAR2000-00005 PURKEY 4-PLEX PAGE 23 OF 23 • • -r- 1 --c._ -- --�- t .., r ...-tea .L 1 "I .J1 Z SW NORTH DAKOTA STREET -------- Y— W — ---- -- �I � ? � ��-�1 Y• + II.. �Wi'N -'..G` _ ..+CM .t•4..9., ye _-- --.14- � - .GUIp C// { o r -r R, �� l a�Rgn v,Ew.. W MO - WI =2"-e- , JA.3-4 Remove Ile CIGAR ..4M .c. is_192_1 a . G .4. o c,. 1•s•. C[ s• '""' n 1 ."'"". [.- _ mac' u..7 T Z 12 ZON0031 J,v-d ^ OOr.NST.,ws t ....:.2�...._� Q•wace9< Y- 1 `n t y,.Y l '•'�._ 190 s.+x.,A R ...I. um•r , MOW eaonaa. wx wv I ..;m„ .i-• CI $X1'711.1:.. EX1411.1C, n7 e. y►STAI97 ../ 4jh1(,LE 6.4,1XA4E GAo.6_v.47 U )6 FaM•1_-( Rtb10E+7Gt I� � . Y..Z ! .t—_' +. i tip,+ o.<.� ♦.� rc.u.r g.-1.3a. TI. 44tV 'Rw..t►r�. �� I i aa. p w. . I aoo -12 ZONING) I- ;°OO ,w".a a C. COwON AREA •Ar i>, )^• - PAL 3600) C ,;;�.,. -L >- —----,. " _ o •,...*--- I aR 1.1,!49( Q K.107e'x400i9.14 . .f. I .../ COMMON AREA 1 I — ' aye 7,lneR �1-^ gal .:...- .Aa- e:.. TI. • I $906 1 90401101011011 1 SITE PLAN 1 PURKEY 4-PLEX EXHIBIT MAP N SDR1999-00029 (map Is not to scale) —......11llllllll. // CITY of TIGARD 'S —\:::::::— / --- . GEOGRAPHIC INFORMATION SYSTEM 1 \ . Q — VICINITY MAP r to SDR 1 999-00029 1 PURKEY E SHADY LN II. 4-PLEX 57a LI.III ithh = ®de® SUB� EC W SITE Q�! ■ — - .y12=S.: ■■■. ■� f, -- - ■■■■I hull p NORTH �� \ DAKOTA Ill. I1 '11 ■ 0 100 200 300 400 500 Feet ,.-3a,leaf N . . ��■ n :- . — ,—�■- c;� oeT; ud L1.1_____/ G� A' Q Information on this map is for general location only and�,YQ 1 - should be vedfied with the Development Services Division. /\/ 13125 SW Hall Blvd 111 Tigard,OR 97223 1_______ _ (503)639-4171 CO i O City Community Development Plot date: Dec 28, 1999;C:lmagic'MAGIC03.APR Diane E. Kociemba Purkey SDR1999-00029 12810 SW Walnut Street PURKEY 4-PLEX Tigard, OR 97223 Joe Walsh, Development Specialist Harris-McMonagle Assoc. 1931 NW 113th Avenue 12555 SW Hall Boulevard Portland, OR 97229 Tigard, OR 97223 Roger P. Jauch 2038 NE Alberta Portland, OR 97211-5896 AFFIDAVIT OF MAILING CITY TIOARD Community cDeve(opment Shaping Better Community STA(11E OE OREGON- ) County of`Washington )ss. City of igard ) I, cPatriciaL. Lunsford, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist II for the City of Tigard, Washington County, Oregon and that I served the following: (Check Appropriate Box(s)Below) ❑ NOTICE OF PENDING LAND USE APPLICATION FOR: ❑ AMENDED NOTICE (File No./Name Reference) ❑ City of Tigard Planning Director © NOTICE OF DECISION FOR: SDRI999-00029VAR2000-00004/VAR2000-00005 - PURKEY 4-PLEX • AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director ❑ NOTICE OF PUBLIC HEARING FOR: i AMENDED NOTICE (File No/Name Reference) (Date of Public Hearing) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council I NOTICE OF FINAL ORDER FOR: ❑ AMENDED NOTICE (File No./Name Reference) (Date of Public Hearings) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF: (Type/Kind of Notice) FOR: t I (File No./Name Reference) (Date of Public Hearing,if applicable) A copy,of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICEISI of which is attached, markediI hibit "A", was mai =d to each named person(s) at the address(s) shown on the attached list(s), marked EXhibit" ',on February 14, j 00 and d=•osited i he United States Mail on February 14,2000,postage prepaid. — 4 AN., (P-rson at •repar-• No' e) Subscribed and sworn/affirmed before me on the / day of - , 2000. koAi PUBLIC OF OREGON 24 SH O CI st►L ERMAN ASPER My Commission Expires: al 13 2 003 NOTARY PUBLI.CC-OREGON !LS COMMISSION NO.323409 MY COMMISSION EXPIRt"";`.1,t.`'13,2003 EMU NOTICE OF TYPE II DECISION SITE DEVELOPMENT REVIEW (SDR) 1999-00029 ADJUSTMENT (VAR) 2000-00004 CITY OF TIGARD ADJUSTMENT (VAR) 2000-00005 Community(Development PURKEY 4-FLEX Shaping A Better Community 120 DAYS = 5/8/2000 SECTION I. APPLICATION SUMMARY FILE NAME: PURKEY 4-PLEX CASE NOS.: Site Development Review (SDR) SDR1999-00029 Adjustment (VAR) VAR2000-00004 Adjustment (VAR) VAR2000-00005 PROPOSAL: The applicant has requested Site Development Review approval to convert a single-family dwelling into a multi-family 4-plex. A request for an Adjustment to cut and fill around existing trees since a cut of 2 feet is required behind the sidewalk on SW North Dakota Street. A second Adjustment is requested for the reduction of the side yard setback from 10 feet to 9 feet. The 9-foot setback is pre-existing due to the existing single-family use. APPLICANT: Diane E. Kociemba Purkey PLANNING Joe Walsh 12810 SW Walnut Street CONSULTANT: 1931 NW 113th Avenue Tigard, OR 97223 Portland, OR 97229 ENGINEER: Harris-McMonagle Associates 12555 SW Hall Boulevard Tigard, OR 97223 COMPREHENSIVE PLAN DESIGNATION: Medium Density Residential. ZONING DESIGNATION: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also conditionally permitted. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA, Tax Lot 01902. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.360, 18.370, 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 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. 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 twenty-five cents (250 per page, or the current rate charged for copies at the time 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 FEBRUARY 14, 2000 AND BECOMES EFFECTIVE ON MARCH I , 2000, UNLESS AN APPEAL IS FILED. Appte aal 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 appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 3:30 PM ON FEBRUARY 29, 2000. Questions: For further information please contact the Planning Division Staff Planner, Mathew Scheidegger at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. ,, _ — F— w — SW NORTH DAKOTA STREET —r-�--'u— W Ce �- Rn..w- Q_ L R+ _. _A, i c +`'° Iii®" Z I .172_ "�' w« u. �' Z ""4"" yam VI t:, � •- t , I a 1711 q."""�! n L— '... I m , �« i- ,g w.,ana+w, —� .s _ .. coax...,. _x Ft.' � `� +T� �� — —mot 1-- O Rb / _174— _1 4.1.1 -, 1 .....z, „_'- t-:-..,..:-.--,-- a�- sra J SITE PLAN t PURKEY 4-PLEX EXHIBIT MAP N SDR1999-00029 (may is not to scale) I III I _ _ VICINITY MAP ILL_ a - 4 1 SDR1999-00029 ' ■ PURKEY 4-PLEX Ai II.6 ■F'1 J16 , IC 11/ :gr., = '_-.1 A=.. :u,. : • 1 S 135AC-01700 1 S 135CA-00100 EXHIBIT B ANDERSEN VIRGINIA S JOHNSON THOMAS A& 10970 SW 95TH AVE 11165 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-00101 1 S135CA-00102 SANDWICK MARIANNE JOY CARLSON ANNA 3750 NW QUINCE 11115 SW 95TH REDMOND,OR 97756 TIGARD,OR 97223 1 S 135CA-00103 1 S 135CA-00104 WOOLSEY MARK D AND PATRICIA E OLSON RALPH E&CAROLE A 11085 SW 95TH AVE 16640 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CA-00200 1 S 135CA-00201 DULING STEVE T&OTILIA HUNTLEY RUTH 11055 SW 95TH AVE 11025 SW 95TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1 S 135CA-00301 1 S 135CA-00303 OREGON STATE OF DEPT OF VETS AF GILLINGHAM TERRY L AND 9645 SW NORTH DAKOTA ST 9605 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-00305 1 S 135CA-00307 MAGNUSON AARON T&TINA R TAMARYN ASSOCIATES 9635 SW NORTH DAKOTA ST PO BOX 1450 TIGARD,OR 97223 PACIFIC PALISADES,CA 90272 1 S 135CA-00600 1 S 135CA-01300 SANITILLI ARMAND J ET AL TABB JAMES R PO BOX 02092 11400 SW GREENBURG RD PORTLAND,OR 97202 TIGARD,OR 97223 1 S 135CA-01400 1 S 135CA-01401 WONG NORMAN K F AND ANN M WASHINGTON COUNTY 2433 NE 11TH 111 SE WASHINGTON ST PORTLAND,OR 97212 HILLSBORO,OR 97123 1 S 135CA-01402 1 S135CA-01403 G NOR F AND ANN M ROBERTS RANDOLPH JOANN 2433 H 11430 SW GREENBURG TLAND,0 12 TIGARD,OR 97223 1 S 135CA-01500 1 S 135CA-01600 EGGERT JULIA L SLIMICK DANIEL&MARY 5322 NE PORT LANE 11355 SW 97TH OTIS,OR 97367 TIGARD,OR 97223 • 1S135CA-01700 1S135CA-01701 DAVIS STEVE&BARBARA DA • TE: &KAREN M BOROSKE 11300 SW 97TH CT 14570 .•• •' RD#257 TIGARD,OR 97223 :T1•VERTON,OR • :17 1S135CA-01702 1S135CA-01703 DAVIS PETER S&KAREN M BOROSKE DAVI ' TE• : : KAREN M BOROSKE 14570 SW HART RD#257 14570 • ••• RD#257 BEAVERTON,OR 97007 . • ERTON,OR 9 007 CA-01704 1 S 135CA-01800 DAVIS •. S&KAREN M BOROSKE JAUCH ROGER P 14570 H••T RD#257 10648 SW 41ST AVENUE AVERTON,OR 97007 PORTLAND,OR 97219 1S135CA-01900 1S135CA-01901 CARROLL SONDRA JOHANSEN MICHELLE PO BOX 231025 9640 SW NORTH DAKOTA TIGARD,OR 97281 TIGARD,OR 97223 1S135CA-01902 1S135CA-02100 KOCIEMBA DIANE E LUTHER BERTHA AND PO BOX 231021 2750 SE 51ST AVE TIGARD,OR 97223 PORTLAND,OR 97206 1S135CA-02200 1S135CA-02300 RODGERS TERRY 0 AND CHERYL JANIS YOUTH PROGRAMS INC 11405 SW 95TH 738 NE DAVIS TIGARD,OR 97223 PORTLAND,OR 97232 1 S 135CA-02302 1S1 35CA-02303 JANIS YOUTH PROGRAMS INC MICKEL TOM 0&JUDITH A 738 NE DAVIS 10261 SW STUART CT PORTLAND,OR 97332 TIGARD,OR 97224 1S135CA-02304 1S135CA-02400 BOELLING KAREN E DAVIS MARGARET M TRUSTEE 11500 SW GREENBURD RD 11470 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-02900 1S135CA-03000 TAYLOR GEORGENE FREUDENTHAL MICHAEL J& 9580 SW NORTH DAKOTA ST 9568 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1S135CA-03100 1S135CA-03200 JAMES FRED C GIBSON JEFFREY SCOTT 9545 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 • 1 S135CA-03300 1 S 135CA-03400 MCCOY HEIDI A AND HERNANDEZ JOSE R& 11231 SW 95TH 11253 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-03500 1 S 135CA-03600 KNOWLES TAMARA MORADO SEBASTIAN&LUZ MARIA& 11275 SW 95TH AVE 11289 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-03700 1S 135CA-03800 AASVE SANDRA J AND DAVID J SPADY PATRICIA J 4829 SE 10TH TER 11321 SW 95TH AVE GRESHAM,OR 97080 TIGARD,OR 97223 1 S 135CA-03900 • 1 S 135CA-04000 TOMPKINS PAMELA JEAN ALDERMAN SHAWN J& 11343 SW 95TH AVE 11345 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-04100 1 S 135CA-04200 NGUYEN HUNG Q F G F DEVELOPMENT INC 11355 SW 95TH AVE 905 NW 20TH AVE TIGARD,OR 97223 PORTLAND,OR 97209 1 S 135CA-04300 135CA-04400 LEE PAUL TRUSTEE LEE STEE 2206 NE 45TH 220 45 PORTLAND,OR 97213 ORTLAND,OR 97213 1S135CA-04700 1S135CA-04800 • FEENEY NANCY L SWARNER SANDI 9771 SW NORTH DAKOTA 9775 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-04900 1 S 135CA-05000 LUSCH BARBARA A WORTHEN ROBERT W&TONI M 11173 SW VERDE TER 11159 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1 S 135CA-05100 1 S 135CA-05200 GERBER NORMAN&RUTH MARK CARRIE L& 11145 SW VERDE TERR 11121 SW VERDE TER TIGARD,OR 97224 TIGARD,OR 97223 151 35CA-05300 1 S 135CA-05400 BARON SANDRA ANN FOSTER DIANNE M 11107 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 • 1 S 135CA-05500 1 S 135CA-05800 COFFEY MARGARET A TRINH HOA& 19808 DERBY ST 11022 SW VERDE TERR WEST LINN,OR 97068 TIGARD,OR 97223 1 S 135CA-05900 1 S 135CA-06000 OVERALL JULIANNE WIDMER STEVEN M& 11040 SW VERDE TERR 11056 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06100 15135CA-06200 KAY CAROLENE A&RUSSELL A CROWLEY PAMELA M 11074 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97224 TIGARD,OR 97223 1S135CA-06300 1S135CA-06400 JORGENSEN JUDY G GREENBERGER MATTHEW L 11116 SW VERDE TER 11128 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06500 135CA-06600 COX JEFFREY R& JUN • •D ' ER J TR 11144 SW VERDE TERRACE 8105 • 6: • PL TIGARD,OR 97223 •••TLAND,OR 3 1S135CA-06700 1S135CA-06800 JUNGKIND WERNER J TR JUNGKIND SOPHIE TR 8105 SW 68TH PL 8105 SW 68TH RD PORTLAND,OR 97223 PORTLAND,OR 97223 1S135CA-06900 1S135CA-08000 D• •TA V /•GE OWNERS OF LAI LONGS& LOT .-- 11020 SW VERDE TER TIGARD,OR 97223 1S135DB-05504 1S135DB-05600 KREISBERG LOUIS&ELIZABETH J HOPKINS DEBBIE&DARRELL 11350 SW 95TH AVE 11400 SW 95TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135DB-05601 1S135DB-05700 GILMAN TIM T&SANDRA J BARNEY CHARLES R&CATHY L 22115 S BEAVERCREEK RD 11450 SW 95TH AVE BEAVERCREEK,OR 97004 TIGARD,OR 97223 1S135DB-06100 1 DB-06201 HOUSING AUTHORITY OF HOUSINr•• THORITY OF 111 NE LINCOLN ST#200-L 11 • LINCOL • 10-L HILLSBORO,OR 97124 ILLSBORO,OR 97124 1S135DB-06300 1S135DB-06400 PADGETT MARK C AND MERRI S LEWIS MARY R 11270 SW 95TH 11250 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06500 1S135DB-06600 CHRISTOPHER BASIL R AND ESTES ALICE L 9460 SW NORTH DAKOTA 9430 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135DB-06800 PRICE JURREL&SHERRY LACY JON R AND JANELLE A 11245 SW 94TH AVE 11265 SW 94TH PORTLAND,OR 97223 TIGARD,OR 97223 1S135DB-06900 1S1350B-07000 WOODY DAVID C JR AND ELLIS DAVID B 11285 SW 94TH AVENUE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-09300 1S135DB-09500 STONEKING RAYMOND D AND CHAVEZ ALDEN T JR&DONNA J 1040 CEDAR ST 11175 SW 93RD AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 1S135DB-09900 1S135DB-10000 MOBLEY RICHARD L BERTHA DAVIS BARBARA J 9385 SW NORTH DAKOTA 9405 SW NORTH DAKOTA ST TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10100 1S135D8-10200 ANDERSON GARY ROBERT AND HAHN DAVID GERALD 11160 SW 95TH 11140 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10300 1S135DB-10400 GRIMES DEBRA E MILLER DANIEL COLUM 11094 SW 95TH AVE 11100 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10500 1S135DB-10600 COMSTOCK JOSEPH R MICHAELIS CLAYTON W SR AND 11090 SW 95TH AVE 11076 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10700 KELLY CRAIG A&VICKY M 15421 NE ANDRA PL PORTLAND,OR 97230 40, AFFIDAVIT OF MAILING Y`1 FT CITY TIOARD Community Development Shaping A Better Community ST E OF O EGON ) County of Washington )ss. City of Tigard ) I, Shirley L. Treat, being first duly sworn/affirm, on oath depose and say that I am an Administrative Specialist I for the City of Tigard, Washington County, Oregon and that I served the following: (Check Aepopiate Box(s)Below) ® NOTICE OF: PENDING APPLICATION FOR: PURKEY 4-PLEK[SDR1999-00029] (Type/Kind of Notice) (File No./Name Reference) (14-Day Comment Period) ❑ City of Tigard Planning Director NOTICE OF DECISION FOR: ❑ AMENDED NOTICE (File No/Name Reference) El City of Tigard Planning Director NOTICE OF PUBLIC HEARING FOR: ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council NOTICE OF FINAL ORDER FOR: I ❑ AMENDED NOTICE (File No/Name Reference) (Date of Public Heanng) ❑ City of Tigard Planning Director ❑ Tigard Hearings Officer ❑ Tigard Planning Commission ❑ Tigard City Council A copy of the PUBLIC HEARING NOTICE/NOTICE OF DECISION/NOTICE OF FINAL ORDER/OTHER NOTICE'S) of which is attached, marked Exhibit "A", was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit'B", on the 28" day of December ,1999, and deposited in the United States Mail on the 2811 day of December , 1999, postage prepaid. yelLA.it l�1/f ll��f (Per on that Prepared Notice) Subscribed and sworn/affirmed before me on the 7 ' day of ti . - _ 422 ee:1,1 !a�=', OFFICIAL SEAL NOTARY PUBLIC OF OREGON a,; . 4 SHCRMAN S.CASPER NOTARY PUBLIC-OJREGON My Commission Expires: 00 ?Oki CDMMISSIDN N0.3234Q9 ��a�� MY COMMISSION EXPIRES MAY 13,2003 • NOTICE TO MORTGAGEE, LIB DER, VENDOR OR SELLER: EXW' A THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER. NOTICE OF PENDING LAND USE APPLICATION 441,1", SITE DEVELOPMENT REVIEW TI TY CITY OF TIGARD Community Development Shaping 'Better Community 500-FOOT PROPERTY OWNER NOTICE DATE OF NOTICE: December 28, 1999 FILE NO.: SITE DEVELOPMENT REVIEW ISDRI 1999-00029 FILE NAME: PURKEY 4-PLEK PROPOSAL: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. LOCATION: 9600 SW North Dakota Street; WCTM 1S135CA Tax Lot, 01902. 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 January 10, 2000. All comments should be directed to Mathew Scheideqqer 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. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION MAKING PROCESS WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: ♦ 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; ♦ Comments that provide the basis for an appeal to the Tigard Planning Commission must address the relevant approval criteria with sufficient specificity on that issue. Failure of any party to address the relevant approval criteria with sufficient specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings directed at the relevant approval criteria are what constitute relevant evidence. AFTE=R.THE 14 DAY COMMENT PEE,. . CLOSES, THE DIRECTOR SHALL ISSUE . ,YPE II ADMINISTRATIVE DECISION. THE DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL 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. SUMMARY OF THE DECISION-MAKING PROCESS: ♦ The application is accepted by the City ♦ Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. ♦ The application is reviewed by City Staff and affected agencies. ♦ 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 property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. 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." i \ - __ _77= ill--jElE1J7—L2---1—L-iillIMEI=.111.- LVICINITY MAP 41 SDR1999-00029 II It PURKEY 4-PLEX All Ai lip iti6 Mill .®ns ='suB�EC ■ iolis SITE=,a --- IIi!hk EraL titer ,.... DAKOTA: 1 i ,A. oper In. 1111 E , .... .... - ir- . #Tomprors---inzwi-211.11 ■i--- Ap■uu imi 5, Ira II..