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MLP2006-00001 MLP2006 - 00001 FARCAS PARTITION NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00001 ' .', FARCAS PARTITION T I G A RD 120 DAYS = 1/18/2007 1 46 REVISED DECISION- Revisions are highlighted in yellow. SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition(MLP) MLP2006-00001 Adjustment to Access Spacing Standard VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: loan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland,OR 97236 Portland, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 7200 SW Taylors Ferry Road. The subject site is located on the south side of SW Taylors Ferry Road,between SW 74th Avenue and SW 70±Avenue;Washington County Tax Map 1S125DB, Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Study); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, alo with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. 2. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (1.PZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 3. The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of$125 per caliper inch (38 inches x $125 = $4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees soaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City, only two mitigation trees may be planted in a single backyard and only one tree per front yard. In order to develop tree species diversity onsite the following guidelines apply to street trees: 30%• No more than 30 of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10%of any one species be planted onsite. 4. Prior to beginning site work, the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of$4,750.00 (38 caliper inches x $125 per caliper inch). Two years after the date of final plat approval, the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 1 8.790.060.D and remain healthy. For any mitigation trees that are not properly planted and not healthy, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. In addition,if the applicant saves more trees than indicated on the tree protection plan, the mitigation cost will be reduced according to code standards. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 2 OF 23 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 5. Prior to commencing onsite improvements, the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Taylors Ferry Road. Submittal requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Associate Planner. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit Permit. Submit three sets of complete engineering plans to the County and one set to the City for construction of the following public improvements: A. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. B. Access to SW Taylors Ferry Road to County Standards. C. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. D. Closure of all existing driveways to SW Taylors Ferry Road, other than at the access point approved by Washington County under the current land use application. E. Adequate roadway drainage along SW Taylors Ferry Road frontage (to include cleaning, grading and shaping of the ditch). F. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head luminaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. Additional requirements as outlined in the October 17,2006 memo from Naomi Vogel-Beattie,Washington County Associate Planner. 6. The applicant shall coordinate with Washington County to determine the ROW dedication (beyond 37 feet from centerline) to provide adequate corner radius. 7. The applicant shall provide connection of proposed parcels to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system in Taylors Ferry Road. A City of Tigard connection permit is required to connect to the existing public sanitary sewer system in Shady Court. 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 9. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, alo g with any supporting documents and/or lans in that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: EMILY plans (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 10. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Contact John Dalby at(503) 356-4723. 11. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 3 OF 23 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 13. Provide a non-access reservation along SW Taylors Ferry Road frontage, except at the access point approved in conjunction with this land use application. 14. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 15. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 16. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at (503) 639-4171,ext.2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for Taylors Ferry Road, providing 37 feet from centerline minimum, shall be made on the final plat. The additional right-of-way dedication to provide adequate corner radius shall be made on the final plat. E. NOTE,: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 17. The applicant shall obtain a Washington County Facility Permit. Refer to instructions by Naomi Vogel-Beattie in the document included with this decision. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 18. The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front- 20 feet; east side- 5 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling, which shall not exceed 30 feet. 19. The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PAR!IIION PAGE 4 OF 23 20. The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. 21. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Big Leaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: • No more than 30%of any one family be planted onsite. • No more than 20%of any one genus be planted onsite. • No more than 10%of any one species be planted onsite. 22. The applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a_ fence or wall,if used, shall not exceed 6 feet or obstruct the vision clearance area. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the follow' requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 24. Prior to issuance of building permits the road improvements required shall be completed and accepted by Washington County. 25. Prior to issuance of building permits,the applicant must provide Washington County with final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. 26. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 27. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 28. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces. . 4.. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 29. All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 5 OF 23 SECTION III. BACKGROUND INFORMATION Property History: There have been no previous land use decisions related to the site. Prior to applying for this partition, the applicant demolished the existing single-family house (BUP2005-00234) and received a building permit to construct a new house on the old foundation (MST2005-00236). As of now, the new home has been built but has not received a final inspection. Site Information and Proposal Description: The subject property is approximately 0.44 acres in size. The site has 85.70 feet of frontage on SW Taylors Ferry Road, a County Road, and slopes up towards the northeast (about 7.5%). The adjacent properties are developed with single- family homes. The applicant is proposing to partition the existing vacant lot into two new lots that share an access onto SW Taylors Ferry Road. Parcel 1 will be 7,501 square feet. Parcel 2 will be an 8,551 square-foot flag lot. An existing new single- family home is located on proposed Parcel 2. A new single-family home will be built on Parcel 1. SECTION IV. PUBLIC COMMENTS Staff sent notice to all property owners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): Approval Criteria (18.420.050.A) 1.The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and building process,this criterion is met. 2.There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided therein, adequate public facilities are available to serve the proposal. Therefore, this criterion is met. 3. All proposed improvements meet City and applicable agency standards; and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the ermit process and during construction, at which time the appropriate review authority will ensure that City and p applicable agency standards are met. Based on the analysis in this decision,this criterion is met. 4.All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. No buildings exist on Parcel 1 and the site plan does not show a proposed building footprint. The width of the building envelope area for Parcel 2 is 105 feet and exceeds the minimum requirement of 50 feet. Judging from the dimensions of the Parcel 1, which is 81.74 feet wide and regular in shape, it is impossible for the building envelo-De width to be less than 50 feet if the building envelope meets minimum setbacks. As required later in this decision, t_ze applicant will be conditioned to revise the site plan to show the proposed building footprint for Parcel 1, which will confirm the building envelope width. NOTICE OF DECISION MLP2006-00001/FARCAS PARITIION PAGE 6 OF 23 • The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The lot area for Parcels 1 and 2 conform to the minimum lot size in an R-4.5 zone. Parcel 1 is 7,501 feet and Parcel 2 is 8,551 feet. The accessway of Parcel 2,a flag lot,has not been included in the lot area. Therefore,this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 fronts SW Taylors Ferry Road by 85.70 feet. Parcel 2 fronts the access easement by 22 feet. Therefore, this criterion is met. Setbacks shall be as required by the applicable zoning district. The site plan does not show a building on Parcel 1; therefore, staff cannot determine whether setbacks will meet R-4.5 zoning requirements. Parcel 2 meets all setback requirements for the zone and a flag lot, as shown in the Residential Zoning Districts section of this decision. Therefore, this criterion has been met for Parcel 2, but not Parcel 1. The applicant shall revise the site plan to show a building footprint on Parcel 1 in compliance with minimum setback requirements. When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Parcel 2 will be a flag lot with an existing house. The front setback is 23.6 feet and both side setbacks exceed 10 feet(15 feet and 38.9 feet). Therefore, this criterion has been met. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The site plan indicates there will be a 3-foot wide screen along the accessway,where it abuts the neighboring property. The applicant has not indicated the type or height of screening. Therefore, the applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5.The height of a fence or wall,if used, shall not exceed 6 feet or obstruct the vision clearance area. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The nearest fire hydrant is located 250 feet north of the property. Tualatin Valley Fire and Rescue were provided the opportunity to comment on the proposed partition, but provided no comments. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The Engineering Department has required a condition of approval to ensure that this criterion is met. 5. Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 7 OF 23 • The nearest floodplain to the subject property is more than t/a mile away. The subject site is 300 feet above sea level. The nearest floodplain is 180 feet above sea level. Therefore, the proposed partition is not in the floodplain. This criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant is requesting an adjustment to the access spacing standard because the proposed accessway does not meet the 100--foot spacing standard on a County collector. Findings and approval of the access spacing adjustment are found in the Variances and Adjustment section of this decision. FINDING: The proposed minor land partition meets, or can meet, all of the relevant standards of the land partition section as indicated in the above findings and following sections of this decision. CONDITION: The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2-DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES 14STANDARD . R- . ='.Parcell 4.,P 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,501 sq.ft. 8,551 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. Not shown 105 ft. -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - NA NA Minimum Setbacks -Front yard 20 ft. Not shown 23.6 -Side facing street on corner&through lots 15 ft. Not shown N/A -Side yard 5 ft. Not shown N/A -Rear yard 15 ft. Not shown 15 ft. -Side or rear yard abutting more restrictive zoning district -- N/A N/A -Distance between property line and front of garage 20 ft. Not shown 30 ft. -Side Yard Setbacks for Flag Lots [TDC 18.420.050(A)(4)(e)1 10 ft. N/A 15 feet,38.9 feet Maximum Height 30 ft. Not indicated 27 feet Minimum Landscape Requirement - NA NA A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. The existing new house on Parcel 2 meets all setback standards for the zone, as well as for a flag lot. The applicant has not indicated the height of the existing dwelling on Parcel 2. However, according to the building permit for the dwelling on Parcel 2 (MST2005-00236), the dwelling is 27 feet high. The height limit for flag lots is 25 feet. Therefore, the existing dwelling is nonconforming and shall not be modified to make the dwelling more nonconforming. Parcel 2 will be discussed later in this decision under "Exceptions to Development Standards." The site plan does not show a building footprint for Parcel 1. Development standards have been met for Parcel 2 and can be met for Parcel 1. The applicant shall demonstrate that the dwelling on Parcel 1 will meet development standards in an R-4.5 zone. CONDITION: The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front- 20 feet; east side- 5 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling,which shall not exceed 30 feet. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 8 OF 23 Access,Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one,10-foot paved driveway within a 15-foot- wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. One 15-foot wide access with 10 feet of pavement is required. The site plan shows one 22-foot wide shared access with 15 feet of pavement. Therefore,this criterion is met. General Provisions (18.705.030) A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The standards of this chapter will be a continuing obligation on the owners of these parcels. The Engineering Department has required a condition of approval for the applicant to record a joint use and maintenance agreement Therefore, this criterion will be met. B.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 to scale, thereby meeting this criterion. Staff conducted four completeness reviews before deeming the application materials complete and suitable for review. C.