< IR A 1 ■ '�a■_ �' Cin,of7ip:vd ICI —"@F ',� I I +eua e...,nw.nn e,.0440.4....a.w. . _`II 13135 534 ate �s� Diane 1281 e E. Koc1en?b Tigard, oR gamut Street rkey �22� Joe a/s SO R1999-00029�1 NV�1��h el°Pn1enr S PURK�Y_0002g EXHIB fr Portland, OR 9 Avenue Specialist 4'PLk �' Harris_ Mc 12555 SVy onagle Assoc.Tigard, OR 972goUler 3 1 S 135AC-01700 1 S 135CA-00100 ,EXHIBIT B ANDERSEN VIRGINIA S JOHNSON THOMAS A& 10970 SW 95TH AVE 11165 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00101 1S135CA-00102 SANDWICK MARIANNE JOY CARLSON ANNA 3750 NW QUINCE 11115 SW 95TH REDMOND,OR 97756 TIGARD,OR 97223 1S135CA-00103 1S135CA-00104 WOOLSEY MARK D AND PATRICIA E OLSON RALPH E&CAROLE A 11085 SW 95TH AVE 16640 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 1S135CA-00200 1S135CA-00201 DULING STEVE T&OTILIA HUNTLEY RUTH 11055 SW 95TH AVE 11025 SW 95TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135CA-00301 1S135CA-00303 OREGON STATE OF DEPT OF VETS AF GILLINGHAM TERRY L AND 9645 SW NORTH DAKOTA ST 9605 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00305 1S135CA-00307 MAGNUSON AARON T&TINA R TAMARYN ASSOCIATES 9635 SW NORTH DAKOTA ST PO BOX 1450 TIGARD, OR 97223 PACIFIC PALISADES,CA 90272 1S135CA-00600 1S135CA-01300 SANITILLI ARMAND J ET AL TABB JAMES R PO BOX 02092 11400 SW GREENBURG RD PORTLAND,OR 97202 TIGARD,OR 97223 1S135CA-01400 1S135CA-01401 WONG NORMAN K F AND ANN M WASHINGTON COUNTY 2433 NE 11TH 111 SE WASHINGTON ST PORTLAND,OR 97212 HILLSBORO,OR 97123 1S135CA-01402 1S135CA-01403 o• ' F AND ANN M ROBERTS RANDOLPH JOANN 2433 ► — H 11430 SW GREENBURG 'TLAND,O' ' 12 TIGARD,OR 97223 1S135CA-01500 1S135CA-01600 EGGERT JULIA L SLIMICK DANIEL&MARY 5322 NE PORT LANE 11355 SW 97TH OTIS,OR 97367 TIGARD,OR 97223 1S135CA-01700 1S135CA-01701 DAVIS STEVE&BARBARA DA • TE: &KAREN M BOROSKE 11300 SW 97TH CT 14570 - •• RD#257 TIGARD,OR 97223 :a•VERTON,OR • :17 1S135CA-01702 1S135CA-01703 DAVIS PETER S&KAREN M BOROSKE DAVI - TE• : : KAREN M BOROSKE 14570 SW HART RD#257 14570 '•• RD#257 BEAVERTON,OR 97007 : • ERTON,OR • 007 CA-01704 1 S 135CA-01800 DAVIS '- S&KAREN M BOROSKE JAUCH ROGER P 1457. H•'TRD#257 10648 SW 41ST AVENUE : AVERTON,OR 97007 PORTLAND,OR 97219 1S135CA-01900 1S135CA-01901 CARROLL SONDRA JOHANSEN MICHELLE PO BOX 231025 9640 SW NORTH DAKOTA TIGARD,OR 97281 TIGARD,OR 97223 1S135CA-01902 1S135CA-02100 KOCIEMBA DIANE E LUTHER BERTHA AND PO BOX 231021 2750 SE 51ST AVE TIGARD,OR 97223 PORTLAND,OR 97206 1S135CA-02200 1S135CA-02300 RODGERS TERRY 0 AND CHERYL JANIS YOUTH PROGRAMS INC 11405 SW 95TH 738 NE DAVIS TIGARD,OR 97223 PORTLAND,OR 97232 15135CA-02302 1S135CA-02303 JANIS YOUTH PROGRAMS INC MICKEL TOM 0&JUDITH A 738 NE DAVIS 10261 SW STUART CT PORTLAND,OR 97332 TIGARD,OR 97224 1S135CA-02304 1S135CA-02400 BOELLING KAREN E DAVIS MARGARET M TRUSTEE 11500 SW GREENBURD RD 11470 SW GREENBURG RD TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-02900 1S135CA-03000 TAYLOR GEORGENE FREUDENTHAL MICHAEL J& 9580 SW NORTH DAKOTA ST 9568 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1 S 135CA-03100 1 S 135CA-03200 JAMES FRED C GIBSON JEFFREY SCOTT 9545 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03300 1S135CA-03400 MCCOY HEIDI A AND HERNANDEZ JOSE R& 11231 SW 95TH 11253 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03500 1S135CA-03600 KNOWLES TAMARA MORADO SEBASTIAN&LUZ MARIA& 11275 SW 95TH AVE 11289 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03700 1S135CA-03800 AASVE SANDRA J AND DAVID J SPADY PATRICIA J 4829 SE 10TH TER 11321 SW 95TH AVE GRESHAM,OR 97080 TIGARD,OR 97223 1S135CA-03900 1S135CA-04000 TOMPKINS PAMELA JEAN ALDERMAN SHAWN J& 11343 SW 95TH AVE 11345 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04100 1S135CA-04200 NGUYEN HUNG Q F G F DEVELOPMENT INC 11355 SW 95TH AVE 905 NW 20TH AVE TIGARD,OR 97223 PORTLAND,OR 97209 1S135CA-04300 135CA-04400 LEE PAUL TRUSTEE LEE ': L STEE 2206 NE 45TH 220. 45 - PORTLAND,OR 97213 •ORTLAND,OR 97213 1 S 135CA-04700 1 S 135CA-04800 FEENEY NANCY L SWARNER SANDI 9771 SW NORTH DAKOTA 9775 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04900 1S135CA-05000 LUSCH BARBARA A WORTHEN ROBERT W&TONI M 11173 SW VERDE TER 11159 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-05100 1S135CA-05200 GERBER NORMAN&RUTH MARK CARRIE L& 11145 SW VERDE TERR 11121 SW VERDE TER TIGARD, OR 97224 TIGARD,OR 97223 1S135CA-05300 1S135CA-05400 BARON SANDRA ANN FOSTER DIANNE M 11107 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-05500 1S135CA-05800 COFFEY MARGARET A TRINH HOA& 19808 DERBY ST 11022 SW VERDE TERR WEST LINN,OR 97068 TIGARD,OR 97223 1S135CA-05900 1S135CA-06000 OVERALL JULIANNE WIDMER STEVEN M& 11040 SW VERDE TERR 11056 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06100 1S135CA-06200 KAY CAROLENE A&RUSSELL A CROWLEY PAMELA M 11074 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97224 TIGARD,OR 97223 1S135CA-06300 1S135CA-06400 JORGENSEN JUDY G GREENBERGER MATTHEW L 11116 SW VERDE TER 11128 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06500 135CA-06600 COX JEFFREY R& JUN ' 'D ER J TR 11144 SW VERDE TERRACE 8105 • 6: . PL TIGARD,OR 97223 ••-TLAND,OR - 3 1S135CA-06700 1S135CA-06800 JUNGKIND WERNER J TR JUNGKIND SOPHIE TR 8105 SW 68TH PL 8105 SW 68TH RD PORTLAND,OR 97223 PORTLAND,OR 97223 1S135CA 06900 1S135CA-08000 D TA V GE OWNERS OF LAI LONGS& LOT - 11020 SW VERDE TER TIGARD,OR 97223 1S135DB-05504 1S135DB-05600 KREISBERG LOUIS&ELIZABETH J HOPKINS DEBBIE&DARRELL 11350 SW 95TH AVE 11400 SW 95TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135DB-05601 1S135DB-05700 GILMAN TIM T&SANDRA J BARNEY CHARLES R&CATHY L 22115 S BEAVERCREEK RD 11450 SW 95TH AVE BEAVERCREEK,OR 97004 TIGARD,OR 97223 1S135DB-06100 1 DB-0620S HOUSING AUTHORITY OF HOUSIN0.4 THORITY OF 111 NE LINCOLN ST#200-L 11 • LINCOL • •0-L HILLSBORO,OR 97124 ILLSBORO,OR 97124 • 1S135DB-06300 15135DB-06400 PADGETT MARK C AND MERRI S LEWIS MARY R 11270 SW 95TH 11250 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 15135DB-06500 18135DB-06600 CHRISTOPHER BASIL R AND ESTES ALICE L 9460 SW NORTH DAKOTA 9430 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135DB-06800 PRICE JURREL&SHERRY LACY JON R AND JANELLE A 11245 SW 94TH AVE 11265 SW 94TH PORTLAND,OR 97223 TIGARD,OR 97223 15135DB-06900 1S135DB-07000 WOODY DAVID C JR AND ELLIS DAVID B 11285 SW 94TH AVENUE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-09300 1S135DB-09500 STONEKING RAYMOND D AND CHAVEZ ALDEN T JR&DONNA J 1040 CEDAR ST 11175 SW 93RD AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 1S135DB-09900 1S135DB-10000 MOBLEY RICHARD L BERTHA DAVIS BARBARA J 9385 SW NORTH DAKOTA 9405 SW NORTH DAKOTA ST TIGARD,OR 97223 TIGARD,OR 97223 15135DB-10100 1S135DB-10200 ANDERSON GARY ROBERT AND HAHN DAVID GERALD 11160 SW 95TH 11140 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10300 1S135DB-10400 GRIMES DEBRA E MILLER DANIEL COLUM 11094 SW 95TH AVE 11100 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10500 1S135DB-10600 COMSTOCK JOSEPH R MICHAELIS CLAYTON W SR AND 11090 SW 95TH AVE 11076 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10700 KELLY CRAIG A&VICKY M 15421 NE ANDRA PL PORTLAND,OR 97230 NO i: • . A • • . ' • . • 1 a . .. • : • 8 • . .• . 1 • . u ---yI I_ SHADY LN 111 CITY of TIGARD I GEOGRAPHIC INFORMATION SYSTEM • AREA NOTIFIED JCS (S00') J II FOR: Diane Purkey RE: 9600 SW N. Dakota St. ('si t• D/q�2 151354001700 111 r I G i 1L135CA00201 7513504°°"' '> Total # of Property tS135C1108000 - 131350005800 1613s°00200 y 157350005900 --.. '58810288 -- Owners in this list 731350006000 181758;10 • ` 1513500055000161350006100 11135110 0103 ----- y to be Notified is 9I 15135106900 _______ H ( 1513 5 0 1S135CA0520,031350006400 15785°00702 151850810400 /� 131350005 n�'31350006500 151350000600 1S135CA050001. 75735CE i� 7S735CA04901151350006700 751350000101 151350810200 13588095 15125C00,��,�ry,0 151350604400 751750000305 15185081008 • • _ 131350004800 1S185CA06800 151350000701 57350400104 151350810100 5135CA04300 137850000708 137350000100 13135 1111 51350009900 7 NORTH DAKOTA - 751350403100 751350806600 181350001701 151350001R4 CA01900 7513501108200 51850006500 1 I 151350401703 5115°919' \� • 151350403000 1813{58806400 15135110061110 L Li 151350608800 , i 1313 5 03 0 18 0 0 L ^—`, 181850606300 _L j---'� 1S735°03500 � 1S135D60688p — _ -( 1 50603600 151350601702 1373501103400 151350806200 UIII 131756 81900 151356004200 13135013069001L L 1S1a5°08700 1S 135040411{8-51350BOfi150135080700D�> �— 151350801218-- - Li) 410. 110 \ I 00735CA040CM 751350001400 75135° Ai 151350005504 ■— 707350001300 137350601600 1S1350002100 Si , 1S1350805 ° ■ W 75135 01402 '51350602400 751350402300 20135°01200 1S185D605600 � > 131150001403 1513500014011313501101500 1513500014011313501101500 0 100 200 300 400 Feet Q - / 131350002301 ■ -_.```. 1'=281 feet `� 157350402303 15135080517 I ■ =L r 4111, 0)NI .41,k,f'./kll • Z GR ' City of Tigard an• > `���e ' Information on this map is far general location only and should be verified with the Development Services Division. ■ Q 13125 SW Hall Blvd 1 W/'-,' Tigard, (503)839-4777 3�I _ htlp:lAavwv.a.tigsrd.or.us Community Development Plot date:Sep 7, 1999;C:lmagic\MAGIC03.APR r' Y 'F' 11 1 F. � • ;' I ........._ ' -I ' ,, J .r 11 Ili t-, ' ' / T ^} .t • f�I D // — l.— ,L/_ r ��• n K:.. a 1 .\. •'i •r f1 ' . f.� 1 , 11 t` . 4 ArdirAlli■ J ATr _ a a-70 — 7/,..r".7.7"- '. ii (. w rjf ` ' r f- 's II �1 ,1 1.4 T M { 41. w i II IN— t. w r 1 v P • a li r k. — • 1 S 135AC-01700 1 S 135CA-00100 ANDERSEN VIRGINIA S JOHNSON THOMAS A& 10970 SW 95TH AVE 11165 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00101 1S135CA-00102 SANDWICK MARIANNE JOY CARLSON ANNA 3750 NW QUINCE 11115 SW 95TH REDMOND,OR 97756 TIGARD,OR 97223 1S135CA-00103 1S135CA-00104 WOOLSEY MARK D AND PATRICIA E OLSON RALPH E&CAROLE A 11085 SW 95TH AVE 16640 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 1 S 135CA-00200 1 S 135CA-00201 DULING STEVE T&OTILIA HUNTLEY RUTH 11055 SW 95TH AVE 11025 SW 95TH AVE TIGARD,OR 97223 PORTLAND,OR 97223 1S135CA-00301 1S135CA-00303 OREGON STATE OF DEPT OF VETS AF GILLINGHAM TERRY L AND 9645 SW NORTH DAKOTA ST 9605 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00305 15135CA-00307 MAGNUSON AARON T&TINA R TAMARYN ASSOCIATES 9635 SW NORTH DAKOTA ST PO BOX 1450 TIGARD,OR 97223 PACIFIC PALISADES,CA 90272 1S135CA-00600 1S135CA-01300 SANITILLI ARMAND J ET AL TABB JAMES R PO BOX 02092 11400 SW GREENBURG RD PORTLAND,OR 97202 TIGARD,OR 97223 1 S 135CA-01400 1S135CA-01401 WONG NORMAN K F AND ANN M WASHINGTON COUNTY 2433 NE 11TH 111 SE WASHINGTON ST PORTLAND,OR 97212 HILLSBORO,OR 97123 1S135CA-01402 1S135CA-01403 G NOR i• • F AND ANN M ROBERTS RANDOLPH JOANN 2433 H 11430 SW GREENBURG `i'TLAND,O' • 12 TIGARD,OR 97223 1S135CA-01500 1S135CA-01600 EGGERT JULIA L SLIMICK DANIEL&MARY 5322 NE PORT LANE 11355 SW 97TH OTIS,OR 97367 TIGARD,OR 97223 ' ' 1 15135CA-01700 1S135CA-01701 DAVIS STEVE&BARBARA DA • TE: &KAREN M BOROSKE 11300 SW 97TH CT 14570 .'• •' RD#257 TIGARD, OR 97223 :'•VERTON,OR • :17 1S135CA-01702 1S135CA-01703 DAVIS PETERS&KAREN M BOROSKE DAVI TE' : : KAREN M BOROSKE 14570 SW HART RD#257 14570 '•' RD#257 BEAVERTON, OR 97007 : • ERTON,OR 9 007 • CA-01704 1 S 135CA-01800 DAVIS S&KAREN M BOROSKE JAUCH ROGER P 14570 H•'T RD#257 10648 SW 41ST AVENUE AVERTON,OR 97007 PORTLAND,OR 97219 1 S 135CA-01900 1 S 135CA-01901 CARROLL SONDRA JOHANSEN MICHELLE PO BOX 231025 9640 SW NORTH DAKOTA TIGARD,OR 97281 TIGARD,OR 97223 1S135CA-01902 1S135CA-02100 KOCIEMBA DIANE E LUTHER BERTHA AND PO BOX 231021 2750 SE 51ST AVE TIGARD, OR 97223 PORTLAND,OR 97206 1S135CA-02200 1S135CA-02300 RODGERS TERRY 0 AND CHERYL JANIS YOUTH PROGRAMS INC 11405 SW 95TH 738 NE DAVIS TIGARD, OR 97223 PORTLAND,OR 97232 1S135CA-02302 1S135CA-02303 JANIS YOUTH PROGRAMS INC MICKEL TOM 0&JUDITH A 738 NE DAVIS 10261 SW STUART CT PORTLAND,OR 97332 TIGARD,OR 97224 1S135CA-02304 1S135CA-02400 BOELLING KAREN E DAVIS MARGARET M TRUSTEE 11500 SW GREENBURD RD 11470 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-02900 1S135CA-03000 TAYLOR GEORGENE FREUDENTHAL MICHAEL J& 9580 SW NORTH DAKOTA ST 9568 SW NORTH DAKOTA ST PORTLAND, OR 97223 TIGARD,OR 97223 1S135CA-03100 1S135CA-03200 JAMES FRED C GIBSON JEFFREY SCOTT 9545 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-03300 1S135CA-03400 MCCOY HEIDI A AND HERNANDEZ JOSE R& • 11231 SW 95TH 11253 SW 95TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-03500 1S135CA-03600 KNOWLES TAMARA MORADO SEBASTIAN&LUZ MARIA& 11275 SW 95TH AVE 11289 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03700 1S135CA-03800 AASVE SANDRA J AND DAVID J SPADY PATRICIA J 4829 SE 10TH TER 11321 SW 95TH AVE GRESHAM,OR 97080 TIGARD,OR 97223 1S135CA-03900 1S135CA-04000 TOMPKINS PAMELA JEAN ALDERMAN SHAWN J& 11343 SW 95TH AVE 11345 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04100 1S135CA-04200 NGUYEN HUNG Q F G F DEVELOPMENT INC 11355 SW 95TH AVE 905 NW 20TH AVE TIGARD,OR 97223 PORTLAND,OR 97209 1S135CA-04300 135CA-04400 LEE PAUL TRUSTEE LEE STEE 2206 NE 45TH 220 45 PORTLAND,OR 97213 ORTLAND,OR 97213 1S135CA-04700 1S135CA-04800 FEENEY NANCY L SWARNER SANDI 9771 SW NORTH DAKOTA 9775 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04900 1S135CA-05000 LUSCH BARBARA A WORTHEN ROBERT W&TONI M 11173 SW VERDE TER 11159 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-05100 1S135CA-05200 GERBER NORMAN&RUTH MARK CARRIE L& 11145 SW VERDE TERR 11121 SW VERDE TER TIGARD,OR 97224 TIGARD,OR 97223 1S135CA-05300 1S135CA-05400 BARON SANDRA ANN FOSTER DIANNE M 11107 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 • 1S135CA-05500 1S135CA-05800 COFFEY MARGARET A TRINH HOA& 19808 DERBY ST 11022 SW VERDE TERR WEST LINN,OR 97068 TIGARD,OR 97223 1S135CA-05900 1S135CA-06000 OVERALL JULIANNE WIDMER STEVEN M& 11040 SW VERDE TERR 11056 SW VERDE TERR TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-06100 1S135CA-06200 KAY CAROLENE A&RUSSELL A CROWLEY PAMELA M 11074 SW VERDE TERR 11092 SW VERDE TERR TIGARD, OR 97224 TIGARD,OR 97223 1 S 135CA-06300 1S135CA-06400 JORGENSEN JUDY G GREENBERGER MATTHEW L 11116 SW VERDE TER 11128 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06500 135CA-06600 COX JEFFREY R& JUN ' •D - ER J TR 11144 SW VERDE TERRACE 8105 , 6; . PL TIGARD, OR 97223 FKATLAND,OR ; 3 1S135CA-06700 1S135CA-06800 JUNGKIND WERNER J TR JUNGKIND SOPHIE TR 8105 SW 68TH PL 8105 SW 68TH RD PORTLAND, OR 97223 PORTLAND,OR 97223 1S135CA-06900 1S135CA-08000 D TA GE OWNERS OF LAI LONGS& LOT 11020 SW VERDE TER TIGARD,OR 97223 1S135DB-05504 1S135DB-05600 KREISBERG LOUIS&ELIZABETH J HOPKINS DEBBIE&DARRELL 11350 SW 95TH AVE 11400 SW 95TH AVE TIGARD, OR 97223 PORTLAND,OR 97223 1S135DB-05601 1S135DB-05700 GILMAN TIM T&SANDRA J BARNEY CHARLES R&CATHY L 22115 S BEAVERCREEK RD 11450 SW 95TH AVE BEAVERCREEK,OR 97004 TIGARD,OR 97223 1S135DB-06100 1 DB-0620. HOUSING AUTHORITY OF HOUSINt. ' THORITY OF 111 NE LINCOLN ST#200-L 11 • LINCOL • •0-L HILLSBORO,OR 97124 HILLSBORO,OR 97124 1S135DB-06300 1S135DB-06400 PADGETT MARK C AND MERRI S LEWIS MARY R 11270 SW 95TH 11250 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06500 1S135DB-06600 CHRISTOPHER BASIL R AND ESTES ALICE L 9460 SW NORTH DAKOTA 9430 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135DB-06800 PRICE JURREL&SHERRY LACY JON R AND JANELLE A 11245 SW 94TH AVE 11265 SW 94TH PORTLAND, OR 97223 TIGARD,OR 97223 1 S135DB-06900 1 S135DB-07000 WOODY DAVID C JR AND ELLIS DAVID B 11285 SW 94TH AVENUE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1 S 135DB-09300 1 S 135DB-09500 STONEKING RAYMOND D AND CHAVEZ ALDEN T JR&DONNA J 1040 CEDAR ST 11175 SW 93RD AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 1S1 35DB-09900 1 S 135DB-10000 MOBLEY RICHARD L BERTHA DAVIS BARBARA J 9385 SW NORTH DAKOTA 9405 SW NORTH DAKOTA ST TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10100 1S135DB-10200 ANDERSON GARY ROBERT AND HAHN DAVID GERALD 11160 SW 95TH 11140 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10300 1S135DB-10400 GRIMES DEBRA E MILLER DANIEL COLUM 11094 SW 95TH AVE 11100 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10500 1S135DB-10600 COMSTOCK JOSEPH R MICHAELIS CLAYTON W SR AND 11090 SW 95TH AVE 11076 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10700 KELLY CRAIG A&VICKY M 15421 NE ANDRA PL PORTLAND,OR 97230 / - C/ - S7�2_ c., SITE DEVELOPMENT REVIEW ' " APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 I GENERAL INFORMATION PRE-APP. HELD WITH: ,i ��''"" DATE OF PRE-APP.: l o�r i Property Address/Location(s): 96,96' .AGO 7• ,O FOR STAFF USE ONLY Tax Map&Tax Lot#(s): /7- I c3 5 Gff— e /19•e2 Case No.(s): S 7)r/9? -n0 ____.`t ter'D 7---C , -de_S' ,4, j /77/d,4 1;7677e20/ Other Case No.(s): Site Size: Ili/90,0 4P- _ Receipt No.: g/ —540 Application Accepted By: 'e' Property Owner/Deed Holder(s)*:/€12e.6.-- Date: /.. 4.07 Address:A so (IJQrnegz -Phone: � '1, _ S yo l //�' City: -77.7a/c c( (cco ' Zip: -7•1_2,3 Date Determined To Be Complete; '" ( '/ Applicant': �t�ttE_ ' �. � '� Comp Plan/Zone besignation: Address: Phone: City: Zip: CIT Area: *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written Rev.4/21r97 i:Ncurpinlmasterstsdra.doc authorization from the owner or an agent of the owner. The owner(s) must sign this application in the space provided on the back of this ic. form or submit a written authorization with this application. REQUIRED SUBMITTAL ELEMENTS PROPOSAL SUMMARY ✓ Application Elements Submitted: Er Application Form The owners of record of the subject property request Site �/ Development Review approval to allow please be specific): C� Owner's Signature,'Written Authorization /I /. /, 1� '/ Q. Title Transfer Instrument or Deed LA/Lc Site/Plot Plan / '� 1 ted � - ❑ (#of copies based on pre-app check list) ' 4g6- :L -;e j 4/ —RI ❑ Site/Plot Plan (reduced 81/2'x 11") ❑ ' Applicant's Statement (#of copies based on pre-app check list) ❑ Construction Cost Estimate Sevwerpse Information-Card') -" " (Distributed/cohipleted at application submittal) ❑ Filing Fee (Under$100,000) $ 800.00 ($100,000-$999,999) $1,600.00 (S1 Million&Over) $1,780.00 (+$5/$10,000) 1 i, List any VARIANCE, CONDITIONAL USE, SENSITIVE LANDS, OR OTHER LAND USE ACTIONS to be considered as part of this application: APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) • THE APPUCANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based cn this application, may 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. SIGNATURES of each owner of the subject property. 1 („.,5, DATED this day of c L -;> C 19 -9 .ce-- i Owner's Signature Owner's Signature Owner's Signature Owner's Signature 2 . A ADJUSTMENT a„11, �„ TYPE I APPLICATION CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 PRE-APP. HELD WITH: DATE OF PRE-APP.: GENERAL INFORMATION /� 0d.a/X/5 Property Address/Location(s): ���c95��/(/• 7 ,G7Z FOR STAFF USE ONLY Tax Map &Tax Lot#(s): /__CI/ -SJ - (7/ 9' Site Size: 2 0. , ei ---c -,C i , - ,�,; 1 Property Owner/Deed Holder(s *: 7.4,.._" �y, _ Case No.(s): ! " t=- t t Address:/,_! / . _ �O / -'1 : �e Other Case No.(s): `) f‹./e i`.