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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Parcels 1 and 2 will share a driveway. As stated before, the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common driveway. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. Parcels 1 and 2 connect to SW Taylors Ferry through a shared driveway. As stated before,the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common driveway. E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI permit issuance. Therefore, this criterion will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1 through 4. The walk-way criteria apply to commercial,institutional,industrial and multi-family uses. The proposed partition is for single-family detached dwellings. Therefore,the walkway requirements do not apply. G. 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. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 9 OF 23 The two proposed lot will have access to a collector through a shared driveway. The shared driveway meets most City requirements and, through conditions of approval, can meet all requirements. Because the shared driveway provides access to a County road, the driveway is subject to Washington County review. Compliance with Coun standards is required prior to City of Tigard final plat approval. Concerning fire hazards, Tualatin Valley Fire and Rescue was provided the opportunity to comment, but has not commented. To reduce any confusion or delays for emergency service providers, the Tigard Police Department recommended providing a monument/sign marker at the foot of the private driveway, identi house numbers for both parcels. With regard to streets and street intersections, these issues are addressed under Chapter 18.810 (Street and Utility Improvement Standards). The proposed driveway meets or, through conditions of approval, can meet all City and County standards. Therefore, the Director has not determined that Planning Commission review is necessary for building permits related to this partition. 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. Parcels 1 and 2 will have access to SW Taylors Ferry through a shared driveway. Neither parcel will have direct access to SW Taylors Ferry. Therefore, this criterion is met. 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. This criterion does not apply to the existing and proposed single-family dwellings. H. Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. Taylors Ferry Road is a Washington County facility Washington County requires a minimum sight distance of 300 feet in each direction from the proposed driveway. The applicant's engineer, Zbinden Carter Souders E4nrieering, has submitted a preliminary sight distance certification. The applicant must also submit this preliminary certification to the County with their WACO Facility Permit application. The engineer states that there is adequate sight distance to the northwest along Taylors Ferry Road. There is shrubbery along the northern edge of the right of way to the south east of the proposed driveway. The engineer states that the sight distance can be met once the shrubs are trimmed to a maximum height of 3'-6". The applicant shall trim the shrubbery as stated above to ensure adequate sight distance is met. The applicant's engineer shall, upon completion of public improvements, submit a final sight distance certification to Washington County. The final sight distance certification must be accepted prior to final plat approval. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Taylors Ferry Road is classified as a Collector. This road, however, is a County facility which has a 100 foot minimum spacing standard. As explained later in this decision, the County considers this standard met. The City's spacing standard, as stated above is 200 feet minimum along a collector,which is not met. Therefore, the applicant applicant has applied for the adjustment under 18.370 of the Tigard Development Code. As indicated on a survey provided by the applicant, there are seven driveways within 200 feet of the proposed driveway; therefore an adjustment to the spacing standard is required. On the same side of the street to the left, there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side of the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. The applicant shall include on their plat a non-access reservation along Taylors Ferry Road frontage, except at the approved access point in conjunction with this land use application. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 10 OF 23 I. 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; Table 18.705.1 applies to the proposed partition,which is for single-family dwellings. The proposed partition complies with this table. The site plan shows one 22-foot wide access with 15 feet of pavement. 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; The proposed partition does not include multi-family structures. Therefore,this criterion does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Staff provided Tualatin Valley Fire and Rescue an opportunity to comment and received no comments or indications that the proposed partition is in violation of the fire code. The applicant has been conditioned to provide written approval from the Fire Marshall to show that the proposed access is suitable for fire-fighting. Section 18.705.030.H.4 states that 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 or 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%. The proposed access is 106.46 feet long. Therefore,this criterion does not apply. FINDING: Based on the analysis above, the Access,Egress and Circulation standards have been met or can be met through conditions of approval. Conditions of approval related to access are included in other sections of this decision,mainly in the Land Partition section and Public Facility Concerns section. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The original lot is 19,281 square feet. The net developable area is 16,052 square feet (19,281 square feet minus 771 square feet of dedicated ROW and 2,458 square feet of access drive). There are no sensitive areas on site. No land is required to be dedicated. Therefore,the net developable area meets the above criteria. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units is 2.14. Therefore,the proposal of 2 residential units meets this criterion. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number is 1.71. Therefore, the proposal of 2 residential units meets this criterion. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 11 OF 23 Exceptions to Development Standards (18.730): Building heights and flag lots (18.730.020.C). 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to Apri115,1985; b. A flag lot is created after April 15,1985 by an approved partition;or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The proposed partition creates one flag lot. Therefore,this partition is subject to flag lot limitations. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views,or that such trees exist and will be preserved. Parcel 2 is subject to flag lot standards. The existing new dwelling on the flag lot is 27 feet high,which does not comply with the 25-foot height limit for dwellings on flag lots. The applicant has not demonstrated that the dwelling meets the criteria for an exception to the height limit, as outlined in 2a through 2d above. Therefore, the existing new dwelling is nonconforming,which means that Chapter 18.760 (Nonconforming Situations) applies. FINDING: The existing dwelling on Parcel 2 exceeds the height limit on a flag lot; therefore the dwelling is a nonconforming structure. Chapter 18.760,discussed below,applies to Parcel 2. Nonconforming Situations (18.760): Nonconforming development(Section 18.760.040.C). 1.Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful,subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that b. satisfies the requirements of this title or will decrease its nonconformity;or c. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor,it shall not be reconstructed except in conformity with the provisions of this title; and d. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. The existing dwelling on Parcel 2 is a nonconforming structure because it exceeds the height limit on a flag lot. The building permit file MST2005-00236 indicates that the height of the dwelling is 27 feet, exceeding the height limit by 2 feet.Therefore,the dwelling shall not be modified to be more nonconforming. Landscaping and Screening (18.745): Installation Requirements (Section 18.745.030.C). The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60,1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 12 OF 23 Installation requirements apply to any trees planted onsite. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite the following guidelines apply to street and mitigation trees: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. Street trees: Section 18.745.040 A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has not included a street tree plan ort indicated street trees on the site plan. The applicant is required to fplant street trees along the frontage on SW Taylors Ferry Road and along the private driveway,which is more than 100 eet long. The applicant shall provide a street tree plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. B. Street Tree Planting List. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant has not included a street tree plan ort indicated street trees on the site plan. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Bigleaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. C. Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745.040.C.2 of the code. The applicant has been conditioned to provide a street tree plan in accordance with tree size and spacing standards. Buffering and Screening Requirements: Section 18.745.050.B.5 Where screening is required the following standards shall apply: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting;or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover,or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Screening is required where the private drive abuts the neighboring property to the west. As discussed previously, the site plan indicates that 3 feet wide screening will be provided. However, the applicant does not indicate what type of screening will be provided. The applicant shall revise the site plan to indicate what type of screening will be used. Screening shall comply with 18.745.050. B.5. CONDITIONS: • The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. NOTICE OF DECISION :\tLP2006-00001/FARCAS PARTITION PAGE 13 OF 23 Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Big Leaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. • The applicant shall indicate what type of screening will be used along the shared driveway.The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall, if used, shall not exceed 6 feet or obstruct the vision clearance area. • All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Tree Removal(18.790): A. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision,partition,site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required for partitions, the applicant submitted a tree plan conducted by Gary Drendel, a certified arborist. The report contains the four required components and is therefore acceptable. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Abborist Report identified the location, size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of ten trees on site greater than 12 inches which are subject to mitigation. While the applicant's calculation indicates that no mitigation is required, staff has found that the applicant's calculation is incorrect. The applicant's calculation is based on the percentage of caliper inches retained;whereas the City calculates mitigation based on the number of trees over 12 inches that are retained (as shown in the code above). The City's calculation is below: NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 14 OF 23 Three (3) of the trees are slated for removal. Therefore, seventy percent (70%) of trees over 12 inches in caliper are being retained. The amount of inches lost is 76 caliper inches. According to the above schedule, the applicant shall mitigate for 50% of 76 caliper inches removed. The amount of tree mitigation inches required for this project is 38 caliper inches. To satisfy this requirement,the applicant may plant trees onsite,offsite, or pay a fee-in-lieu at the rate of $125.00 per inch ($4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities,hardscape, etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health, form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. Pursuant to findings in 18.790.030.B, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. CONDITIONS: • Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in lace through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed fprotection fencing shall be installed and inspected prior to commencing construction. The encing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. • Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (1'PZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 15 OF 23 • The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. • The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite,offsite, or pay a fee-in-lieu ate rate of$125 per caliper inch (38 inches x$125 = $4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City, only two mitigation trees may be planted in a single backyard and only one tree per front yard. In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. • Prior to beginning site work, the applicant shall submit a cash assurance,bond, or other means of ensuring compliance with the required mitigation in the value of $4,750.00 (38 caliper inches x $125 per caliper inch). Two years after the date of final plat approval, the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060.D and remain healthy. For any mitigation trees that are not properly planted and not healthy, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. In addition, if the applicant saves more trees than indicated on the tree protection plan,the mitigation cost will be reduced according to code standards. • Deed Restriction. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12 diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Visual Clearance Areas (18.795): This Chapter 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. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right of way and along the driveway and connecting these two points with a straight line. The visual clearance triangle is incorrect. The applicant shall be conditioned to correct the vision clearance triangle according to 18.795.040.B.1. CONDITION: The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PAR I111ON PAGE 16 OF 23 Variances and Adjustments (18.370): Adjustment to Access/Egress Standards: Section 18.370.020.C.5.a states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030,using approval criteria contained in Subsection below. The Director may approve, approve with condition, or deny a request for an adjustment from the access requirement contained in Chapter 18.705,based on the following criteria: The proposed driveway does not meet the access spacing standard for a driveway intersecting a collector. As stated in 18.705.030.H.3, the access spacing standard is 200 feet. The applicant requests an adjustment to 38 feet (the distance to the closest driveway). The County access spacing standard is 100 feet. However, per comments by Naomi-Vogel Beattie, dated October 17, 2006, this standard "appears to meet this spacing standard." Per phone conversation, it was clarified that single driveways for single-family use are not held to the 100-foot spacing standard. While the proposed driveway meets the County spacing standard,it does not meet the City spacing standard and, therefore,requires an adjustment. (1) It is not possible to share access. It is not possible to share access because of the location of existing houses on the neighboring properties. A shared access would not work logically with the configuration of the neighboring homes and garages. (2) There are no other alternative access points on the street in question or from another street. There are no alternative access points on the street in question or from another street. Moving the driveway from the west to the east side of the lot would make it even closer to the neighboring driveway to the east. (3)The access separation requirements cannot be met. The access separation requirement of 200 feet cannot be met. As shown on a survey map of the driveways, there are seven existing driveways within 200 feet of the proposed driveway. On the same side of the street to the left, there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side of the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. (4) The request is the minimum adjustment required to provide adequate access. The applicant is requesting to locate the proposed access driveway in the location of the existing driveway. The applicant is not requesting an additional driveway or locating the driveway closer to neighboring driveways. Therefore, the request is the minimum adjustment required to provide adequate access. (5) The approved access or access approved with conditions will result in a safe access; and The applicant has provided site distance certification showing that the access has 300 feet of sight distance to the right. The applicant's engineer concludes that achieving adequate sight distance to the left would require trimming shrubbery along the northern edge of the right-of-way to the southeast of the proposed driveway. The applicant has been required by the City of Tigard as well as Washington County to submit a final sight distance certification after trimming the required shrubbery. In addition, the applicant is required to provide adequate visual clearance, as discussed below. Therefore, the access approved with conditions will result in a safe access. (6)The visual clearance requirement of Chapter 18.795 will be met. The site plan does not show a correct vision clearance triangle. As stated previously,the applicant revise the site plan to correct the visual clearance triangle. FINDING: The applicant has met all criteria for an adjustment to the access spacing standard, or can meet all the criteria through conditions. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 17 OF 23 Impact Study (18.390) Section 18.360.090 states? "The Director shall make a finding with reskect to each of the following criteria when approving, approving with conditions or denying an application: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the 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 projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the 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. The applicant has submitted an impact study, but has not fully quantified the effects of the proposed development on public facilities. The findings below are based on the applicant's findings and the Engineering Department's comments. Sewer: The applicant indicates sewer is available to Parcel 1 in SW Taylors Ferry Road. Sewer drawings indicate that sewer is available to Parcel 2 in SW Shady Court The Engineering Department confirms sewer connections in both locations. Connecting Parcel 1 to the sewer in SW Taylors Ferry Road will require a permit from CWS, which the applicant must obtain prior to any site permits. If Parcel 2 does not already have a sewer connection, the applicant must apply for a connection in SW Taylors Ferry or SW Shady Court. Water: The applicant indicates that Tualatin Valley Water District currently serves the site and will continue to serve it. The Engineering Department has required the applicant to provide the City written approval from Tualatin Valley Water District prior to any City of Tigard site permits. Storm Drainage: The applicant indicates that Parcels 1 and 2 will use the storm drainage facility in Shady Place. However, the Engineering Department indicates that Parcel 1 must use storm drainage in SW Taylors Ferry Road. The County has required the applicant to provide adequate roadway drainage along the SW Taylors Ferry Road frontage and will review this prior to issuing a Washington County Facility Permit. Concerning Parcel 2, the applicant is required to obtain a permit from the City if Parcel 2 will connect to storm drainage in Shady Place. Parks: The applicant has identified the two neighborhood parks in the County (Florence Pointe and Taylors Creek) within 1/2 mile of the subject site. As for the impact on the City park system, the applicant will pay the standard City parks fee of$4,023 for one additional home at the time of building permits. Transportation: The site has access to SW Taylors Ferry Road,a Washington County collector. The applicant has been required by Washington County to dedicate 771 square feet of Right-of-Way on SW Taylors Ferry Road and construct a 6-foot sidewalk along the frontage. In addition, the applicant will also pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is $3,020 ($3,020* 1 new dwelling unit). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $9,438 ($3,020 - 0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated. impact on the street system. The unmitigated impact of this project on the transportation system is $6,418 ($9,438 - $3,020). The applicant will be required to dedicate additional right-of-way along SW Taylors Ferry Road of approximately 771 square feet. The approximate value of unimproved residentially zoned property is $3.00 per square foot, for a total value of$2,313. The City uses a formula of$20 per lineal foot to estimate the cost of constructing a sidewalk. The estimated cost of constructing a sidewalk along 8570 feet of frontage is $1,714. The applicant's cost of mitigating traffic impacts is $4,027. Based on the analysis below, the required TIF,dedication and sidewalk does not exceed the estimated value of the unmitigated impacts. There is$2,391 worth of unmitigated impacts left over. Therefore, the required TIF, dedication and sidewalk are roughly proportional to the type of development proposed. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 18 OF 23 Estimated Value of Impacts Full Impact .$9,438 Less TIF Assessment 3,020 Less Mitigated Costs.. 