%-�' City: / ._ ,.' /o. Zip: - ----, Applicant*: Receipt No.: Address: ►_V�y�- Phone: Application Accepted By: City: .410- Zip: Date: * When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owner(s) Date Determined To Be Complete: must sign this application in the space provided on the back of this form or submit a written authorization with this application. Comp Plan/Zone Designation: PROPOSAL SUMMARY CIT Area: The owners of record of the subject property request permission for an Administrative Adjustment to the following provision(s) of the Recording Date and Number: Community Development Code (please circle one only): Development Adjustment: $ 100 Rev7/28/99 i:\curpin\rnasters\adjustmt.mst Special Adjustments: $ 100 •Adjustment to a Subdivision $ 100 • Reduction of Minimum Residential Density $ 100 • Landscaping Adjustments-Existing/New Street Trees $ 100 REQUIRED SUBMITTAL ELEMENTS • Parking Adjustments-Reduction in Stacking Lane Length $ 100 •Wireless Communication Facility Adjustments-Distance From Another Tower $ 100 Please state the reason for the Adjustment request: ✓ Application Elements Submitted: n ❑ Application Form L -e a''Z' </Z� k - G� �/ ❑ Owner's Signature/Written Authorization 7/276 �Q CC �L `A 7,�, �/ ❑ Title Transfer Instrument or Deed 60, La r� / / o jee6:e,„e✓✓✓ ❑ Site/Plot Plan �,pf L (#of copies based on pre-app check list) (t` Jai �- af �j- 1 ��` `s y ' [ Site/Plot Plan (reduced 8'/:"x 11") ❑ Applicant's Statement (Addressing Criteria Under Section 18.370.020) ❑ Filing Fee $100.00 1 APPLICANTS: To consider an application complete, you will need to submit ALL of the REQUIRED SUBMITTAL ELEMENTS as described on the front of this application in the "Required Submittal Elements" box. (Detailed Submittal Requirement Information sheets can be obtained, upon request, for all types of Land Use Applications.) THE APPLICANT(S) SHALL CERTIFY THAT: • The above request does not violate any deed restrictions that may be attached to or imposed upon the subject property. • If the application is granted, the applicant will exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All of the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, may 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. SIGNATURES of each owner of the subject property. DATED thi - day of O ner's Signature Owner's Signature Owner's Signature Owner's Signature 2 V „eJl�I CITY OF TIGARD Community Development Shaping)1 Better Comniti nit.:: , LAND USE PROPOSAL DESCRIPTION 120 DAYS =1/8/ 0 0 FILE NO(S).: SITE DEVELOPMENT REVIEW ISDR)1999-00029 Abok FILE TITLE: PURKEY 4-PLEX APPLICANT: Diane E. Kociemba Purkey ENGINEER: Harris-McMonagle Assoc. 12810 SW Walnut Street 12555 SW Hall Boulevard Tigard, OR 97223 Tigard, OR 97223 PHONE/FAX: (503) 590-6115 (503) 639-3453 OWNER: Diane E. Kociemba Purkey OWNER Joe Walsh Development Specialist 12810 SW Walnut Street REP: 1931 NW 113th Avenue Tigard, OR 97223 Portland, OR 97229 REQUEST: The applicant proposes to convert a single-family dwelling into a multi-family 4-plex. LOCATION: 9600 SW North Dakota Street; WCTM 1 S135CA Tax Lot, 01902. ZONE: R-12; Residential, 12 Units Per Acre. The R-12 zoning district is designed to accommodate a full range of housing types at a minimum lot size of 3,050 square feet. A wide range of civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.780, 18.795 and 18.810. CIT AREA: East CIT FACILITATOR: List Available Upon Request DECISION MAKING BODY: COMMENTS SENT: December 28, 1999 DUE:January 10,2000_. © STAFF DECISION DATE OF DECISION: FEBRUARY 3, 2000 ❑ HEARINGS OFFICER DATE OF HEARING: TIME: 7:00 ❑ PLANNING COMMISSION DATE OF HEARING: TIME: 7:30 ❑ CITY COUNCIL DATE OF HEARING: TIME:_ 7:3Q PROJECT RELATED COMPONENTS AVAILABLE FOR VIEWING IN THE PLANNING DIVISION © VICINITY MAP 13 NARRATIVE Ei TRAFFIC IMPACT STUDY © ARCHITECTUAL PLAN © SITE PLAN in LANDSCAPE PLAN © GEO-TECH REPORT p TREE PRESENTATION PLAN STAFF CONTACT: Mathew Scheidecgger, Assistant Planner (503) 639-4171 Ext. 317 SDR1999-00029 PURKEY 4-PLEX LAND USE PROPOSAL .11,0,4 CITY OF TIGARD OREGON December 27, 1999 Diane Purkey 12810 SW Walnut Street Tigard, OR 97223 RE: Notice of Complete Application Submittal SDR1999-00029/Purkev 4-Plex Dear Mrs. Purkey: The City has received the information necessary to begin the review of your Site Development Review application. Staff has, therefore, deemed your application submittal as complete and will begin the review process. The estimated time for rendering a decision from the date an application is deemed as complete is 6-8 weeks. If you have any questions regarding your application or if I can answer any questions, please don't hesitate to contact me at (503) 639-4171 x 317. Sincerely, --1/ izuw- diate'Hdyro , /--- Mat ew Scheidegger Assistant Planner is\cu rpl n\mathew\sdr\sdr1999-00029.acc. c: SDR1999-00029 Land use file 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 PUBLIC FACILITY PLAN CHECKLIST Project: Rv?-ree 4 J -P�- FOR Date: if vo IsoftK) LAND USE APPLICATION SUBMITTALS El-COMPLETE ❑INCOMPLETE GRADING — rJ\A j S1 ic. kS pC- � O Existing and proposed contours shown? ❑ Are adjacent parcels impacted by proposed grading? ❑Yes ❑No ❑ Adjacent parcel grades shown? STREET ISSUES Right-of-way clearly shown? laz Centerline of street clearly shown? EK Name of street(s) shown? []kExisting/proposed curb or edge of pavement shown? 'Profiles of proposed streets EPA Future Streets Plan provided? (subdivisions and some partitions) ❑ profiles ❑ topo shown on adjacent property? ,a n° Traffic study required/submitted? la- Do proposed street grades comply with City standards? lir Check widths proposed on public streets Are private streets proposed? ❑ under 6 lot minimum? ❑ commercial driveway entrance required. ❑ width appropriate? ['Other: SANITARY SEWER ISSUES Er Existing/proposed lines? [i Stubs to adjacent parcels required? WATER ISSUES Et Existing/proposed lines? a Existing/proposed fire hydrants? STORM DRAINAGE AND WATER QUALITY ISSUES L3 Existing/proposed lines? P AP, Preliminary sizing calculation of water quality provided? Water quality facility shown on plan? ❑ does area provided match calculations for size requirement? Stubs to adjacent properties required? lat r Water quality and/or detention shown outside of any wetland buffer? • i:\eng\brianr masters\public facility plan checklist.doc MEMORANDUM LLL TO: Bill Monahan , Jim Hendryx, Dick Bewersdorff, 4� Ron Goodpaster, Gary Lampella, FROM: Albert Shields RE: Diane Purkey, & her house at 9600 SW North Dakota St. CC: Hap Watkins, Matt Scheidegger DATE: Thursday, May 24, 2001 No immediate action required on your part. This is a "head's-up" memo to alert you that we have an extremely disappointed applicant from whom we will probably receive some complaints about being misdirected or inadequately counseled by the City. In RE: Diane Purkey, her house at 9600 SW North Dakota St., "The Purkey-Plex," and permits ENG2001-00022, MMD2000-00024, SDR1999-00029, VAR2000-00004, VAR2000-00005. STATUS: Hap and I met with Diane and Denny Purkey this afternoon and reviewed with them the modifications to the "house" at 9600 SW that would be required under the building codes to change the use from single-family to 4-unit multifamily. The changes are substantial, including sprinklering the four units, providing handicapped adaptability, documentation of previous construction approval by Washington County, etc. The costs will also be substantial and doubtless greatly exceed anything Mrs. Purkey anticipated. She left, visibly upset, complaining that she would not have invested as much as she already has in addressing requirements for her Planning and Engineering permits if she had known that the costs of modifying the building itself would be so high. She complained specifically that in none of her discussions with Planning had anyone suggested that there might be any difficulty in meeting Building requirements nor had anyone suggested that she might want to submit specific plans for review before proceeding. We started to point out that Planning's focus would have been on land use as opposed to building use and that their presumption would have to be that a developer knew what they were proposing to get into, but she seemed to believe that she should have been guided better towards anticipating difficulties. r k- • She also complained that Hap and I, who had met with her and Matt Scheidegger in July, 1999, had at that time mentioned only relatively minor changes and corrections that would be required, some of which she has already done, such as installing a larger window in a bedroom to provide required egress. At that time she was insisting that only her immediate family lived in the house and that no units were rented out — so the property continued to be a single-family residence and the corrections we commented on were those required by the Housing and Building Codes for any occupancy as a residence, not requirements for conversion to use as an apartment house. BACKGROUND: • The house was Mrs. Purkey's former marital residence. Her former married name was Kociemba. Mr. Kociemba (and one or more of their sons) apparently did the construction work involved in converting an existing garage to a studio apartment for one son, adding a two-story structure with garage below/apartment above, and subsequently converting the new garage to another apartment, leaving four potential dwelling units. That work was reportedly done under permit from Washington County, but the documents we have seen so far do not show a four-unit floor plan or any added kitchen or bathroom facilities, only a garage with an undefined room above to be attached to a single-family house. • Recent work on the building has consistently been begun without a permit. In 1998 Mrs. Purkey rebuilt (and possibly enlarged) a deck and stairs to the second floor without a permit. In 1999, at the time of our visit, the gas service had been expanded to four meters and new gas furnaces and ranges installed in at least two units, again without permits. And more recently, excavation for street widening and parking was begun without a permit. It is obvious that electrical and plumbing work that required permits has also been done, presumably by her sons. • The original permits for the deck (1998) and gas lines (1999) have expired and even that work has never received final inspection approval. No inspections were ever requested under the deck permit and required corrections were not completed under the gas line permit. • Hap and I visited the property again last Friday, when the police department executed a search warrant and notified us of some Housing and Building Code issues. We drew up a list of current violations that I reviewed with Mr. & Mrs. Purkey in a meeting on Monday, 5/22, in Ron Goodpaster's office. In that meeting I explained to the Purkeys that a number of the noted violations had to be addressed immediately even if no one were currently living in the property and that others would have to be corrected if members of her family were to live in it as a single- family home. Specifically, I told them that new Mechanical and Structural permits, for the gasline and deck work, would have to be taken out within 7 days and that the work under those permits would have to be completed, including final inspection approval, within 30 days. We plan to enforce that timetable while making every effort to cooperate with the Purkeys. • In our meeting today we did point out that conversion from single-family to two- family/duplex would require much less modification and would be far less expensive. Please let me know if you have any questions. 3 41111. - -O / i 41 - i- r llippr fri i a t Lez.,_ de2Z72; 0/ 7 i - / / _ _ -%�!' 4 4 / - /!Q'e_ ...".(„f�le �1,07'i J , , -/ !% 4110111% ''' —..., .1'.....,MIAMMIP:1/-‘ ' Arr Allr 114:-.." / / itil - - i ►rI' - Q±Yi77 241 atP. a / NI Itil , Millirellii .fia), ' , r , fi.,, f %USA - ,,i_.----.%*c_i • i F M 5 . 91001987 ' p Fidelit,, _4ational Title Company of Oregc Washington County I�V(/ • STATUTORY SPECIAL WARRANTY DEED v (Individual or Corporate( � Kay W. Livingston and Bessie E. Livingston, husband and wife grantor, conveys and specifically warrants to: LeROY AUGUST KOCIEMBA and DIANE E. KOCIEMBA, husband and wife grantee, the following described real property, free and clear of encumbrances created or suffered by the grantor except as specifically set forth herein, situated in the County of Washington , State of Oregon, to wit: _ The East one—half of the North 175 feet of Lot 1, BOETCHERS ADDITION TO GREENBURG 1"•" ' t= HEIGHTS, in the County of Washington and State of Oregon. Z (Jr) t- Q Z Q i.7+� This Deed is in fulfillment of Contract dated October 14, 1964; recorded October 27, 1964; Book:528,Page:141 . THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $-.--14.,.901:1_0A (See ORS 93.030) Dated this 7-4-day of ..-January . 19 91 ; l / k , /•., ...... 1:1/4 . Livin stogy (If x.cured by a corporation, � �� / arfi><corporate seal) Bessie E. Livingston STATE OF OREGON, ) STATE OF OREGON, County of )ss. /,/ ss. , 19 County of !V ) jI9 p/ Personally appeared and /l who, being duly sworn, Personally ppeared the above named ay W. Livingston and Bessie E. each for himself and not one for the other, did say that the former is the � ,isl�il$SxOn president and that the latter is the secretary of pp , a corporation, �..‘,r.-.li��� land acknowledged the foregoing instru- and that the seal affixed to the foregoing instrument is the corporate seal -- !�rr7gr11'to be... .e -r, voluntary act and ed. of said corporation and that said instrument was signed and sealed in be- . r.t . °'• half of said corporation by authority of its board of directors; and each of . .: F? them acknowledged said instrument to be its voluntary act and deed. • 1_ 01 A► Befor.2.me: Before me: r7 : (07FICIAL : 4 4041(1 . (OFFICIAL =SE 4\ a' SEAL) 1 ',1 t, U 8 NQtlrry Public for Oregon n ���}}}... Notary Public for Oregon (`�'• ..Vocymmission expires: / J My commission expires: t LIVINGSTON STATE OF OREGON SS County of Washington GRANTOR S NAME AND ADDRESS KOCIEMBA I,Jerry R. Han r of Assessment and Taxation a fficio carder of Con- veyances for ogUn6Ptiiipere ertify that SPACE RESERVE the within trumeent_of(-writchercw received GRANTEE S NAME AND ADDRESS FOR and record I�R`'6o Icc}�e`cofd3 o ai ounty. Aft.,recording return to: RECORDER•S US J ./�� Harltib , q�r Or Of. rrl • $�f�fllelSt`8 ' �Ialitat Ex• Mr. and Mrs. LeRoy Kociemba icio ou Orkz e`f , 964Q...S.W.�Iox.tb,.Dakota Ny '•. ,�5 - 29 Tigard,...OR 9.7223 4, _••. '-/ a NAME.ADDRESS ZIP TON . Until a change is requested all too statements shall be sent to the following address. COUP Doc : 91001987 Rect.: 472y27 33. 00 NAME.ADORESS,ZIP 01/11/1991 ()3: 21 : OOPM FNTO-0014 R •' 91001988 Fia,,.•cy National Title Company of Orcbon Washington County U STATUTORY BARGAIN and SALE DEED o (Individual or Corporate) LeRoy August Kociemba _r grantor, conveys to Iliane..E_._Kociemba. f� grantee, the following described real property, situated in the county. of Washington , State of Oregon, to wit: The East one-half of the North 175 feet of Lot 1, BOETCHERS ADDITION TO GREENBURG HEIGHTS, in the County of Washington and State of Oregon. w F-� Z If) ^ LU THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES. THE TRUE AND ACTUAL CONSIDERATION FOR THIS CONVEYANCE IS $ None (See ORS 93.030) Dated this.._9 tit.., day of January , 1991...; Le August ociemba (If lid by a corporation, affix corporate soul) STATE OF OREGON, ) STATE OF OREGON, County of )ss. )ss. , 19 `couJtit 'Washington ti Ranh 9 , 19.9 Personally appeared. and V: • Pei o 'Appeared the above named who, being duly sworn, • • each for himself and not one for the other, did say that the former is the •.. Q.... Qy.;ECilg�st__Kaciemha president and that the latter is the secretary of Y '71`,$ ( : C , a corporation, e • frpd acknowledged the foregoing instru- and that the seal affixed to the foregoing instrument is the corporate seal N, •nl*to qS voluntary act and deed. of said corporation and that said instrument was signed and sealed in be- half of said corporation by authority of its board of directors; and each of w• • them acknowledged said instrument to be its voluntary act and deed. Before me 1 Before me: (OFFICIAL -' (OFFICIAL SEAL) / SEAL) Notary Public f r Oregon Notary Public for Oregon My commission expires: 2/8/91 My commission expires: KOCIEMBA STATE OF OREGON County of Washington ) SS GRANTOR'S NAME AND ADDRESS I,Jerry R.Hans „Director of Assessment KOCIEMBA and Taxation andbER-Officio Recorder of Con- veyances for said coynt9Pdd)ereby.certify that the within instrurment_of writiligrwaS,e(received • SPACE RESEI and records i `UP6k oth�cord99' f*aid ounty. GRANTEE-S NAME AND ADDRESS FOR r�-- After wording Warn tot RECORDER'S Han.+ bettor of * i 111 tP):ent�a aRati , Ex- I: � e -IIi � •K- -E - oeiemba z / 9.6.04•-SW-Dior-t-h-Dk--a- ot-& ti . 3 ,. ot- Tigard.,..OR..N i �7.7.2ADDRESS.ZIP CTO * • r. COON Until a thong*is requested all lox statements shall be sent to the following address. same as above Doc : 91001988 Rect: 47227 33. 00 01/11/1991 03: 21: OOPM FNTO-0013 NAME.ADDRESS.ZIP • • p ' • 1. p 6 THI MAP! I_ SHADY LN , CITY of TIGARD I GEOGRAPHIC INFORMATION SYSTEM _ AREA NOTIFIED lift J�� (S 00') b,701 1/47 1 . For Joe Walsh Re: I S 13 SCA, Tax Lot 1902 41... ��= I -" ANDERSEN.VIRGINIA S , '�� �� - HUNTLEY.RUTH ./'-- IAI,LON6 Sa TAMARYN ASSOCIATES w "" THINK.ROA a DOLING.STEVE T a OTILIA ��y-{ HVERIALLJULIANNE RI RY.C RAI G A a VICKY M l MICHAELIS,CLAYTON RR SIA COFFEY,MARGII�RB—A WOOLSEY.MARK 0 AND PATRICIA I DAKOTA Ville OWNERS OF RAROH.SANNRAANKJORGENSEN.J110Y 6 CO MSTOCKIOSEPHI NAILBARRIE GREENBERGER,MATTHEW L CARLSON.ANNA MILLER,OANIEL COLUM iRIEFFREY R a tY SANITILLI.ARMAIIO I ET AL JUN INO.WERNER LTD Gill M ,DEBRA I C'r) • LUSCH.NARBIIA SIINOWICK,MARIANMEJOY HAHN,DAVID GERALD 0) +EENFY,MA L LEE,PAUL TRUSTEE — OLSONRALPH E a CAROLE A MO AICHA RDIBERTNA licrSOPHIE Tp 61llIMCNAM.TERRYIANO JOHNSON,THOMAS Aa DAVIS,BARBARA MRGYUS0Y,AARON T aTIYAR i STONLKING,RAYMOND NORTH DAKOTA CNRtSTOry1 `i GEORGENE �-..__. K1H0.YSEN.MIK 161% I MMES.FREOC LEWIS,MAIiR I ' ESTES,ALIEEE ., GI' IBBON,JEFFREY SCOTT PRICE,JUNREIa SHERRY iioN i JAUCH,ROGERP i. MCCOY.HEIDI A AND f _WYI SDROSKE KNOWLES.TAMARA LACY.JON R AND YAHELEEA __S.PETER S a KAREN II NERNANDEZ,JOSE R a WOODY.OAYID C MAN CARROLL.SONDRA FG FDEYELOPMENT.INHCD�USIKG AUTHORITY OF W - 1 ..- -------- ails.DAVID IL > � MCUYEN.XUN A DAYIS.STEYEa BARBARA SPAN,PATRICIA.1 in .Q _ CD WD 8,110RMANKFANDAINII TOMPKINS.PAMELA JEAN KREISBERG,LOUIS aELITARETIJ EARR.IAMESM wrCK OANIEIaMARY ALOERMAN.SHAWXIa il l fff AOBERTS�.]RANDO LUTHER.BERTHA AND I --- 61LMAK TIM TtSANDRA" W DAVI S.MARGARET M TRUSTEE NOPKIYS.DEBBIE a CARRELL SIP/ LPH JOANN JANISYOUTH PROGRAMS.INC - EGGERT,JULIA RODGCRS.TERRY OAKS CHERYL Q 0 100 200 300 400 Feet T•'l MIERS.TERRY AND CHERYL • 1'ti 2N1 Feet IIIi BARN EY,C HAMIS R t CATHY I A O,IGIIEME _ �� A GRF' City of Tigard Al �N� Information on this map is for general location only and ,• �R 41,4 should be venfied with the Development Services Division. 111111111 13125 SW Hall Blvd Tigard,OR 97223 •, (503)639-4777 illik4,.. 4111111" 1 httpalww.v.ci.tigard.or.us Community Development Plot date:Oct 15, 1999; C:\magic\MAGIC03.APR 1S135AC-01700 1S135CA-00100 ANDERSEN VIRGINIA S JOHNSON THOMAS A& 10970 SW 95TH AVE 11165 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-00101 1S135CA-00102 SANDWICK MARIANNE JOY CARLSON ANNA 3750 NW QUINCE 11115 SW 95TH REDMOND,OR 97756 TIGARD, OR 97223 1S135CA-00103 1S135CA-00104 WOOLSEY MARK D AND PATRICIA E OLSON RALPH E&CAROLE A 11085 SW 95TH AVE 16640 SW 147TH TIGARD,OR 97223 TIGARD,OR 97224 1S135CA-00200 1S135CA-00201 DULING STEVE T&OTILIA HUNTLEY RUTH 11055 SW 95TH AVE 11025 SW 95TH AVE TIGARD, OR 97223 PORTLAND,OR 97223 1S135CA-00301 1S135CA-00303 OREGON STATE OF DEPT OF VETS AF GILLINGHAM TERRY L AND 9645 SW NORTH DAKOTA ST 9605 SW NORTH DAKOTA TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-00305 1S135CA-00307 MAGNUSON AARON T&TINA R TAMARYN ASSOCIATES 9635 SW NORTH DAKOTA ST PO BOX 1450 TIGARD,OR 97223 PACIFIC PALISADES,CA 90272 1S135CA-00600 1S135CA-01300 SANITILLI ARMAND J ET AL TABB JAMES R PO BOX 02092 11400 SW GREENBURG RD PORTLAND,OR 97202 TIGARD,OR 97223 1S135CA-01400 1S135CA-01401 WONG NORMAN K F AND ANN M WASHINGTON COUNTY 2433 NE 11TH 111 SE WASHINGTON ST PORTLAND,OR 97212 HILLSBORO,OR 97123 1S135CA-01402 1S135CA-01403 WO ORM F AND ANN M ROBERTS RANDOLPH JOANN 24331E 11430 SW GREENBURG PORTLAND,OR 12 TIGARD,OR 97223 1S135CA-01500 1S135CA-01600 EGGERT JULIA L SLIMICK DANIEL&MARY 5322 NE PORT LANE 11355 SW 97TH OTIS,OR 97367 TIGARD,OR 97223 1 S 135CA-01700 1 35CA-01701 DAVIS STEVE& BARBARA DAVI TER REN M BOROSKE 11300 SW 97TH CT 14570 T RD#257 TIGARD,OR 97223 AVERTON,OR 07 1S135CA-01702 1S135CA-01703 DAVIS PETER S&KAREN M BOROSKE DA ETE &KAREN M BOROSKE 14570 SW HART RD#257 14570 RD#257 BEAVERTON,OR 97007 VERTON,OR 7 1S135CA-01704 1S135CA-01800 DAV - TER S& • N M BOROSKE JAUCH ROGER P 14570 51 - '' RD#257 10648 SW 41ST AVENUE • ERTON, OR • 107 PORTLAND,OR 97219 1S135CA-01900 1S135CA-01901 CARROLL SONDRA JOHANSEN MICHELLE PO BOX 231025 9640 SW NORTH DAKOTA TIGARD, OR 97281 TIGARD,OR 97223 1S135CA-01902 1S135CA-02100 KOCIEMBA DIANE E LUTHER BERTHA AND PO BOX 231021 2750 SE 51ST AVE TIGARD, OR 97223 PORTLAND,OR 97206 15135CA-02200 1S135CA-02300 RODGERS TERRY 0 AND CHERYL JANIS YOUTH PROGRAMS INC 11405 SW 95TH 738 NE DAVIS TIGARD,OR 97223 PORTLAND,OR 97232 15135CA-02302 1S135CA-02303 JANIS YOUTH PROGRAMS INC MICKEL TOM 0&JUDITH A 738 NE DAVIS 10261 SW STUART CT PORTLAND, OR 97332 TIGARD,OR 97224 1S135CA-02304 1S135CA-02400 BOELLING KAREN E DAVIS MARGARET M TRUSTEE 11500 SW GREENBURD RD 11470 SW GREENBURG RD TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-02900 1S135CA-03000 TAYLOR GEORGENE FREUDENTHAL MICHAEL J& 9580 SW NORTH DAKOTA ST 9568 SW NORTH DAKOTA ST PORTLAND,OR 97223 TIGARD,OR 97223 1S135CA-03100 1S135CA-03200 JAMES FRED C GIBSON JEFFREY SCOTT 9545 SW NORTH DAKOTA ST 9524 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03300 1S135CA-03400 MCCOY HEIDI A AND HERNANDEZ JOSE R& 11231 SW 95TH 11253 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03500 1S135CA-03600 KNOWLES TAMARA MORADO SEBASTIAN&LUZ MARIA& 11275 SW 95TH AVE 11289 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-03700 1S135CA-03800 AASVE SANDRA J AND DAVID J SPADY PATRICIA J 4829 SE 10TH TER 11321 SW 95TH AVE GRESHAM,OR 97080 TIGARD,OR 97223 1S135CA-03900 1S135CA-04000 TOMPKINS PAMELA JEAN ALDERMAN SHAWN J& 11343 SW 95TH AVE 11345 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04100 15135CA-04200 NGUYEN HUNG Q F G F DEVELOPMENT INC 11355 SW 95TH AVE 905 NW 20TH AVE TIGARD,OR 97223 PORTLAND,OR 97209 1S135CA-04300 1 5CA-0440 LEE PAUL TRUSTEE LEE P USTEE 2206 NE 45TH 220 45 PORTLAND,OR 97213 RTLAND,OR 97213 1S135CA-04700 1S135CA-04800 FEENEY NANCY L SWARNER SANDI 9771 SW NORTH DAKOTA 9775 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-04900 1S135CA-05000 LUSCH BARBARA A WORTHEN ROBERT W&TONI M 11173 SW VERDE TER 11159 SW VERDE TERR TIGARD, OR 97223 TIGARD,OR 97223 1S135CA-05100 1S135CA-05200 GERBER NORMAN &RUTH MARK CARRIE L& 11145 SW VERDE TERR 11121 SW VERDE TER TIGARD,OR 97224 TIGARD,OR 97223 1S135CA-05300 1S135CA-05400 BARON SANDRA ANN FOSTER DIANNE M 11107 SW VERDE TERR 11092 SW VERDE TERR TIGARD, OR 97223 TIGARD,OR 97223 1S 1 35CA-05500 1S135CA-05800 COFFEY MARGARET A TRINH HOA& 19808 DERBY ST 11022 SW VERDE TERR WEST LINN,OR 97068 TIGARD,OR 97223 1S 1 35CA-05900 1 S 135CA-06000 OVERALL JULIANNE WIDMER STEVEN M& 11040 SW VERDE TERR 11056 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06100 1S135CA-06200 KAY CAROLENE A&RUSSELL A CROWLEY PAMELA M 11074 SW VERDE TERR 11092 SW VERDE TERR TIGARD,OR 97224 TIGARD, OR 97223 1S1 35CA-06300 1 S 135CA-06400 JORGENSEN JUDY G GREENBERGER MATTHEW L 11116 SW VERDE TER 11128 SW VERDE TERR TIGARD,OR 97223 TIGARD,OR 97223 1S135CA-06500 1.1 3 5 C A-0 6 6 0 0 COX JEFFREY R& JUN D WE'. " J TR 11144 SW VERDE TERRACE 8105 SW TIGARD, OR 97223 IfpRT AND,OR 9 223 1S135CA-06700 1S135CA-06800 JUNGKIND WERNER J TR JUNGKIND SOPHIE TR 8105 SW 68TH PL 8105 SW 68TH RD PORTLAND,OR 97223 PORTLAND,OR 97223 1 5CA-06900 1S135CA-08000 DAKO - ILLA • NERS OF LAI LONGS& LOTS 3- 11020 SW VERDE TER TIGARD,OR 97223 1S135DB-05504 1S135DB-05600 KREISBERG LOUIS&ELIZABETH J HOPKINS DEBBIE&DARRELL 11350 SW 95TH AVE 11400 SW 95TH AVE TIGARD, OR 97223 PORTLAND,OR 97223 1S135DB-05601 1S135DB-05700 GILMAN TIM T&SANDRA J BARNEY CHARLES R&CATHY L 22115 S BEAVERCREEK RD 11450 SW 95TH AVE BEAVERCREEK,OR 97004 TIGARD,OR 97223 1S135DB-06100 1S135DB-06200 HOUSING AUTHORITY OF HOUSI U ITY OF 111 NE LINCOLN ST#200-L 111 NE C ST#200-L HILLSBORO,OR 97124 lillettBORO,OR 97 4 1S135DB-06300 1S135DB-06400 PADGETT MARK C AND MERRI S LEWIS MARY R 11270 SW 95TH 11250 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06500 1S135DB-06600 CHRISTOPHER BASIL R AND ESTES ALICE L 9460 SW NORTH DAKOTA 9430 SW NORTH DAKOTA TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-06700 1S135DB-06800 PRICE JURREL&SHERRY LACY JON R AND JANELLE A 11245 SW 94TH AVE 11265 SW 94TH PORTLAND,OR 97223 TIGARD,OR 97223 1S135DB-06900 1S135DB-07000 WOODY DAVID C JR AND ELLIS DAVID B 11285 SW 94TH AVENUE 11305 SW 94TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-09300 1S135DB-09500 STONEKING RAYMOND D AND CHAVEZ ALDEN T JR&DONNA J 1040 CEDAR ST 11175 SW 93RD AVE LAKE OSWEGO,OR 97034 TIGARD,OR 97223 1S135DB-09900 1S135DB-10000 MOBLEY RICHARD L BERTHA DAVIS BARBARA J 9385 SW NORTH DAKOTA 9405 SW NORTH DAKOTA ST TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10100 1S135DB-10200 ANDERSON GARY ROBERT AND HAHN DAVID GERALD 11160 SW 95TH 11140 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10300 1S135DB-10400 GRIMES DEBRA E MILLER DANIEL COLUM 11094 SW 95TH AVE 11100 SW 95TH AVE TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10500 1S135DB-10600 COMSTOCK JOSEPH R MICHAELIS CLAYTON W SR AND 11090 SW 95TH AVE 11076 SW 95TH TIGARD,OR 97223 TIGARD,OR 97223 1S135DB-10700 KELLY CRAIG A&VICKY M 15421 NE ANDRA PL PORTLAND,OR 97230 Paz4eot TAX Seto ice 15350 S.W. 116th AVE. • KING CITY • TIGARD,OREGON 97224 TELEPHONE(503)620-3061 • FAX: (503)684-8195 RE : Purkey property Dear Interested Party: I am the owner of the property located at 9600 S .W. North Dakota, Tigard, Oregon 97223 . I am considering proposing a 4-Plex at this location. Prior to applying to the City of Tigard for the necessary permits, I would like to discuss the proposal in more detail with the surrounding property owners and residents . You are invited to attend a meeting on: / • 7 ( ) 9 /2ev /,7n9 Please notice this will be an informational meeting on preliminary plans . These plans may be altered prior to the submittal of the application to the City. I look forward to more specifically discussing the proposal with you. Please call me at 503-590-6115 if you have any questions . Sincerely, g „- Diane E. Purkey MP ! AFFIDAVIT OF MAILING STATE OF OREGON ) ss. City of Tigard ) • I, ,/ c- P -44J being duly sworn, depose and say that on 19 . I caused to have mailed to each of the persons on the attached list, a notice of a meeting to discuss a proposed development at (or near) 1/(; IA 1 77 a---/E4—,. -----C/ a copy of which notice so mailed is attached hereto and made a part of hereof. I further state that said notices were enclosed in envelopes plainly addressed to said persons and were dep- ' ed on the date indicated above in the United States Post Office located at_, - I. with postage prepaid thereon ..rte _ ( -: -.4 , Signature .. (In he presence of a Nota u lic) (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the '// day of : yez-si ?1977 :V4'., OFFICIAL SEAL / DENNY J PURKEY N `� NOTARV PL, LIC,_OREGON �•-�- -�P BLIC OF OREGO " COMMI,E+r�, NO 059115 MY COMMISSION EXPIRES NOV 04,2000 My Commission Expires: (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: 'k'' TYPE OF PROPOSED DEVELOPMENT: I Name of Applicant/Owner: ` 1jf;: - Address or General Location of Subject Property: Ar �'anni - LSubject Property Tax Map(s)and Lot#(s): 1c�% C — I J hnl goffipattyi nasttnmat(madinst If AFFIDAVIT OF POSTING NOTICE WITHIN SEVEN(7)CALENDAR DAYS OF THE SIGN POSTING,RETURN THIS AFFIDAVIT TO: City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 1, ' :A do affirm that I am (represent) the party initiating interest in a proposed — / ."p�/ affecting the land located at (state the approximate Inca 'on sf s :ddr- s s and/or tax lot(s) currently registered) 1� � J _7' •,,¢ �..L._ and did onnthe day of -, .% 19 /per /Wally post notice indicating t at the site may be proposed for a i/LT76L_t__ ?)--/Vie 41 zie///41 application, and the time, date and place of a neighborhood meeting/to discuss the oposal. The sign was posted at �1} 27 £ ',z- T (state location you posted notice on property) ill -‘......t_..' •nature (In the presence o a Notary P • (THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE) Subscribed and sworn/affirmed before me on the 9 •- of d- 1 i'� 9# • f +.,� OFFICIAL SEAL DENNY J PURKEY NOTARY PUBLIC-OREGON Kim,- PUBLIC OF OREGON �,\.r COMMISSION NO 059116 My Commission Expires: MY COMMISSION EXPIRES NOV 04, 2000 Y P (Applicant, please complete information below for proper placement with proposed project) NAME OF PROJECT OR PROPOSED NAME: /,C/Cf TYPE OF PROPOSED DEVELOP NT: _ �Name of Applicant/Owner: '■ 1,4 /� c. I Address or General Location of Subject Property: _ /M W�2r I I !Subject Property Tax Map(s)and Lot#(s): ' ..��41C--- 4 -- lj Z I h:Vog mVattyVnastersutposimst (SIGNS ARE AVAILABLE FOR PURCHASE AT THE DEVELOPMENT SERVICES COUNTER AT THE PRICE OF g2.00 EACH.) bli Oir I C E .. . . . . . . .„ . . .. . . ` developer to hold -..NEIGHBORHOOD MEETI�l�tG, . .. .' : : : -- . -s.:- ' : -- s concerning proposed '' '.'. .:. . .. . ., ' '.. . ...-. :-._:..-„'..:.d.. . . of this property. ., - Meeting D e Time Location lifieDq Z 9f �� 94001W PREP sED ROJE +CT �t4 Ch & heonl4L-3kSloC. E-4snt myi - For More Information Contacf. Developer Name:I' � ' Address ITj- ' 0 Tx`rlijci�d �: . -- Te%phone: 1 , inarmtiinum .:.„,,,,i_ we (e24J L.) „:127„) 'G 1� ' • i■/-4W4 !�/�/�o<< - // �U � 7 rl �T G � 4,72,, .aster -< 1;..- 5 Zoo S1-0 N. b "2- F� %4/4- 1•• /4e,S �z �vc/ j, //74-�veQu O ra41 c.e4 /144K. I 'i 77 -- Ge_orn jay/o r g5. ?C. ScA) c■-2 lak4c,_ t) -T 5L✓ , , 041, c �i .. /2 4 ,) Vr .3 F'°`.'le-r I l C) S 1.3 11 e-_, Tess 7-27/11d j, 01-ofLe_ 7 ■ri ( r puce_ - 7 /1,-?%ivi J * . . ' . , j 4/� , , t'iGC/ .� �� ` , • f- g?L? /245irrc\- 4/24n i ce& #/0 ef9 , • --- - %� or r Or# 4t-) 42-40Q of t,ee, , - A s - ' 7Lt - 7ee,A .v /L-oe /G n ("1-277/ 7 7-72-)-a_777 _ P rV (-1- ?j f7-7/-P --ri 2"2‘-2-pv 7, 77% : (" 1,?1,( 2' YZ ( 73V-. X32 ."- r"r (a-np�d� �2D� 1'7'9 i' -ri-22-fPo p-z ,( z-1. 3-1-r7e 2-21-x-2-7v w JOE WALSH DEVELOPMENT SPECIALIST 1931 NW 113TH AVENUE PORTLAND, OR. 97229 Fax 671-0706 Phone 644-5298 PURKEY SITE DEVELOPMENT APPLICATION CONSTRUCTION COST ESTIMATE PUBLIC IMPROVEMENTS $12,200 INCLUDING: CURB AND GUTTER 1/2 STREET IMPROVMENT 5 FOOT SIDEWALK STORM DRAINAGE PRIVATE IMPROVEMENTS $5,000 INCLUDING: CURBS PAVING STRIPING STORM DRAINAGE JOE WALSH DEVELOPMENT SPECIALIST 1931 NW 113TH AVENUE PORTLAND,OR. 97229 Fax 671-0706 Phone 644-5298 November 29, 1999 APPLICANT'S NARRATIVE APPLICANT'S REPRESENTATIVE: Joe Walsh Development Specialist ENGINEER: Harris-McMonagle Associates APPLICACT: Diane Purkey 12810 SW Walnut Tigard,Or. 97223 PROPERTY OWNER: Same as applicant REQUEST: Site Development Review for change of use from single family to multi-family residential LEGAL DESCRIPTION: 1 S 1 35CA Tax Lot 1902 SIZE: 17,600 Square Feet LOCATION: 9600 SW North Dakota Street LAND USE DISTRICT: R-12 (Residential 12 units per acre) APPLICABLE REGULATIONS The Following Sections of the Tigard Development Code: 18.360 Site Development Review 18.705 Access, Egress and Circulation 18.715 Density Computations 18.730 Exemption to Development Standards 18.745 Landscaping and Screening 18.765 Off-Street Parking and Loading Requirements 18.790 Tree Removal 18.795 Visual Clearance Area 18.810 Street and Utility Improvement Standards LIST OF EXHIBITS EXHIBIT A SITE DEVELOPMENT AND LANDSCAPE PLAN EXHIBIT B EXISTING CONDITIONS EXHIBIT C DRAINAGE AND GRADING PLAN EXHIBIT D FLOOR PLANS EXHIBIT E ELEVATIONS EXHIBIT F TREE PRESERVATION REPORT INTRODUCTION This application is a request to convert an existing single family residence to a four unit multi family residence. The proposal involves the creation of a parking lot to serve the four units along with the necessary landscaping. Additional ten feet for dedication of right of way along SW N. Dakota Street is proposed with this application. The existing single family residence is being converted into four individual units. Unit "1" is a studio unit with 462 sf. Unit"2"is a 3 bedroom unit with 913 sf. Unit"3"is a one bedroom unit with 755 sf. All three of these units are ground level one story units. Unit"4"is a one bedroom unit with 950 sf and is located on the second story above unit "3". The site contains existing landscaping, walkways, patios and decks. Fences are located around the east, south and west sides of the property. Four mature cedar trees that range from 16 inches to 24 inches are located along SW N. Dakota Street. CHARACTER OF THE AREA The surrounding uses adjacent to the site are single family residences similar to the existing house on this site. The general vicinity of the area is a mix of multi-family and single family residences and the zoning of the area is R-12 (Residential 12 units per acre). TIGARD COMMUNITY DEVELOPMENT CODE Section 18.360 SITE DEVELOPMENT REVIEW COMMENT: Site Development Review is necessary since this is a new use for the property. The Type II procedure will be used to evaluate and approve the application. The only exception to the standards with this application is the 10 foot minimum side yard setback. The existing house has a 9 foot setback from the west property line. A reduction of 10% of the required setback is requested with this application. Since this is an existing condition,there would be no adverse effect to adjoining properties in terms of light, noise levels and fire hazard. This side of the house has no windows or lights and is one story. The existing sidewalk on that side of the house is 3 2 feet wide and is located adjacent to the house. A five foot high fence is located on the west property line at this location of the house and living ground cover will replace the existing gravel between the sidewalk and the fence. 18.360.090 APPROVAL CRITERIA COMMENT: 1. A half street improvement including curb and sidewalk is proposed along the frontage of the property. In order to preserve the existing cedar trees along the frontage, the sidewalk will be located adjacent to the curb to allow additional space for the tree roots. 2. There are no modifications to the existing structure proposed with this application. Existing trees have matured on the site and the site is relatively flat so that no slumping of sliding has taken place. The existing house has more than adequate distance between adjoining buildings and is oriented in a north/south axis for maximum sun and wind protection. Only two trees will be removed with this proposal for the parking lot. Mitigation is not required because more than 75% of the existing trees in excess of 12 inches will be retained. 3. The existing house contains patios, decks which meet minimum requirements and the roof has offsets in excess of three feet in height. 4. Buffering and screening will be discussed in Section 18.745. 5. Each unit includes a private outdoor area which is protected by wall or screen wall as shown on the site plan. 6. Entrance to the units is provided other than through the decks or patios. All private outdoor areas are oriented to the south toward the sun. 7. The required outdoor recreation space for this site is 900 square feet. Each unit has a minimum of 130 square feet of private outdoor space. The common area of the rear of the property is shared with each unit and includes grassed areas, patio and outdoor fireplace. This share area contains 7,500 square feet. 8. N/A 9. The common and private open space areas are separated by the public with two wood gates located on both the east and west sides of the structure. The private open space areas for the individual units are separated by screen walls. 