4.027 Estimated Value of Unmitigated Impacts 2,391 PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike lanes to have a 58 foot right-of-way width and 36-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 Taylors Ferry Road,which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, including adequate corner radius. The preliminary plat, as submitted does not show additional ROW for the corner radius. The applicant shall work with Washington County to determine the dedication requirement. Additional ROW improvement requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Washington County Associate Planner. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; ♦ For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. No new blocks are being created. Therefore,this criterion does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of Parcel 1 is 1.30 times the average lot width. The lot depth of Parcel 2 is .73 times the average lot width. Therefore, the lot depths are not greater than 2.5 times the average lot width. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets,other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 19 OF 23 Parcel 1 has 85.70 feet of frontage on SW Taylors Ferry Road. Parcel 2 has 22 feet of frontage on the private access. Therefore, this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Taylors Ferry Road is a Washington County facility. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's Resolution & Order 86-95 road safety requirements), the County requires a concrete sidewalk located at the ultimate line and grade to be constructed along the subject site's frontage of Taylors Ferry Road. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a CWS sanitary sewer main in Taylors Ferry Road. Each parcel must have a separate lateral to a public sewer. Parcel 1 will connect to the sewer in Taylors Ferry Road. This will require a permit from CWS. The applicant must apply for and obtain this permit prior to issuance of any permits from the City of Tigard. If Parcel 2 does not have a sewer lateral at the time this land use decision becomes effective the applicant must apply for a connection to the public sewer in Taylors Ferry Road or Shady Court. Any off-site easements are the responsibility of the developer and must be provided to the City for review and recorded at the County. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 20 OF 23 The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Adequate roadway drainage along the site's frontage of Taylors Ferry Road is required, including cleaning grading and shaping of the roadside ditch. The applicant shall obtain a Washington County Facility Permit for this work prior to issuance of any City of Tigard permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction,high capacity electric lines operating at 50,000 volts or above,and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Taylors Ferry Road. The overhead lines located on the north side of Taylors Ferry Road are in the County;therefore no fee is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant must provide written approval from TVWD prior to issuance of City of Tigard permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 1. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 21 OF 23 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the apphcant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. 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$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide sig age at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Forester has reviewed the proposal and made findings in response to code criteria in the Landscaping and Screening chapter and Tree Removal chapter of the Code. The City Forester's findings have been included in the Landscaping and Screening section and Tree Removal section of this decision. Conditions of approval have also been included-in this decision. For full comments, see Memo from Matthew Stine dated October 12, 2006, included in the land use file. The City of Tigard Engineering Department has reviewed the proposal and made findings in response to code criteria in the Access, Egress and Circulation chapter and Streets and Utility Improvements chapter of the Code. The Engineering Department's findings have been included in the Access,Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval have also been included at the beginning of this decision. For full comments,see Memo from Kim McMillan dated November 13,2006,included in the land use file. City of Tigard Building Department reviewed the proposal and has no objections. City of Tigard Police Department reviewed the proposal and request a monument/sign marker at the foot of the private driveway, identifying house numbers for both parcels to reduce any confusion or delays for emergency service providers. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 22 OF 23 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue was provided the opportunity to comment,but did not submit comments. Qwest reviewed the proposal and noted that it has no facilities to serve the subject site. Qwest does not object to the proposed partition. The Washington County Department of Land Use and Transportation has reviewed the roposal and made findings in response to County code criteria. Full comments by Naomi Vogel-Beattie are in the County's preliminary review, dated October 12, 2006, included in the case file. A copy of this preliminary review will also be sent to the applicant and owner along with this decision. Summarized comments have been included in the Access, Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval are included in a section entitled "REQUIRED WASHINGTON COUNTY CONDITIONS OF APPROVAL" at the beginning of this decision. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X _Owner of record within the required distance X Affected government agencies Final Decision: L THIS DECISION IS FINAL ON NOVEMBER 20,2006 AND BECOMES EFFECTIVE ON DECEMBER 7,2006 UNLESS AN APPEAL IS FILED. Areal: 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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6,2006 2006. Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. -/ � � November 20,2006 December 17,2006 PA ng DATE A sistant Planner 0 1 _i 1\j November 20.2006 Dcccmbcr 17.2006 APPROVED BY Richard Bewe 4ffrff DATE Planning M. ager NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 23 OF 23 - ---.__� CITY of TIGARD 111111 . FLORE IIiiJ � GEOGRAPHIC INFORMATION SYSTEM i lir � VICINITY MAP Imi = 1 ..� �. RE,==ii MLP2006-00001 pSEI_N ...- ' �1II% . �� VAR2006-00075 ,� FARCAS PARTITION 1 . _- 6), RD Framdli r AwIllm ,, -1111 II Eh= 1 111014 gr„ ,„,,,,,,....l •a irgA01 *AI : . ..„V/PA: D .111 • , BEtP� • �. .. r gra �� --� a Lt• ■ 1 1 and Area Ma V` - r� p I � lir Aill N ', all 0 L - - N. 1V iti 0 100 200 300 400 Feel hhhhl • 1"=311 feet 1i!1L ► •• 9 T 7 111111RWAI LO $1 S ‘ `, TIC;ARD Information on this map is for general location only and should be veri0ed with the Development Services Division.1111 .111m. 13125 SW Hall Blvd / ■ 7(503)63 97223 �, BARA (�3).0 ti9171 BAR .■.■■ O hltp/hrmv.ci tipaM.oF.us — Plot date:Oct rr► 2,2006;C:\ agicVulgGIC03.APR • Community Development i PART OF LOT 3, TRACT 1, B( )EVARD HEIGHTS IN THE SE 14 / ;<( SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, / X ,mac\ WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON I /4 . COUNTY, OREGON. /� $,/�� \� �, EXIST. ULY 21 \l \ s v.EXIST. 21, 2006 SCALE; 1"In 30' FND. 3//4" I.P. kip, L 2 5 ^� it "' i ,S� T ORIGIN UNKNOWN . %. 