10. Windows for the ground level units are oriented toward the parking lot and laundry rooms is accessible to the rear of the unit. Mail service is provided to the units instead of a box. A light fixture will be located at the sidewalk on the east side of the parking lot. 3 11. SW N. Dakota Street is not a transit street, therefore, no provisions for public transit is necessary. 12. Landscaping requirements meet or exceed the minimum standards as outlined in Section 18.745. Approximately 60% of the site will be landscaped. 13. Drainage plans are included with this application which conforms to City of Tigard standards. 14. One disabled parking space if required and provided for on the site plan. 15. All provisions and regulations of the R-12 zone have been adhered to with the site plan. An adjustment to the side yard setback requirement is requested with this application. This relates to the existing building being located 9 feet from the west side property line. A reduction of 10% of the required 10 foot setback is requested. A 20% reductions is allowed by the ordinance. SECTION 18.705 ACCESS, EGRESS, AND CIRCULATION COMMENT: Access to the site will be provided by a single driveway, located at the center of the site, connected to SW N. Dakota Street. This two-way driveway will be 24 feet wide and will have a curb cut designed in accordance with Section 18.810.03N. A four foot wide sidewalk will be provided from the parking lot to the existing four foot wide sidewalk located adjacent to the units. An existing sidewalk, located on the east side of the unit will also be connected to the new parking lot. All u,-nits will be connected to the parking lot and common open space by a sidewalk. All sidewalks will be concrete. The design of the parking lot allows for the backward movement of the vehicles within the parking lot and not onto the street. SECTIOIN 18.715 DENSITY COMPUTATIONS COMMENT: The gross site area of this project is 17,600 SF and the net area is 16,500 SF after the 10 foot street dedication. The minimum square footage per unit in the R-12 zone is 3,050 SF. This site net area divided by 3,050 SF equals a maximum of 5.41 units allowed for this site. The minimum number of units allowed for this site is 80% of 5.41 units or 4.33 units. This proposal meets the minimum requirement of the four units allowed. SECTION 18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS COMMENT: An additional centerline setback of 30 feet is required of this site along SW N. Dakota Street. The site plan allows for this setback. The driveways and parking spaces comply with Section 18.730.040B3.a&b. The existing 4 foot sidewalk runs both parallel and adjacent to the units. 4 An exception to the section is requested because of the existing situation and that landscaping separates the parking from the sidewalk. SECTION 18.745 LANDSCAPING AND SCREENING COMMNET: This site contains existing landscaping and the majority of it will be protected because this project is a conversion of the existing use of single family to multi family. All landscaping in the rear of the project will be retained. The side yards adjacent to the unit will include the installation of lawn to comply with the buffering requirement. Approximately 13 Rhododendrons located along the frontage of this site will be removed and relocated around the new parking lot. Two existing trees will be removed with the construction of the parking lot. These trees include a 24" cedar and a 15" maple. Since there are 11 existing trees in excess of 12", no mitigation is required since the reduction of 2 trees will retain at least 75% of these trees. A tree preservation plan is included with this application to protect the existing trees adjacent to the proposed parking lot and required street and sidewalk improvements. No street trees are required with this project since three existing cedar trees will be retained along SW N. Dakota Street. These trees are over 40 feet tall and are well within the required spacing standards. An adjustment is requested, to the cut and fill around existing trees, with these trees since a cut of about 2 feet is required behind the proposed sidewalk to be constructed along SW N. Dakota Street. The tree preservation plan addresses the care and maintenance for these trees. This site plan meets the buffering and screening requirement except for the 9 foot setback along the west property line to the existing unit. An adjustment to this areas has previously been requested because of the existing building location. Additional lawn area will be installed in the buffer area adjacent to the unit to meet the minimum requirements. There are two different buffer areas required with this project. One is adjacent to and south of the existing building and the other is the area adjacent to the parking area. The existing building will be a multi family use and is adjacent to a existing single family uses to the east, south and west. This requires a buffer matrix"A"which includes a 10 foot buffer with lawn or living groundcover. The site plan reflects this requirement. The parking lot abuts a single family uses to the east and west, which requires a buffer matrix"C". Since this area already includes a minimum of a 5 foot fence on the property line, the"C-2"option is applicable. This includes a buffer of 8 feet in width with trees on a 15 foot minimum spacing along with shrubs. The site plan provides for a laurel hedge along the fence and the plum trees to be planted. SECTION 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS COMMENT: Table 18.765.2 sets the minimum requirements for off-street parking. This project will require 6 parking spaces. This is broken down as follows: One studio unit under 500 SF = 1 space, two One bedroom units = 2.5 spaces and one three bedroom unit= 1.75 spaces. This is a total of 5.25 spaces required and thus requires 6 spaces. 5 Parking for the four multi family units will be on site within 200 feet of the building. No visitor parking is required since there are less than 10 units with this proposal. One disabled-accessible parking space is required for these 4 units and is shown on the site plan. The access drive to the parking lot has been design to met the requirements of Section 18.705, as previously mentioned. The vision clearance area will be adhered to with the trimming of the existing cedar trees to a minimum branch height of 8 feet. The parking lot will be paved and clearly marked and each space will contain a wheel stop. Parking lot drainage will be collected at the northwest corner of the lot in a catch basin and piped to a catch basin to be constructed in SW N. Dakota Street at the west end of the site. Parking lot lighting will be provided near the handicap space. All parking spaces and aisle dimensions meet the parking matrix as shown in figure 18.765.1. Two bicycle parking spaces are provide with this project to meet the requirement of one space per 2 units. These space will be located between the handicap parking and the building at the east side of the project. SECTION 18.795 VISUAL CLEARANCE AREAS COMMENT: The design of the parking lot and accessway to the project provides proper sight distance upon entering SW N. Dakota Street. As previously indicated, existing cedar trees are located at the entrance on both sides of the accessway. The branches for these trees will be trimmed to a minimum of 8 feet in height. SECTION 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS COMMENT: The existing centerline right-of-way along the frontage of the site is 15 feet. An additional 10 feet of right-of-way dedication is included with this proposal. Half street improvements along with a 5 foot sidewalk are also included. Storm drainage facilities will be extended to the site. Sanitary sewer is already connected to the building along with public water. All public and private improvements will be designed and constructed to City of Tigard standards. IMPACT STUDY COMMENT: The conversion from one single family residence to a four unit multi family residence will have a minimal affect on the public facilities. This would add approximately 30 additional trips per day to the road system. Additional right of way dedication and half street improvements are proposed with this request. A five foot wide sidewalk will be constructed to connect to the existing sidewalk located to the east of the property. Storm drain line will be extended to the site to pick up the additional storm water created with the construction of the parking lot. Payment of a fee 6 in-lieu construction of an on-site water quality facility is proposed. Park fee's will be paid on a per unit basis to go toward park facilities. The site is already connected to both public sewer and water and no additional improvements will be necessary for this project. No additional noise impacts will be associated with the conversation of this building. Only short term noise impacts with be associated with the construction of the parking lot. SUMMARY The conversion of this property from single family to multi family use blends in with the neighborhood, which is made up of single family and multi family uses. Construction of the required parking area will be the only noticeable change to the site. Care has been taken with the site plan to preserve the existing vegetation of the property. Only two trees will be removed for the construction of the parking lot. The remaining trees will be protected by the tree preservation plan. The only modification of the standards applies to the side yard setback to the existing structure and this modification is well within the 20% deviation allowed. All code requirements have been addressed, therefore, this application should be approved. 7 O 4 r n — VICINITY MAP �t►IE[mR NTS 1111 .1214 /1111111" '9W-4 = 1:1651 It115402G i/_ f 'ZI 1113:1CMC=3 4t A 444/ 4,p44.0 iitOcri.A C7 7.0 Ao oxA..G>a cwT �"TYPICAL STREET SECT1oN � rib. _, SW NORTH DAKOTA STREET a o .�._.� too. .f .�4MI_.■2 _�a f- !! y:: _s�� F ---_ • _ _----_ r- 4; r I SITE DEVELOPMENT PLAN — 1.R�a+i. re hTOQ1 W1N&y1NL' --1/1.C.�---„T _ I- I 1R\ ' �,• - -- .,...___---- .•----.: a AND . N,,,,, ,o.Ace,v,,,,; \CIS. LANDSCAPE PLAN ld�,}y.?sb..1 �f TfA1S>.�L_ 1 $• ! `� i=,1 2. ! . ".•••- _—--LL F.++,t:rir+.T Iq ,a' I ••• o `\r/ �!�t-'� APPUCANTS REPRESENTATIVE: Jos Walsh Development Specialist • i + _,µ c-- y m tar 'R 1 ' ', 1931 Pm 113 th Avenue ( ;, .? �� sr mesa ^ ® Pordand.dr.07220 cae►.r I K1/ 4'�w fA >!"x 1 ,z- 1445211 ' ll t.v - +. r A,s `I . "` • ENGINEER Hrds-McMa,aple Assoc. _110. � ..p. L iv. �...w b' • 12555 SP/Hall Wed. n -"-- f l�( si�;�1S .r Tigard,Or.07223 MIN `; \ . 1 arnl0o. 938-3483 ry17mew -4- •. ^ i�e'�076L 00w"'e"" ? tee:. .6 ArPIJCANr/OWNER: o1r»►urk.p 1.7 `* �1T� ism aw waits r Tigard.Or 97223 . 1/15.1. ,t,r.r - U,n•a` ; 5904118 IMAM 1 , I ef50ee. eu. 501 50 r1rX9Tn3d b/aw=r4 a z:. J 9 REQUEST: Site Developna nt Revtsly for charge h..id0 F+n'�f w use Iron single A ndy b mufti CtsldeiiLG �� a } Y n0ldenON Far Units Er.I / r i. 01•12 n.ZONING) LEGAL DESCRIPTION: 1S138CA Tax Lot 1002 14✓ j • SCE: 17.100 Square Feet(Net( r ) 18.600 Square Feet(Gross( "46 .t ..-,.,. !236= ... 1-(�.• -— R I • •• 5*�+ a.•,r,•-. .�•.p;} ,-ees s,s:.-,.0. r .r n LOCATION: 0600 SW N.Dakota SOON•-� . - �,�;^ —" e.- "'os. -( _04_Ism soma)so LAND USE DISTRICT: R•12(Residential 12 units per acre) - ��� �t� ail .i' Yiciw �� 1 rte+ G MD s 1 f I fk PROPOSED DENSITY: 1061 units per acre(4 Units) I �eyarq,r AREA I - REQUIRED PARKING: 6 Spaces ' -.t.A_ v..a.6 L._ S.var....Y _...3... +ems M ,1 C _ I - .n.o<..m REQUIRED BIKE PARKING: 2 Sp.cp es " `�� _ BUILDING COVERAGE: 2,376 SF(14%( - _ ..•�w �-STS •a ...sn z a 9 u.s', :....J G•• v LANDSCAPING: 9,900 SF(50%) it ,as COMMON AREA 7.375 SF k,amews NOTES: 0ODESIGNATESEIDST4IG TREES AND SHURBS PURKEY SITE DEVELOPMENT PLAN .<...:IP.Zo' Jv.) Q eDESgNATES PROPOSED TREES AND SHURBS .. I I/2R1414I � EXHIBIT"A" IRRIGATION PROVIDED MANUALLY WITH HOSE BIBS CONNECTED 1 r..«..,..o •TO MINN UNIT env* I 1Ieo ci, 2 sS _.I. I .4-tgg—--� n la - - s r• t■ / C11511W . EEU� $ o>> - -. t lORTI 1 � K 'r4 ?it:ES_ X arc- of rx i ‘ GaJEMEn1T 2 E — ———_ —— w l ATF�.ar_ I w T � ttl 8T° i'E `1 o,35' - Y A -- �aK�� N. I e. l ' ,„....ISO • !�1 � � _�` .a( 1 I(o 04' 2.4 l 20" — ——�4 cEnA�4 oaFC „ Gr-cvf; \c.ec1AR) C 1 ,I c •ryyL Z0A ?► ,- I? W• r till kl ��MFt • 1,Lr( g.4. g. _ 6��✓\fGvFE I i PA077,90474 YfR�.G F Cam,; s'l'' 1i GRAVEL _ R r�\� � _19Q_ xC 6 4*4. ` �.. I ..�;X 'UNIT"r ‘,06,,Z ALr M, / * © 1 BEDROOM " x X X w ' -�x�x x xvy.* ► C3 - 760 SF o TxISTi NZA 41 44 _ TES ;"` +� +K"'t�V r.,,y� • �� DOWNSTAIRS I� '-ANGIE Fh.t.k ..! W `,bill _ ews .....: _Q. I• • R ez FE 4' ri! • ODOpMpt�,oN4- ,� �y f n\ ►0 o UNIT"V E UNIT"4" 8 UNIT-r STUDIO 3 BEDROOM re. 1 BEDROOM 2' • I'1 4 462 SF . 913 SF UPSTAIRS I /o►1,ba yr.f'o - V ?Aral. ' M L1.1P, .E PGI�- lik • . IIIIIIIIl!II=— 'r OF 14:10L7 if....m - 7 (i..21e2t_ ,......_. ) , I 1-3''r' C 1 , . r .13r': ( S" : r4., IA■6A 'i.k.Lau GRAM I j°0' S I CR-Ia ZoiJtslc.) /w t VEact L/� —Zp , - fp — 4.A. Alb SI: . -111,.1444,. -I' -1- 1 eau Rcr-Kw.�+-( Y I\ 0 iz.4a2o s1DRONK•te t t, �s a I SX1471.1P46 j 7i r / 1 C f Frs�e.ac e\ � c I II -- . •If ..• -- ------ •• • •• IIglo �ou_-C F1 -- z'4i✓. g',Aut-W-. FE�.1C.E - s''1-37'v./ ��0•s' 7 1°i�'0,6,14 �o�14:1'S EXHIBIT "B" ,q- EXISTING cR-iZ4'N6) CONDITIONS � � - ti I 1 ;<V: 1J� h1, 1r4 N i—� - to � Mh�t�l�ot-� d SW NORTH DAKOTA STREET ,0- �- - ` r- ' — — — — �, — x , - - • _ 0 14 .4 \EN'\ 1 ' 1l ! ' CATCH -- �Etr�ltrR 1,-A`r�RA 1— k I W _BASIN �lc,- 42. -� 3�� I 1�.��t Y 170 askP ..,, — --- tv �L GI.1R 5' SIDEWALK 10' RNV DEDICATION \ INSTALL ��� - , .- RETAINING WALL 1 _ ( r1 STORM DRAIN LINE 111P,,, 1 / ,k v — RE-PLANTED I y/ RETAINING WALL _�./ Y . _ V f .."� t � RHODODENDRONS ` 1G� a O I O 4--::.-,- . - - r 1— 1 e'S ir' G`EbA� v �7 ` ' 1- / . ..' (75:1116:4-414VI- !16 t 1 • LAUREL A 5 CATCH ,�'.'� �rz ..:-t _j�_ . q�=. W6 � 1 GAL. '; :.y ��� \ 4 -:;:.' . , 1 .1.;-;.��.. -',iFc "c-46-s .,S `. pg. . r IRE O oti � t t 1 ' - :. ;7 ` :., • s F��O�V I �x� ' LAUREL .. ,,, i3 HEDGE 5'0.C. i/ .ailc" �' t"_ - -: —� -� ,, ;;� , -ti. �, ' 1 GAL.A aL, Vis '' — �•r f� J 2t�t1 e • 7 ` _ BIKE RACKS ' 1• RE-PLANTED # • •. ' ��A� RHODODENDRONS ►' ^"" 4) r-71, UNIT "3" RHODOD �' —' ►•. — _-, . . IQo.o a �f I q , AZALEAS �,J 1 BEDROOM � 1 . _ �I ,I a. F,y''..�I �l r_.,'.,r. V 4 ( 10'0 ,�-•e`it. E"l, 1 1� O I�t I i l� 'K�a ` .` -.: :; . r_ , - -4 , . 755 SF �` - _ „r� =x t� a K..—\-f.'")‘"' _�L 2,-it.j 'f `'�"� DOWNSTAIRS St, G .F. F".�M'��—�' A 4% !� RHODODENDRONS ammuritS Q t116''E -- V I aC 1 1 '61' Iti ue 1 1.....•—•=4.17.0--0.0.1 v► �j f DRAINAGE AND " GRADING PLAN Q`� 1\\ 3 UNIT "1" UNIT "2" �� UNIT "4" "1 ! STUDIO 3 BEDROOM t 1 BEDROOM _�1 SCALE: 1"=10' 462 SF 913 SF 950 SF :--X 1��I r,!GN UPSTAIRS I t EXHIBIT "C" . A eV r_ _ r0 _ f . : _ 1r, . EXHIBIT "D" FLOOR PLANS s 3 .' Pi- 22-? - ii--,, )A ---ix ,,.: 1 ii t■U1A -DENS-7A/RS -0 0wA/5.7gieS ZI / SOtArr'T f4 (D t O 1 ��� 3 bEDs40owL I ! 6t.irr 2 i l l NS powN Si-a/R S ____. 1 -i- 1Seitgo0Wv :as ----431/2_ Zt i J3tArr S A . 44k BOVtf Ts,//S u.iv1-r I SCALE.- g 1f=i / ig y o0� Sw Ai. 123aKo-'A , -r,4A02-6 02 97ZZ3 -z2c.6 : : Q �vV�/r '��o>7, ('v (-»s 0096 1NaLu.&Wdad oia )is .,.Aoo?J a-9c T —S +/His vr,OQ, ,7=„ S.,1e'35, 1 IZ v ZsA7 DiNvi ,sm x,G 19J.+1t{ iS lip0C3 e' )a' S ZZ A— 0-_- 6' si.1 Deg. PoaR wwpow s,wecQ w,'JDc u S<< D42 6 x 3 CLDSE7 C.44 SET' Go'x 3 1 pjC-D0.00m 8 gE'DRaOw1 i L c c.osE7 2/ I I . 1 O cwun ! , EDRoorr" — _Cc w) s...DEQ Lu...Dom - (o•X 4, c_ 1 i ' ' 0 /sc. w►,voace) SL iO‘R 4.'x3'..D L a-- r ,_ .›.1 . . y3 SCALE - "-1/ b am/T uSGS AAD,A•'f COIL _EAT ONit1. Z a) SL`Dt K. t,.ltn.D1014) 2'X3' . ; .. . --1 4. L r D o ww STA,R S 3 8 DOI7) APAA r7j6 Air 'T-., ; 9600 5w AA DAHO'iA; T/6A4 OR- 23 972 s— " ys , wIAU O c) w/ s -'1 LAIsArDO•.J (oXl:•' ?5i" X 72" hFEATEa SL../D62 S' 4747 coot 1 � C LoSET &E-D ROC P77 r z.- , �Y iN- i. _ . . • lc) 1 cy--,,—, 0 • __ ____ NL0 /nR _IAi-rE.✓A_ 7 /N\.....,,, oPcn . It nNDo•d w .sc..t.he,442 $Now62 , 5.T.Wils Z.A6/4 ),ey i . 6t4V11 . - iic-e,..wsi.. 1 ___If _ - 756 6.f. , . - „ i a G4N162 ir/Fdc-D 1�0Q4$ - • boCA.M.13 e5 — 1 BEDROO APf14 7)126N1 1 . . 94,00. 5 r v - �11/°<G.A, 176.4RD 02 9'7IL5 ; r Id 7 , 4 0 at&& Of w,N.rou.J F3ED Ado vn 1 Oo& se S .iD '& W1Noo) „ Pod R�5 22-z _ • CAS. al, ,--.....7\ 1 I A- 1 i i 5 Fs TA R G✓6-LC►CLOSET Lmturoe.7 ( � , 1 dt.4rr 4 � 1/ SCR LE . _ / . O y. Ito N PST R IRS - 1. 13e-DRtom RPaTVnaitJT 9600 5W N - 1.)AKo-rA, Tic,,ARD . 02 . i117- S 27/ -- EXHIBIT "F" ELEVATIONS .''' 1.1.140itt ■ ' ,: - 11 aP ^ • : Ill t • I li„,.. . or lir J4 , ^ , - . „... • '4 .. •'. . ' Wr r • ' ,uar , it,•-• , # , ,,, . 1; a . • vr 1, • ,; al 4,— •, .' ,. r , .4. ,,, • .., +.1.Z,..1- , ,. . — . r . Ift . • 'IS.1 N •. -• . ,. . • f; ':it, -.-1*- . ' - -• ..t '1' ' '' • . ,. , .... ...-... ...-• ....,'qi. --. - - . -rlit' ,, NI . •I •41 -• Lr 4 4 .. ,. • ipe,; . ;: ..v., , . . .. . • ,. •. . . . , • . ., -. . , • i.,i • , 4 ' • •- .,. , ' . • r: '''• 44N, r 1 .? - / r 4 . c • .,.. 10. • . . • , ,I.4-4 e •-.4. • • ,, • ,. ... i v. . ,... :I ,,,,e., ....„.. ,. , . ..... P . • illi 1 . ., ■, •ow ,•- 1111111111111PIP lai tic'" .4% ' - ,, •4 ...,:' ..,'r''*': 'e, ' . , .• . 's••.- - . - 4'1. . •'' • .... - . ')(r .."- ..: 44, „ , 1 4 - ii a* . e. li ,. is, - . _ A 0 MI i I t , • ... ' = 7 Ile 11110F • 4441111111111111t i• _ MP -; -•=2=EL. .,„.. • _._„01, - litZallitriklk_414. • • -..; - . "-- 1,.'ilt . ' - '"*".•ft ' ;: ,..-: ",,,,.• - "t . • . .- ' . . I ..t. ..:.' .,,,. fog --. . . '' . , . . . ., , • ..._ - ''z.,-:''k.-41,' ':i4•4"/"Ci47,441 .1".".-) , " NORTH ELEVATIONS t34.,..tiaanalli _ . ,.. 3^,* • . - . ,, •_ • ,..tcsa . • .. - . - -` 0, 4 . -7 . t, , " • -. i 1,' - r e , . 2 • - ..... '.it , '•?......•• ‘. .... ,,.,- .0..4 ' . ., I' • ..: . t:-1, e. ,r4,,, . ' •.",. . -,i ••,' 4....s.; • .... ... r 11' , , , . . - 4 r ■. i Silt, .,,,,.1.•ifi ..,i.. • , • "4244hi''' ' - 1. .. ... . V4k• 4 20 ,r . 2%).i t" ' 0 16' .t".. • ' ir ' ' All' '' ' t • " • , '4.•... . • . N., .-k•- -..--...0v.-07.....• ,,:, - .., .,, ,,,t,„ . ....,.. . ..,,,. , -.., -.... t -... . , / ‘,. :.,..,,... or---4,„ . • .....- • il•,,,,,...4. : A . _1, _1%. , ,• ; r,- .. -. 11 ., • ■ • . - A- , , '4.4 •: .-4- • . s , ' . . 'A-4 - r ' .4.'Lii +.'_.k..r.,,,, -,, " ... . . ,,,i■ aitirk . lir , . .,, , 1 - . ii ,. . .....:.....4,,,, 1 ..... ) ill I 1 111111111111' _,,,, ...... __Irk•-aart id14.01-.- . -- ;480011111111 i , , I • . .. - . . , 4 i ••• , _ ..... -- A ; ,-..1 ••ft--,.. • _ • ,..• rs!, . . _,, . - ,'1.'"i-,-.4.,..--,--- '-• • . .. • - --sw, •.....--- .,,.'',14.,,,,• 'too- 441,4, ,„ •• ,•..,..:-. - .1 — ,"'*-10,- -.•,. '.-; - 4, 1 ' 4' 4. ir. •04*.k • '''' ''''1.' ' • .., ... SOUTH ELEVATIONS •. ..... • . - ? '..'4i:: 40:■ ,..W.4 ., - ••• ,, , - ,r 4, *...)• 7.. • 4, • • . .-. 1`..4- .' ,... . sa 4...2-. .i. ': .,. '-4.■74 0,' 4. t . -I", • • ' • '-ZIK' ,:-. -4__ , $• ., '. '.',, 4 • • .4.4 ,:"•% 4444A''• • -11, .". i. - .11.4•A -•• L: /•• • .4. :".. "' -' ` '''' 'f',, . •• i:, , 40.1. ift * iiii'Cli. ' le , , ,-- „.. ,--. .- --- ...-- . 44- ,, ...-- ,.-4:-•,_ ,,, ....,- .- - i ill ' —. ., ,----..-:-. 1111 "s------" . . . . .. . . , ,..... ., -.•...4.. 4 ' . 1 _,.......----- ' ... .....-. .., •. '..:1 ._gif. . 4 -• , _ __ • , • , ---, ' , •11. , —41-... '1 ,t ....re& 1 I - ._ __ •7 ''',,4 r: , 4 . , , . , .,, . ......, .. ._, . - ., ...„. WEST ELEVATIONS •,,- - „kir'. - ,,,,,, •:"...... ‘ .„4".. ,2 •• .• 4 • /7- •:‘,1 - .. - .- .- -.., . 11 , , , 4't • 1 0 N i.- ,:,, •'‘. 4 ft ..... iiiiiii 1 g . _ ,. i 1 1 • . .. rf10000.510 B. •- oftimim„,, i_ 13, , :_•..,....--.., . s . % - I . , ; 40.---,. • • , .. -.,.,..:„ • ,...,- 1 , . ....._ 1 . !. 0 lit . I I .. . EAST ELEVATION , . 744 HALSTEAD'S ARBORICULTURE "Specialists the cage and preservation of trees" CONSULTANTS Da. Haisreac Consurtant B P O B:x 1182.Tualatin OR 97062 =none (5031245-1383 fa. h November 15, 1999 * w. 0 Joe Walsh Development Specialist ATTN.: Mr. Joe Walsh 1913 NW 113th Avenue Portland, OR 97229 • . Ph (503) 644.5298 Fx (503) 671.0706 •.t 1 • g. Reference: Tree Assessment * - � + Location: 9600 SW South Dakota Street ,4 Subject: Protection and Preservation . �.� I have inspected the site, trees and the site plan "Site Development/Landscape Plan" dated November 12, 1999, for the purpose of determining the protection „to r+ and therapeutic treatment needed to preserve the forthcoming trees. -4. There are four trees that will be preserved and they are numbered One through Four on the site map and throughout this report. Tree Numbered One is a Western Red-cedar tree, 28 inches in diameter at ground level (DGL). The tree is healthy and structural stable. It is located 3 foot east of an existing driveway and 9 foot south of North Dakota Street. In addition • 1 4 to the forthcoming recommendations, the existing gravel driveway located on the +• west side of the tree will have to be removed under the supervision of the consulting arborist so as not to destroy any more roots than absolutely necessary. Tree Numbered Two is 44 inches in diameter at ground level (DGL). The tree is healthy and structural stable. It is located 9 foot south of North Dakota Street and 20 foot east of Tree Numbered One. Tree Numbered Two will also need to be root pruned on the north and east side for the new driveway entrance and on the south side for the proposed sidewalk and grade change. .I EXHIBIT "F" Page 2 November 12, 1999 Reference: Tree Assessment Location: 9600 SW South Dakota Street Subject: Protection and Preservation Tree Numbered Three is a Western Red-cedar tree, 30 inches in diameter at ground level (DGL). The tree is healthy and structural stable. It is located 9 foot south of North Dakota Street and 40 foot east of Tree Numbered Two. The existing gravel driveway located on the east side of the tree will have to be removed under the supervision of the consulting arborist so as not to destroy any more roots than absolutely necessary. Tree Numbered Four is a Silver Maple tree, 38 inches in diameter at ground level (DGL). The tree is healthy and structural stable. It is located 18 foot north and 8 foot west of the existing building. RECOMMENDATIONS: The site needs to be staked in the field so definite lines can be established for the proposed excavation. Once completed, the four trees will need to be root pruned and therapeutically treated immediately for the newly proposed driveway, parking areas and grading. The root pruning will separate the tree's root system from the excavation causing less physical damage to the tree/s. Therapeutic treatment will consist of inground injections of MycorTree and PHC Products which will increase root growth, reduce risk of root loss due to water stress, prevent decline of roots due to root damage, and improve survival. The sooner the root pruning and treatment is completed, the faster the tree will respond to treatment and begin reproducing new roots. Pruning reduces foliage causing the trees to become more stable during root loss and directs more food towards the rejuvenation of damaged roots. I cannot over emphasize the need to start this process during the dormant season. There are two trees that will be removed; one (1) a plum located in the center of the yard that has a severe decay problem at the graph and is ready to fall over and two (2), the Western Red-cedar tree that will be removed for the new proposed driveway. Page 3 November 12, 1999 Reference: Tree Assessment Location: 9600 SW South Dakota Street Subject: Protection and Preservation Since the two cedar trees, Numbered Two and Three, will be root pruned on each side of the cedar to be removed, it will not be necessary to stump grind the removed tree's root system. I have enclosed a Tree Care and Preservation program for the better understanding of the preservation requirements. If I can be of further assistance please contact me immediately. Sincerely, a David Halstead BS CA ASCA Page 1 TREE CARE AND PRESERVATION Because of the number of trees to be preserved, the particular situation of where the trees are growing, the species of the tree(s) and the proposed construction plans, there will be a certified arborist on-site and/or on-call for the entire project, especially during any excavating and/or the removal of tree (s). In this way, decisions can be made in the field that are only speculations at this writing. MEETINGS: Before the site clearing and construction begins a pre-construction tree preservation conference will be held on site with the general contractor in charge of tree removal, and/or in charge of heavy equipment, the resident certified arborist and those official representatives who have interest in the project. PURPOSE: The purpose of the on-site meeting will be to introduce all parties to the specifications and sensitivity needed in the protection and preservation of trees, their environment and protected areas. PREPARATION / FENCING: We have found through several years of tree preservation that the protected area is the first and most important procedure of tree preservation. If the fencing is placed properly and maintained the root zone of the tree (s)within this protected area will not be compacted nor damaged by needless excavation. Before any site clearing takes place tree fencing needs to be erected out to the drip line (furthest most branches) of those tree/s to be preserved. Tree barrier fencing can be as simple as a seven (7) foot tall steel fence stakes driven into the ground approximately two (2) feet, 6 foot apart and the tree barrier fencing attached to the stakes. Page 2 TREE CARE AND PRESERVATION PREPARATION / FENCING: It is further recommended that two (2) heavy gauge wires be attached to each stake. One (1) at the top of each stake and interwoven through the fencing and a second (2) wire attached to the stakes approximately 2 feet above ground and interwoven through the fencing. In some cases the fencing, will need to be adjusted from the drip line to a smaller area in order to accommodate walls, building, sidewalks, excavation and other like building construction. The adjustment of the fencing and any disturbance within the protected area will be done under the supervision of the consulting arborist. If the fencing is adjusted to a smaller diameter it may be necessary to erect a chain link and/or a heavy plywood fence in order to protect the adjusted area. Regardless, any adjustment of the fencing from the drip line, no matter how slight, will require therapeutic care for the tree and its root zone. REMOVALS: Those trees that are structurally unsound and/or unhealthy whether they be in the construction area or in the preservation areas will need to be removed for the safety of person, property and to the surrounding trees as well. Tree removal will be done in such a way so as not to damage other tree/s and their root zone which are marked for preservation. Removal of these tree/s may require climbing the tree/s and taking them down in small pieces. Stumps of the removed tree/s, which are less than 20 feet from a preserved tree, will be ground-out using a stump grinder. Page 3 TREE CARE AND PRESERVATION THERAPEUTIC CARE: Therapeutic care is described as that treatment which will be needed to ensure the tree/s within the protected area receive the best chances for survival. In order to accomplish this objective, the tree/s will have to be periodically inspected during the construction process and for at least two years after construction is completed. Individual treatment is based on the tree/s needs, it's root zone, structural condition and health. Factors will be taken into consideration, such as species, soil compaction, soil annals, season in which construction is done. how much root zone will be affected by construction, losses of surrounding native plantings and loss of and/or over abundance of surface and sub-surface water. ROOT PRUNING: Excavation when using back-hoe or track-hoe, or other mechanical device, will be done towards the tree rather than along side of the tree. Furthermore, before excavation begins, bridging and tunneling will be considered; especially if tree root/s are found to be in excess of 4 inches in diameter. When excavation needs to be done within the drip line of the tree, it may be necessary to cut roots. The best way is to sever the roots by first digging a trench with a trencher just outside of the proposed excavation area. All roots 2 inches and larger need to be cut clean with the use of an ax, saw and or other like sharp instrument. In this way the root/s are severed clean and will start to produce new root hairs. Regardless, any work done within the drip line of the tree will be done under the supervision of the consulting arborist. Page 4 TREE CARE AND PRESERVATION FERTILIZING: If the tree/s diameter root zone is reduced, the tree/s will need to be therapeutically fertilized. How much and types of mixtures will be determined by the amount of disturbance, root loss, soil analysis, condition of the soil, season, health and condition of the tree/s. Those tree/s which will be less than 8 feet from excavation at ground level may require not only therapeutic fertilizer, but root hormones as well. This will help the sealing process of damaged roots and the stimulation of new growth. When a tree root area is severely damaged, it may need additional fertilizing within 6 months and again within a year. ACCIDENTS: With the amount of activity on a major development project, accidents are bound to happen. Limbs are broken, roots are dug-up or root zones are compacted. In most cases, if these problems are addressed immediately by the resident arborist, they will not hamper the trees longevity. Where negligence occurs and the contractor deliberately damages a tree and/or the root zone, the contractor should be held responsible and monetary values arrived at for the repair and or replacement of the tree/s. PRE - APPLICATION CONFERENCE NOTES z ■ I 4 Ea .. # ..rte_ _ � ---• _�-- . . _....__, .. .. : 4 1 ' r •IR' _U1 -0 . .. Es, ir! - ' -* *s� v , _- i' 17. 1 p Ic info 1�.....In! to..,:_ -.. 1 a�.1 I CS!. 6].M0 sly,_ = :, Q RESIDENTIAL / PRE-APP.MTG.DATE: t U { (�,1 STAFF AT PRE-APP.: J 62 APPLICANT: i)lA-Nj , . 2 AGENT: n /c, Phone:I l c to -G Phone: I l • PROPERTY LOCATION: ADDRESS/GEN.LOCATION: c'CGC13 sw N - T G� TAX MAP(SIILOT#(S1: tSk 35 c-A c- o 7 , NECESSARY APPLICATION(SI: r vk/ PROPOSAL DESCRIPTION: I.., , *� r ;• 't kAlab‘i -73 COMPREHENSIVE PLAN MAP DESIGNATION: , iUN∎ "Deis∎./ k Nrz,Ak_ •ZONING MAP DESIGNATION: K'(2.___ Ck.7... on.ki-s cicAce- ] J .S LiZ- CIT.AREA: Cj-9Lki FACILITATOR: ,' � 3- PHONE 31- /� 31cfioSoy{t- �2A ZONING DISTRICT DIMENSIONAL REQ�IIREMENTS MINIMUM LOT SIZE: / sq. ft. Average lot width: rfo, ,ft. Maximum building height: fft. Setbacks Front 7�ft. Side (Q ft. Rear 2c7 ft. Corner ,,(c., ft. from street. MAXIMUM SITE COVERAGE:% Minimum landscaped or natural vegetation area: zo %. (Refer to Code Section 18.5 to- Z_l 4k- c 5� &- -r::::. use) IL_LOT DIMENSIONAL REQUIREMENTS C c d C $- kl 2C. `�c33 u Minimi 4ot.fronta 25 feet, unless lot is created through the Minor Land Partition process. Lots created as part o a- artition mu st 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 21/2 times the average ''. -, less the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. (Refer to Code Section 18.164.060 Lots] CITY OFT1CARD Pre-Application Conference Motes Page 10112 leslUatlal W ttkatlu/Hi.Ua!Melee Section SPECIAL SETBACKS ➢ Streets: feet from the centerline of SV•-.1 ( . -->—C=etalafis.hed-afeas; feet-from - - ' - ' • - _ feet,along e-site's boundary:- _• e e _ _ . .. --� - • • • - • I - . - •• :. . : ••• - - - e (Refer to Code Section 18.96.0301 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. ' - - - • • - • - -TUR • P a iii ':• • • • [See applicable zoning district setbacks for primary structures.] SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APP C ' I the City of Tigard, applicant's are REQUIRED to complete . sub•ivision plat naming request with the Washington County Surve • - ice in order to obtain approvaVreservation for any subdivision name. Appli . - ' I not be accepted as complete until the City receives the faxed confirmation of a.• : • . rom the County of the Subdivision Name Reservation. [County Surveyor's Office: 503-648-88841 FLAG LOT BUILDING HEIGHT PROVISIONS MAXIMUM HEIGHT OF 11/2 • - - or 25 feet, whichever is less in most zones; 2' stories, or 35 feet in R-7, R- -- or R-40 zones provided that the standards of Code Section 18.98.030(8) are RESIDENTIAL DENSITY CALCULATION (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 including: ➢ Land within the 100 year floodplain; ➢ Slopes exceeding 25%; and ➢ Drainageways. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; and ➢ Multi-family allocate 15% of gross acres for public facilities. [Refer to Code Section.]8:92r .715 I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: J EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq.ft.of gross site area 43,560 sq. ft.of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq. ft. (15%) for public right-of-way MET: 34,848 square feet MET: 37,026 square feet 3.050 (minimum lot areal - 3.050(minimum lot area) = 11A Units Per Acre = 12.1 Units Per Acre *The Development Code requires that the net site area exist for the next dwelling milt MO BOUNDING UP IS PERMITTED. CITY OF TIGARO Pro-ltwIlcatlon Conference Motes Page 2 of 12 IssUaatlal I..IIeatteePtaaaint IM:1..Secd.t BLOCKS- The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCE , 0`FEET measured along the right-of-way line except where street location i • -- .• y natural topography, wetlands or other bodies of water or, pre-existing d- - -: -n . When block lengths • -. - an 600 feet are permitted, pedestrian/bikeways shall be provided through the b • _ . • er to Code Section 18.164.0401 RESIDENTIAL DENSITY TRANSFER The City of Tigard allows a RESIDENTIAL DENSITY TRANSFEROF TO 25% of the units that could otherwise have been developed on sensitive I.a • eas listed in the density calculations that may be applied to the developable portion • - - site. [Refer to Code Section 18.92.1 . It is the responsi•' ' of the applicant for a residential development application to PROVIDE A DETAILED,GACCULATION FOR BOTH the permitted residential density and the requested density tray RESIDENTIAL DENSITY TRANSITION Regardless of the allowed housing density in a zoning district, ANY PROPERTY WITHIN 100 FEET OF A DESIGNATED ESTABLISHED AREA SHALL NOT BE DEVELOPED DENSITY GREATER THAN 125% of the maximum Comprehensive Plan •- ': - -t• n not zoning) of the•adjacent parcel. Transition area applies to any pro.- .• is a designated established area. The subject property is designated as an area. The subject property is ad'oil t e .1 established/developinq/areas to the north, south, east and west. FUTURE STREET PLAN AND EXTENSION OF STREETS A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. •- plan shall show the pattern of existing and proposed future streets from th- •:. •aries of the proposed land division and shall include boundaries of the sr..- -• and division and shall include other parcels within 200 feet surrounding a • - -nt to the proposed land division. ➢ Identify existing or proposed bus r. 1 - , pullouts or other transit facilities, bicycle routes and pedestrian facilities on or • -• 00 feet of the site. Where necessary to •' - access or permit a satisfactory future division of adjoining land, streets shall be extended • e boundary lines of the tract to be developed. ' • er to Code Section 18.164.0301 RESIDENTIAL DEVELOPMENT SOLAR ACCESS REQUIREMENTS ALL SUBDIVISIONS AND MINOR PARTITIONS ARE SUBJECT TO R—ACCESS REQUIREMENTS. These requirements state that a minimum of all lots created must be oriented for solar accessibility. The basic standard, which • Ines solar accessibility, requires that 80% of total number of proposed lots: ➢ Demonstrate a north-south d'•• - sion of at least 90 feet. ➢ Demonstrate a f •- lot line orientation within 30 degrees of a true east-west axis. CRY OFT1CARO Pro-Appacatioa Conference Motes Page 3 e(12 I•sIdaatlaf Ipfllcatl.UTtaaalai IMil..Sactl.. The total or partial exempts ii l of a site from the solar acces requ..ement may be approved for the following reasons: ➢ East, west or north slopes steeper than • ➢ Off-site shade sources (structure 'egetation, topography); ➢ On-site shade sources (ve•- ation). Adjustments allowing a re• ction of the 80% solar lot design requirement may be made for the following reasons: ➢ Reduced der ity or an increased cost of at least five (5)% due to either. Ea- , west or north slope greater than 10%; c) 'gnificant natural feature; xisting road or lotting pattern; Public easement or right-of-way. ➢ R-•uction in important development amenities; ➢ e-existing shade (vegetation). PLEASE NOTE: Maps and text are required which are sufficient to show that the development complies with the solar design standards, or that specific lots should be exempted or adjusted out. The following items shall be included In the analysis: ➢ The n -south lot dimension and front lot line orientation of each proposed lot. ➢ Protected solar buil mg vast building site restrictions, if applicable. ➢ For the purpose of identifying trees related to ex '•n requests, a map showing existing trees which are at least 30 feet tall and over 6 inches diam- - at a point 4 feet above grade shall be submitted. THIS MAP SHALL INCLUDE THE FOLLO Height; • Diameter, Species; and b Statement declaring that they are to be retained. ➢ Copies of all private restrictions relating to solar access. The design characteristics of a developed solar-oriented lot are high levels of wint:rtime sun striking the south walls and roofs of the house, house orientation maximizing south wi dow area, and a south-sloping roof area. To achieve this, one may utilize the following: ➢ Protected Solar Building Line- The solar building line must: • be oriented to within 30 degrees of a true east-west axis; provide a minimum distance of 70 feet from the middle of • e lot to the south property line; provide a minimum distance of 45 feet from the no• emmost buildable boundary of the subject lot to the north property line. ➢ Performance Options - There are two performance •tions which may be utilized as follows: • The house to be oriented within 30 degree of an east-west axis and have at least 80% of the ground floor's south wall protected' rom shade. • At least 32% of the glass and 501 square feet of the roof area face south and be protected from shade. • CITY 0f T16MD Preto llcatlon Conference Notes Page 4 of 12 Iuldestlal*S•pcatlaaRlasala•Miss Satin PLEASE NOTE: Regardless of the optiontsl used through the design of the Subdivision or Minor Land Partition,all one and two family, single-family residences are reviewed through the building permit process for compliance with Solar Balance Point standards. Please contact the Building_Division for further information regarding the Solar Balance Point standards and the options that are available related to building height and construction. PARKING AND ACCESS 1'15 ( ,4 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED S� ) _ . • - . . -o ir- = : -- .. ' • •. ._ .- > Multiple family: Requires 1.5 parking spaces per unit forZbedroom. • .ii - '.. • 'a• e. - •- • . .11+ •-• •••rn .)• Multi-family dwelling units with more than 10 required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. -t fer-to Code-Sect1oniL1O601— t&76,5 NO MORE THAN 40% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: • Standard parking space dimensions: 2)1 far '� 3l 1 D Compact parking space dimensions: K.. aralt.- - -71tz. x (02.. D 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 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. Bicycle parking spaces shall be provided on the basis of one space for every - - - - :. . . • . . :. - - : .. . 2. `txM .L `c c..)wt'(S Minimum number of accesses: Minimum access width: ZO 1 . Maximum access width: „(... Minimum pavement width: 2-U t . REQUIRED WALKWAY LOCATION 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. CLEAR VISION AREA The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE AND EIGHT 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. [Refer to Code Section yard- a9 tc4 .7c5 CITY OF flCARO Pre-Apuncat1oa Conference Notes Page 5 of 12 lesl[eatlsl aVIttcatleiRlaasle•IMale•Suds' BUFFERING AND SCREENING 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 only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Community Development Code. (Refer to Code Chapter 18.1001 SE6 PA — lg.145-2 (0 i L-1/ l � cock .As OJbks The REQUIRED BUFFER WIDTHS which are applicable to your proposal area are as s follows: feet along north boundary. feet along east boundary. feet along south boundary. feet along west boundary. In addition, sight obscuring screening is required along Ala . STREET TREES 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 feet of the right-of-way boundary. Street trees must have a minimum caliper of at least two inches when measured four 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 TREE FOR EVERY SEVEN PARKING S' : _ • • . ; - v I D in and around all parking areas in order to provid- - -4- . we canopy effect. Landscaped parking areas shall include special design f-. . - 1* ich effectively screen the parking lot areas from view. These design features - • ude the use of landscaped berms, decorative walls, and raised planters. For detailed information on design requirements for parking areas and accesses. (Refer to Code ChaptersJ8I0'6, . k3•?tt9 TREE REMOVAL PLAN REQUIREMENTS -- .1-A' uc,A6trs -- \8-?°l0 A TREE PLAN FOR THE PLANING, REMOVAL AND PROTECTION OF TREES prepared by a ified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a dev ,pment application for a subdivision, major partition, site development review, planned development brortional use is filed. Protection is preferred over removal where possible. The TREE PLAN SHALL INCL E the following: y Identification of the locate size and species of all existing trees including trees designated as significant by the city; ➢ Identification of a program to save existing es or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement &defines of Section 18.150.070.D. according to the following standards: c. Retainage of less than 25% of existing trees over 12 inches in call requires a mitigation program according to Section 18.150.070.11 of no net loss of trees; b Retainage of from 25 to 50%of existing trees over 12 inches in caliper requires tha o-thirds of the trees to be removed be mitigated according to Section 18.150.070.D; •CI Y OF TICARO pre-Application Conference Notes Page 6 of 12 lssldaatlal bpllcatlaaRlaaalaa OMslaa Sadist b Retainage of . 50 to 75%of existing trees over 12 inches. caliper requires that 50%of the trees to be removed be mitigated according to Section 18.150.070.D; a> 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. Tres removed within the period of one (1) year prior to a development application listed above will bentoried as part of the tree plan above and will be replaced according to Section 18.150.070.D. MMGATION REPLACEMENT O TREE shall take place according to the following guidelines: ➢ A replacement tree hall be a substantially similar species considering site characteristics. ➢ If a replacement tree o the species of the tree removed or damages is not reasonably available, the Director ma How replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size c 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 nnot be viably located on the subject property, the Director may require one (1) or more repla ment trees to be planted on other property within the city, either public property or, with th onsent 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 pa may, with the consent of the Director, elect to compensate the City for its costs in perfo • g such tree replacement. [Refer to Code Section 18.150.070(DI SIGNS SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the Ci 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 review before the Hearings Officer. SENSLM LANDS T e e provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMEN i . 0 AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND = ON SLOPES IN EXCESS OF 25%, OR ON UNSTABLE GROUND. Staff will attempt to preliminari i sensitive lands areas at the pre-application conference based on available information. HOW ► - ', the responsibility to precisely identify sensitive lands areas, and their boundaries, is the responsibiliti25Hke applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans subm with the development application. CITY OF T1GAR01 Pre-Avpllcation Conference Motes Page 1 of 12 IasldaaUalJepUcatlaiRiaadil IMslaa Sectls. •Chapter 18.84 also provio.—, regulations for the use, protection, modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. (Refer to Code Chapter 18.84) STEEP SLO S Whe' STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submi -d which addresses the approval standards of the Tigard Community Development Code Section 8.84.040.B. The report shall be based upon field exploration and investigation and shall include s•ecific recommendations for achieving the requirements of 18.84.040.B.2 and 18.84.040.B.• UNIFIED SEWERAGE AGENC' SA1 BUFFER STANDARDS,RESOLUTION AND ORDINANCE ER&0)96-44 Land DEVELOPM T ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for : buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDO' SHALL BE A MINIMUM OF 25 FEET WIDE, measured horizontally, from the defined boundaries of le sensitive area, except where approval has been granted by the Agency or City to reduce the width .f a portion of the corridor. If approval is granted by the Agency or City to reduce the width of a portion • the vegetated corridor, then the surface water in this area shall be directed to an area of the vegetate• corridor that is a minimum of 25 feet wide. The maximum allowable encroachment shall be 15 feet, except as allowed in Section 3.11.4. No more than 25% of the length of the vegetated corridor within qe development or project site can be less than 25 feet in width. In any case, the average width of the egetated corridor shall be a minimum of 25 feet. Restrictions in the Vegetate Corridor. NO structures, development, construction acti 'ties, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other ac 'vities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, EXCEPT AS ALLOWED BELOW: > A gravel walkway or bike path, not exceeding 8 f--t in width. If the walkway or bike path is paved, then the vegetated corridor must be widened . the width to the path. A paved or gravel walkway or bike path may not be constructed close than 10 feet from the boundary of the sensitive area, unless approved by the Agency or Ci . Walkways and bike paths shall be constructed so as to minimize disturbance to existing veg- ation; and > Water quality facilities may encroach into the vegetated co ;dor a maximum of 10 feet with the approval of the Agency or City. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MUL IPLE PARCELS OR LOTS intended for separate ownership, such as a subdivision, the vegetated c• ridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the con ruction of a dwelling unit. [Refer to R&0 96.44/USA Regulations-Chapter 3,Design for SWMI WATER RESOURCES OVERLAY DISTRICT The WATER RESOURCES (WR) OVERLAY DISTRICT implements the po ' ies of the Tigard Comprehensive Plan and is intended to resolve conflicts between development .nd conservation of significant wetlands, streams and riparian corridors identified in the City Nf Tigard Local Wetlands Inventory. Specifically, this chapter allows reasonable economic use of •roperty while establishing clear and objective standards to: protect significant wetlands and s earns; limit development in designated riparian corridors; maintain and enhance water quality; m. • ize flood CITY OFTICAKp Pre-Application Conference Kates :ge 8 it 12 Ia:ltattlal inalcatlaaRlaaata,UM:toa SoctU• . storage capacity; preserve .Ative plant cover; minimize streamb� . erosion; maintain and enhance fish and wildlife habitats; and conserve scenic, recreational and educational values of water -source areas. Sa - Harbor. The 'k R OVERLAY DISTRICT ALSO MEETS THE REQUIREMENTS OF STATEWIDE PLANNING GOAL • (Natural Resources) and the "safe harbor" provisions of the Goal 5 administrative rule (OAR 660, Di 'sion 23). These provisions require that "significant" wetlands and riparian corridors be mapped . d protected. The Tualatin River, which is also a "fish-bearing stream," has an average annual flow f more than 1000 cfs. Major Stream • Streams which re mapped as "FISH-BEARING STREAMS" by the Oregon Department of Forestry and have an ave ge annual flow less than 1000 cubic feet per second (cfs). > MAJOR ST AMS IN TIGARD INCLUDE FANNO CREEK, ASH CREEK (EXCEPT THE NORTH FOR AND OTHER TRIBUTARY CREEKS) AND BALL CREEK. Minor Streams: Streams which are NOT ISH-BEARING STREAMS" according to Oregon Department of Forestry maps . Minor streams in gard include Summer Creek, Derry Dell Creek, Red Rock Creek, North Fork of Ash Creek and certal short tributaries of the Tualatin River. Riparian Setback Area: This AREA IS MEASURED HORIZONTALLY FROM AND PARALLEL TO MAJOR STREAM OR TUALATIN RIVER TOP-OF-BANS, OR THE EDGE OF AN ASSOCIATED WETLAND, whichever is greater. The riparian setback the same as the "riparian corridor boundary" in OAR 660-23- 090(1)(d). > The standard Tualatin River rip:rian setback is 75 feet, unless modified in accordance with this chapter. ➢ The major streams riparian setba.k is 50 feet, unless modified in accordance with this chapter. > Isolated wetlands and minor streams (i 'eluding adjacent wetlands) have no riparian setback; however, a 25-foot `water quality buffe 's required under Unified Sewerage Agency (USA) standards adopted and administered by th- City of Tigard. (Refer to Code Section 18.85.010] Riparian Setback Reductions The DIRECTOR MAY APPROVE A SITE-SPECIFIC R' SUCTION OF THE TUALATIN RIVER OR ANY MAJOR STREAM RIPARIAN SETBACK BY AS CH AS 50% to allow the placement of structures or impervious surfaces otherwise prohibited by t ' chapter, provided that equal or better protection for identified major stream resources is ensured •rough streambank restoration and/or enhancement of riparian vegetation in preserved portions of the ;swim setback area. Eligibility for Riparian Setback in Disturbed Areas. To be ELIGIBLE FOR A RIPARIAN SETBACK REDUCTION, the :•plicant must demonstrate that the riparian corridor was substantially disturbed at the time this :•ulation was adopted. This determination must be based on the Vegetation Study required • Section 18.85.050.0 that demonstrates all of the following: ➢ Native plant species currently cover less than 80%of the on-site ripan• corridor area; > The tree canopy currently covers less than 50% of the on-site riparian corridor and healthy trees have not been removed from the on-site riparian setback area for the .st five years; ➢ That vegetation was not removed contrary to the provisions of Section 18.: .050 regulating removal of native plant species; CITY Of TIGARD Pre-Appfcatlon Conference Notes Page 9 of 12 Iuldettlat 11lllcati.aRlsulal Mishit Swiss That there will be no ..grringement into the 100-year floodpla,.., and > The average slope of the riparian area is not greater than 20%. (Refer to Code Section 10.85.1001 NARRATIVE e APPLICANT SHALL SUBMIT A NARRATIVE which provides findings for all 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. Applicant should review code for applicable criteria. CODE SECTIONS 80 / 18.927t '.9' 18.102A8-12"18.116A&1 _ 18.150 18.84 18.96 `aO ./ 18.106 Ca tom" 18.12 �8 `— 18.160 \ l 18.85 ../18.98 _�18.108M-1(0--` 18.130 18.162 \ — 18.88 18.100/r .745` /18.114/�S•`i30 __ 18.134 18.16471 -3(O ' ACT STUDY As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to include 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. (Refer to Code Chapter 18.32 Section.0501 WHEN A CONDITION OF APPROVAL REQUIRES TRANSFER TO THE PUBLIC OF AN INTEREST IN REAL PROPERTY, the approval authority shall adopt findings which support the conclusion that the interest in real property to be transferred is roughly proportional to the impact the proposed development will have on the public. (Refer to Code Chapter 18.32 Section.2501 NEIGHBORHOOD MEETING The APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 250 FEET AND THE APPROPRIATE CIT FACILITATOR 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. • 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. (Refer to the Neighborhood Meeting Handout]------j SUBDIVISION PLAT NAME RESERVATION PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLIC: ! the City of Tigard, applicant's are required to complete and file a subdiv •-- • a naming request with the Washington County Surveyor's Office in order to •• approvaVreservation for any subdivision name. Applications will not be acce• -: .s complete until the City receives the faxed confirmation of approval from the •- - ' o the Subdivision Name Reservation. 1 i Surveyor's Office: 503-648-88841 CITY OF TIGARD Pre-Application Conference Notes Page 10 of 12 IisId,,tltl ApilaUs./Naool.I Misty'Section 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 City's policy is to apply those system development credits to the first building permit issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED.) RECYCLING Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY with Pride Disposal's vehicles. CONTACT PERSON: Lenny Hing with Pride Disposal at (503) 625-6177. [Refer to Code Section 18.1161 ADDITIONAL CONCERNS OR COMMENTS: — t'1 vJ C trt.vE ufr.G B �I�►.t,���..'.s1=/� !���� �.�►(Yr7!`�rI �� i .mot■ — E A% PROCEDURES ./ Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted b mail or dro. .ed off at the counter without Plannin• Division accestance ma be returned. Applications will NOT be accepted after 3:00 P.M. on Fridays or 4:30 on other week days. CITY OF TIMID Pre-AU ticatIon Conference Notes Page 11 of 12 I•al[astlal RMIcatl,aRlaaalel IMslas Sictlu Maps submitted with an ... ilication shall be folded IN ADVAt I_.: to 8.5 by 11 inches. One (1), 81" x 11" map of a proposed project should be submitted for attachment to the staff report or administrative decision. Application with unfolded maps shall not be accepted. The Planning Division and Engineering Division 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10, to 20 day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard tvwtr 1 c MI &-I . A basic flow chart which illustrates the review process is available from the Planning Division upon request. 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. PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects of good site planning that should apply to the development of your site plan. Failure of the staff to provide information required by the Code shall not constitute a waiver of the applicable standards or requirements. It Is recommended that a prospective 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. 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 PRE-APPLICATION CONFERENCE, (unless deemed as unnecessary by the Planning Division). PREPARED BY: - POLZ:74S CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP.MEETING PHONE (5031639-4171 FAX (50316847297 E-MAIL (staff's first name)@cttigard.or.us h:Vogin\patty∎nasterstipreappt.mst (Engineering section:preapp.eng)\ Updated: 26-May-98 CITY OF TIGARD Pre-Aupflcatfon Conference Notes Page 12 of 12 Redd'Ittldinfca IIRtivatli lIMsluu Ssctlos CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT . APPLICATION CHECKLIST all CITY OF TIGARD The items on the checklist below are required for the succesful completion of your application submission requirements. This checklist Identifies what Is required to be submitted with your application. This sheet MUST be returned and submitted with all other applicable materials at the time you submit your land use application. See your application for further explanation of these items or call the City of Tigard Planning Division at (503) 639-4171. Staff: lin12 Date: t 19/92? APPLICATION & RELATED DOCUMENTS) SUBMITTAL REQUIREMENTS Q ENTS INCLUDE MARKED ITEMS II A) Application form (1 copy) S) Owner's signature/written authorization C) Title transfer instrument/or grant deed t D) Applicant's statement No. of Copies E) Filing Fee bZpErsts at,/ L of ( a $ r' szvE. sc-kcebk.i.E fl SITE-SPECIFIC MAP(S)/PLAN(S) SUBMITTAL REQUIREMENTS INCLUDE MARKED ITEMS II A) Site Information showing: No. of Copies ___12 1. Vicinity map 2. Site size & dimensions 3. Contour lines (2 ft at 0-10% or 5 ft for grades > 10%) cav 4. Drainage patterns, courses, and ponds 5. Locations of natural hazard areas including: ❑ (a) Floodplain areas ° (b) Slopes in excess of 25% ❑ (c) Unstable ground ° (d) Areas with high seasonal water table ❑ (e) Areas with severe soil erosion potential ❑ (1) Areas having severely weak foundation soils ❑ 6. Location of resource areas as shown on the Comprehensive ❑ Map Inventory including: (a) Wildlife habitats ° (b) Wetlands 7. Other site features: (a) Rock outcroppings (b) Trees with 6" + caliper measured 4 feet from ground level 8. Location of existing structures and their uses o/ 9. Location and type of on and off-site noise sources 10. Location of existing utilities and easements 11. Location of existing dedicated right-of-ways LAND USE APPLICATION/LIST PAGE 1 OF 5 S) Site Development han Indicating: No. of Copies 1. The proposed site and surrounding properties d 2. Contour line intervals ty 3. The location, dimensions and names of all: (a) Existing & platted streets & other public ways and easements on the site and on adjoining properties ty (b) Proposed streets or other public ways & easements on the site (c) Alternative routes of dead end or proposed streets that require future extension 4. The location and dimension of: (a) Entrances and exits on the site cf (b) Parking and circulation areas t� (c) Loading and services area �( (d) Pedestrian and bicycle circulation (e) Outdoor common areas Q' • (f) Above ground utilities ta" 5. The location, dimensions & setback distances of all: (a) Existing permanent structures, improvements, utilities, and easements which are located on the site and on adjacent property within 25 feet of the site d (b) Proposed structures, improvements, utilities and easements on the site 6. Storm drainage facilities and analysis of downstream conditions 7. Sanitary sewer facilities car 8. The location areas to be landscaped 9. The location and type of outdoor lighting considering crime prevention techniques ta' 10. The location of mailboxes d 11. The location of all structures and their orientation d 12. Existing or proposed sewer reimbursement agreements !a C) Gradin: Plan Indicatin:: No. of Copies The site developmen •Ian shall include a grading plan at the same scale as the site analysis • awings and shall contain the following information: 1 . The locatio and extent to which grading will take place indicating: (a) Gen- al contour lines ❑ (b) Slope ratios ❑ (c) Soil .tabilization proposal(s) ❑ (d) App •ximate time of year for the proposed site development ❑ 2. A statemen from a registered engineer supported by data factual substantiating: (a) Subsurface exploration and geotec nica • - - n report ❑ (b) The validity of sanitary sewer and storm drainage serve roposals ❑ (c) That all problems will be mitigated and how they will be mitigated ❑ LAND USE APPLIUTION/LIST PAGE 2 OF 5 D) Architectural Dray s Indicating: No. of Copies --JCL The site development plan proposal shall include: 1. Floor plans indicating the square footage of all structures proposed for use on-site 2. Typical elevation drawings of each structure E) Landscape Plan Indicating: No. of Copies l cJ The landscape plan shall be drawn at the same scale of the site analysis plan or a larger scale if necessary and shall indicate: 1 . Description of the irrigation system where applicable 2. Location and height of fences, buffers and screenings 3. Location of terraces, decks, shelters, play areas, and common open spaces Q' 4. Location, type, size and species of existing and proposed plant materials GI' 5. Landscape narrative which also addresses: (a) Soil conditions ❑ (b) Erosion control measures that will be used ❑ F) Sign Drawings: Sign drawings shall be submitted in accordance with Chapter 18.114 R► of the Code as part of the Site Development Review or prior to obtaining a Building Permit to construct a sign. G) Traffic Generation Estimate: e. ❑ H) Preliminary Partition/Lot Line Adjustment Map Indicating: No. of Copies 1. The owner of the su, ect parcel ❑ 2. The owner's author zed agent ❑ 3. The map scale (21,50,100 or 200 feet-.1) inch north arrow and date ❑ 4. Description of p. cel location and boundaries ❑ 5. Location, width :nd names of streets, easements and other public ways within an• adjacent to the parcel ❑ 6. Location of all permanent buildings on and within 25 feet of all property lines ❑ 7. Location and idth of all water courses 8. Location of an trees within 6" or greater caliper at 4 feet above ❑ ground level 9. All slopes greater tha % ❑ 10. Location of existing utilities a ❑ g •lity easements ❑ 11. For major land partition which creates a • • is street: (a) The proposed right-of-way location and wi h ❑ (b) A scaled cross-section of the proposed street plus reserve strip ❑ 12. Any applicable deed restrictions 13. Evidence that land partition will not preclude efficient future la ❑ division where applicable 0 N. LAND USE APPLICATION./LEST PAGE 3 OF 5 1) Subdivision Prelimi► Plat Map and Data Indicating: ■lo. of'Copies 1. Scale equaling 30,50,100 or 200 feet to the inch and limited to one phase per sheet ❑ 2. The proposed name of the subdivision ❑ 3. Vicinity map showing property's relationship to arterial and collector streets ❑ 4. Names, addresses and telephone numbers of the owner, developer, engineer, - er a designer (as applicable) ❑ 5. • - • • application ❑ 6. Boundary lines of tract to oe subdivided ❑ 7. Names of adjacent subdivi ion or names of recorded owners of adjoining parcels of un-su..ivided land ❑ 8. Contour lines related to a ity-established benchmark at 2-foot intervals for 0-10% grades greater an 10% ❑ 9. The purpose, location, type and size of all the following (within and. adjacent to the propos-. subdivision): (a) Public and private right-of-ways and easements ❑ (b) Public and priva'e sanitary and storm sewer lines ❑ (c) Domestic water mains including fire hydrants ❑ (d) Major power t: ephone transmission lines (50,000 volts or greater) ❑ (e) Watercourses ❑ (f) Deed reserva ons for parks, open spaces, pathways and other land encumb ances ❑ 10. Approximate plan and profiles of proposed sanitary and storm sewers • with grades and pipe sizes indicated on the plans ❑ 11 . Plan of the prop• ed water distribution system, showing pipe sizes and the location of v. Ives and fire hydrants ❑ 12. Approximate ce terline profiles showing the finished grade of all streets including street :xtensions for a reasonable distance beyond the limits of the proposed su sdivision ❑ 13. Scaled cross sect ons of proposed street right-of-way(s) ❑ 14. The location of a I areas subject to inundation or storm water overflow ❑ 15. Location, width direction of flow of all water courses & drainage-ways ❑ 16. The proposed lot ,onfigurations, approximate lot dimensions and lot numbers. Whe e lots are to be used for purposes other than residential, it shall •- indicated upon such lots. ❑ 17. The location of all tr--s with a diameter 6 inches or greater measured at 4 feet above ground le el, and the location of proposed tree plantings ❑ 18. The existing uses of the • operty, including the location of all structures and the present uses of the .tructures, and a statement of which structures are to remain after planing ❑ 19. Supplemental information inclu.• g: (a) Proposed deed restrictions (i :ny) ❑ (b) Proof of property ownership ❑ (c) A proposed plan for provision of s .division improvements ❑ 20. Existing natural features including rock outcroppi �s, wetlands & marsh areas ❑ 21 . If any of the foregoing information cannot practi •bly be shown on the preliminary plat, it shall be incorporated into a narr. ' e and submitted with the application ❑ LANO USE APPLICATION/LIST PAGE 4 OF 5 J) Solar Access u atiQns: ❑ K) Other Information No. of Copies „2,- , -4\ ,„k, • 'vE ".• • "21thit■.: icyc (46-1. 1\115-ES• h:Vogin\p attylmuters idolist.mst • May 23.1995 LAND USE APPUCATION.(LIST PAGE 5 OF 5 PRE-APPLICATION CONFERENCE NOTES ENGINEERING SECTION Q un mmity Development Shaping A Better Community }5 1 2,9 LA PUBLIC FACILITIES 19x2_ 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: (t"rN \c Ta to Z ' feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. ( ) to feet from centerline. Street improve ments: ( � t/2— street improvements will be necessary along SVJ 114-Tri to include: 11 feet of pavement t..n . [.concrete curb storm sewers and other underground utilities S -foot concrete sidewalk "reet trees T�street signs, traffic control devices, streetlights and a two-year streetlight fee. CM OF T16ARD Pre-Application Conference Notes Page 1 of 6 a4Geerta';apartment Section • • ( ) stree` 'provements will be necessary alor 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. ( ) street improvements will be necessary along to include: ❑ feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities ❑ -foot concrete sidewalk 0 street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. ( ) street improvements will be necessary along 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. (/Section 18.164.120 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 $ 27.50 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 1v -1y+ Vav c1"� . Prior to oc- - ,..t,)v-( , the applicant shall either place these utilities underground, or pay the fee in-lieu described above. CITY OFTIGARO Pre-Anpication Conference Notes Page 2 of 6 aflessrlu!Us/artme.t ScUII i In some cases, where strer iprovements or other necessary r 'ic improvements are not currently practical, the improvement .iy be deferred. In such cases, )ndition of development approval may be specified which requires the property owner(s) to execute a non-remonstrance agreement which waives the property owner's right to remonstrate against the formation of a local improvement district. The following street improvements may be eligible for such an agreement: (1.) (2.) Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located fir. . The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to coNr --C r .1�,-1c7 -h -r.,,- R.eLAc (fr po,ier) Water Supply:—r---- I (cr The - Phone:(503) 71 provides public water service in the :rea 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 (Contact: Gene Birchill, (503) 526-2469) 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 drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. A downstream analysis will also likely be necessary to determine if runoff from the proposed development will cause adverse impacts to the existing storm system downstream of the site. • 50&....(1- S-t R.-. pR P,, wc� 1 P�.AeJ -� A-CCO tEn 1=- t P•✓1,,4/4---) Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by the Unified Sewerage Agency (USA) (Resolution and Order No. 91-47, as amended by R&O 91-75) 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 newly created impervious surfaces. The resolution contains a provision that would allow an applicant [TY OF TIGARO Pre-tppllcation Conference Notes Page 3 of 6 •glaeerleg Department Section to pay a fee in-lieu of cone' -:ting an on-site facility provided s Tic criteria are met. The City will use discretion in determine, ihether or not the fee in-lieu will L iered. If the fee is allowed, it will be based upon the amount of new 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. (,..)z Payment of the fee in-lieu. CS■-cE w MM z s -caz) 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. 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 may be allowed to be deferred until the issuance of an occupancy permit. Deferral of the payment until occupancy is permissible only when the TIF is greater than $5,000.00. PERMITS Engineering Department Permits: Any work within a public right-of-way in the City of Tigard requires a permit from the Engineering Department. There are two types of permits issued by Engineering, as follows: Street Opening Permit (SOP). This permit covers relatively minor work in a public right-of-way or easement, such as sidewalk and driveway installation or repair, and service connections to main utility lines. This work may involve open trench work within the street. The permittee must submit a plan of the proposed work for review and approval. The cost of this type of permit is calculated as 4% of the cost of the work and is payable prior to issuance of the permit. In addition, the permittee will be required to post a bond or similar financial security for the work. ITY OF T1GAAD Pre-Applfcatlon Conference Motes Page 4 of 6 •gleaming Ieoartaeat Section Compliance Agreerr ' (CAP). This permit covers mor' -tensive work such as main utility line extensions, strE. nprovements, etc. In subdivisio, ,his type of permit also covers all grading and private utility work. Plans prepared by a registered professional engineer must be submitted for review and approval. The cost of this permit is also calculated as 4% of the cost of the improvements, based on the design engineer's estimate, and is payable prior to issuance of the approved plan. The permittee will also be required to post a performance bond, or other such suitable security, and execute a Developer/Engineer Agreement which will obligate the design engineer to perform the primary inspection of the public improvement construction work. Prior to City acceptance of any permitted work, and prior to release of work assurance bond(s), the work shall be deemed complete and satisfactory by the City in writing. The permittee is responsible for the work until such time written City acceptance of the work is posted. NOTE: If an Engineering Permit Is required,the applicant must obtain that permit prior to release of any permits from the Building Division. 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. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. :ITV OF TICARO Pre-Application Conference Notes Page 5 of 6 ngIneertof Department Section GRAZING PLAN REQUIREMENTS FO' 'IBDIVISIONS ' All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ' 1 I io+y e E NEERING DEPAR ENT STAFF Phone: (5031639-4171 Fax: (503)684-7297 h:lpatty\masters\preapp.eng (Master section.preapp-r.mst) 01-Sept-98 rive) ;ITV OF T16ARD Pre-Applicatlon Conference Notes Page 6 of 6 nglaeertai'apartment Section ADDITIONAL DOCUMENTS LETTER OF TRANSMITTAL DATE RECEIVED RECEIVED ,9p MAY 2 3 2001 COMMUNITY DEVELOPMENT • I TO: I - DEPT: (alliA4 FROM: ' , T61/kL PliirVeur TELEPHONE NUMBER: 5°3 -6a0- 300 / COMMENTS: 1,046 Cs4 s Pt CUV1 o(p_ ip p rev a0 • PERMIT*PLAN - - x 1 :_ . 9. - h w 111-+ In161 'Qin ! Exit New Open OBE H n To Do W 4B NI II 6, 1 Clo:< Vicw Add C.I;!c Ir.ci: R.n•mbci Mrlti-C:: F'r i nr. x Name: KOCIEMBA. DIANE E Updated: 09-29-00 MAS 1E1 X I Address:09600 SW NORTH DAKOTA ST Jur:TIG Description: Master#IMMD2000-00024 Project: IPURKEYPLEX DRIVE MOD eery I Change driveway location. :lect Condition Type Condition 0001 IPKNG SCREENING COMPLIANCE Updated 10/022000 By PLL Edit I Resolutior Condition Met: r Date I By I- Hold Level No Hold Report Tag Condition Text Submit a plan that shuws that the parking area is screened according to SDR 1999-00029. Help OK Cancel I View/Add Conditions iiilE Start _ a 0 ' O11 '° ., C ' '',. I I okl N ::E/00 10:40 AM