1 -- zk \ sA444 N05'23'S8"W 2.18' / �31 �\ / -''' ...� ASS ISIANG CLEARANCE 1 /, 4 4t j '�\\\�\7--\------- .O ) j /' ' NEW 3/4 Ttr"..\J ��\ SERVICE CEO- )1 SCREENING PER \ , °o } 18.754.050 \\"".. \ \ \ TOTAL SITE 1 \ \ \ ( ` 19,281 S.F. N \ \\ PARCEL l DEC-t o.. PARCEL 1 FND. 8/8" I.R. 7 S,F' \ . , ' I `DEC-7" 7,501 S.F. FOR CASTING AL -32 1 `� PARCEL 2 WEST LINE \ "' ' ' 6,551 S.F. 22.00' WIDE i 15.x0' y 15.00 WI \' `\ �7 \ PINE-t o '/ DRIVEWAY DRIVEWAY IV RM F�ASEX \ 2,458 S.F. 15.00' PAVED SECTION FO -�EL 1 ROW DER \ 771 S.F. tw PS\ ' \ ICED-32\ \ \\ g 20 M gi r - \ `fir \ \ �\ �, " \ .. T \ _ " �!_ 89•305"E +p. FND. 3/4 I.P. z \ 1 \ \ \ .74 V HELD FOR S,E. ` CORNER LOT 4 ``--6,. \ �\ �a `'s� \ `� �. ,�y ILEVARD HEIGHTS l*RCEL 2\ \ �, al c- cn 'v � c) D ., O m • \ 8,551 S.F. \ vv" 4 38. ;;\p, FND. 5/ " L . o .o \ \ \`'--' \ \ , N PER SF�iDY mac- .m Oi \\ \ I \ \ \_ HELD w m Z = a') a liZ \ �,, 111 :' ' n D-n ;14:2:NEW M SE \ ..o R£G/STew'R 'D } \ ' I .�PROFESSIONAL FOUNDA ON \, LAND SURVEYOR 5.0' \ \ \\ N m o. 1111. \ \ N N \ p 2 ni: I:prOefumeyEG801/40 ,,,�,", +i •"5C`^ I.R. \ o 0 ci- 1 a P k^ ' •QELL NQ 2" N., \ "�.*. _.MICHAEL L, L '\ `. `�57'1 N 82'2g'S i,w \ N HELD 9 FND. 5/ RENEWS l?-37-06 22 104.91' PER "SHADY DELI. 0. 2I" P 6' . • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00001 FARCAS PARTITION TIG1►RI 120 DAYS = 1/18/2006 SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition(MLP) MLP2006-00001 Adjustment to Access Spacing Standard VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland,OR 97236 Portland,OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 7200 SW Taylors Ferry Road. The subject site is located on the south side of SW Taylors Ferry Road,between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S 125DB, Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Stud; 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2006-00001/FARCAS PARTTTTON PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, alon with any supporting ocuments and/or plans that address the following requirements to the CURRENT FANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior ri rior to commencing any site work The treeeprotection fencing shall remain in place through the duration of all of the building construction phases, un ' the Certificate o} Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building pern its the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. 2. Prior to any Certificates of Occupancy the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. It the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Pnor to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 3. The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125 per caliper inch (38 inches x $125 =$4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities hardscape, etc. Unless otherwise approved by the City, only two mitigation trees may be planted in a single backyard and only one tree per front yard. In order to develop tree species diversity onsite the following guidelines apply to street trees: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10%of anyone species be planted onsite. 4. Prior to beginning' site work, the applicant shall submit a cash assurance, bond, or other means of ensuring with e required mitigation in the value of $4,750.00 (38 caliper inches x $125 per caliper inch). Two years after the date of final plat approval,the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060D and remain healthy. For any mitigation trees that are not properly planted and not healthy the applicant shall pay the remaining value of the assurance as a fee in lieu of-planting. In addition,if the applicant saves more trees than indicated on the tree protection plan, the mitigation cost will be reduced according to code standards. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 2 OF 23 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 5. Prior to commencing onsite improvements,the applicant shall obtain a facilitypermit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Taylors Ferry Road. Submittal requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beanie, Associate Planner. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (I NI) permit Permit. Submit three sets of complete engineering plans to the County and one set to the City for construction of the following public improvements: A. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. B. Access to SW Taylors Feny Road to County Standards. G Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. D. Closure of all existing driveways to SW Taylors Ferry Road, other than at the access point approved by Washington County under the current land use application. E. Adequate roadway drainage along SW Taylors Ferry Road frontage (to include cleaning, grading and shaping of the ditch). F. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head lutninaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. Additional requirements as outlined in the October 17,2006 memo from Naomi Vogel-Beattie,Washington County Associate Planner. 6. The applicant shall coordinate with Washington County to determine the ROW dedication (beyond 37 feet from centerline) to provide adequate corner radius. 7. The applicant shall provide connection of proposed parcels to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system in Taylors Ferry Road. A City of Tigard connection permit is required to connect to the existing public sanitary sewer system in Shady 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 9. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) emit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, alon with any supporting documents and/or plans that address the following requirements to the CURRENT FANNING DIVISION, ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 10. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Contact John Dalby at (503) 356-4723. 11. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 3 OF 23 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING -DEPARTMENT, ATTN: M MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 13. Provide a non-access reservation along SW Taylors Ferry Road frontage, except at the access point approved in conjunction with this land use application. 14. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 15. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network(GC 22) as recorded in Washington County survey records. These monuments shall-1m on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 16. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Plan ning/Engineering Permit Technicians,at(503) 639-4171,ext.2421). C: The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05) Washington County,and by the City of Tigard. D. The right-of-way dedication for Taylors Ferry Road,providing 37 feet from centerline minimum, shall be made on the final plat. The additional nght-of-way dedication to provide adequate corner radius shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and-Coup have reviewed the final plat, submit two mylar copies of the final plat for city Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 17. The applicant shall obtain a Washington County Facility Permit. Refer to instructions by Naomi Vogel-Beattie in the document included with this decision. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or Ians that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG-(503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 18. The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front- 20 feet;east side-3 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling, which shall not exceed 30 feet. 19. The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 4 OF 23 20. The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private dnveway at the appropriate size and spacing per 18.745.040.E The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. 21. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees,such as Big Leaf Maple, Cascara or Oregon White Oak. Properly sized oaks can oe found at River Oak Farm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: • No more than 30% of any one family be planted onsite. • No more than 20% of any one genus be planted onsite. • No more than 10% of any one species be planted onsite. 22. The applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18-.745.050.B.5. The height of a fence or wall,if used,shall not exceed 6 feet or obstruct the vision clearance area. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING -EPARTMENT, ATTN: IUM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to issuance of building permits the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final'plat. 24. Prior to issuance of building permits the road improvements required shall be completed and accepted by Washington County. 25. Prior to issuance of building permits,the applicant must provide Washington County with final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. 26. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 27. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 28. During issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 29. All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 5 OF 23 SECTION III. BACKGROUND INFORMATION Property History: There have been no previous land use decisions related to the site. Prior to applying for this partition, the applicant demolished the existing single-family house (BUP2005-00234) and received a building permit to construct a new house on the old foundation (MST2005-00236). As of now, the new home has been built but has not received a final inspection. Site Information and Proposal Description: The subject property is approximately 0.44 acres in size. The site has 85.70 feet of frontage on SW Taylors Ferry Road, a County Road, and slopes up towards the northeast (about 7.5%). The adjacent properties are developed with single- family homes. The applicant is proposing to partition the existing vacant lot into two new lots that share an access onto SW Taylors Fem(Road. Parcel 1 willbe 7,501 square feet. Parcel 2 will be an 8,551 square-foot flag lot. An existing new single- family home is located on proposed Parcel 2. A new single-family home will be built on Parcel 1. SECTION IV. PUBLIC COMMENTS Staff sent notice to all property owners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): Approval Criteria (18.420.050.A) L The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and building process,this criterion is met. 2.There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided therein, adequate public facilities are available to serve the proposal. Therefore,this criterion is met. 3.All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the ermit process and during construction, at which time the appropriate review authority will ensure that City and-applicable agency standards are met. Based on the analysis in this decision,this criterion is met. 4.All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. No buildings exist on Parcel 1 and the site plan does not show a proposed building footprint. The width of the building envelope area for Parcel 2 is 105 feet and exceeds the minimum requirement of 50 feet. Judging from the dimensions of the Parcel 1, which is 81.74 feet wide and regular in shape, it is impossible for the building envelope width to be less than 50 feet if the building envelope meets minimum setbacks. As required later in this decision, the applicant will be conditioned to revise the site plan to show the proposed building footprint for Parcel 1, which will confirm the building envelope width. NOTICE OF DECISION MLP2006-00001/FARCAS PARTTTTON PAGE 6 OF 23 The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. The lot area for Parcels 1 and 2 conform to the minimum lot size in an R-4.5 zone. Parcel 1 is 7,501 feet and Parcel 2 is 8,551 feet. The accessway of Parcel 2,a flag lot,has not been included in the lot area. Therefore,this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 fronts SW Taylors Ferry Road by 85.70 feet. Parcel 2 fronts the access easement by 22 feet. Therefore,this criterion is met. Setbacks shall be as required by the applicable zoning district The site plan does not show a building on Parcel 1;therefore, staff cannot determine whether setbacks will meet R-4.5 zoning requirements. Parcel 2 meets all setback requirements for the zone and a flag lot, as shown in the Residential Zoning Districts section of this decision. Therefore, this criterion has been met for Parcel 2, but not Parcel 1. The applicant shall revise the site plan to show a building footprint on Parcel 1 in compliance with minimum setback requirements. When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Parcel 2 will be a flag_lot with an existing house. The front setback is 23.6 feet and both side setbacks exceed 10 feet (15 feet and 38.9 feet). Therefore,this cntenon has been met. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The site plan indicates there will be a 3-foot wide screen along the accessway,where it abuts the neighboring property. The applicant has not indicated the type or height of screening. Therefore, the applicant shall indicate what type of screening will be used along_the shared driveway. The applicant shall indicate the type and he ht of screening on the ni planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall,if used,shall not exceed 6 feet or obstruct the vision clearance area. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The nearest fire hydrant is located 250 feet north of the property. Tualatin Valley Fire and Rescue were provided the opportunity to comment on the proposed partition, but provided no comments. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length o}the accessway is suitable for fire-fighting. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The Engineering Department has required a condition of approval to ensure that this criterion is met. 5.Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 7 OF 23 The nearest floodplain to the subject property is more than nh mile away. The subject site is 300 feet above sea level. The nearest floodplain is 180 feet above sea level. Therefore, the proposed partition is not in the floodplain. This criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant is requesting an adjustment to the access spacing standard because the proposed accessway does not meet the 10 -foot spacing standard on a County collector. Findings and approval of the access spacing adjustment are found in the Variances and Adjustment section of this decision. FINDING: The proposed minor land partition meets, or can meet:, all of the relevant standards of the land partition section as indicated in the above findings and following sections of this decision. CONDITION: The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2- DEVELOPMENT STANDARD S IN RESIDENTIAL ZONES STANDARD R-4.5 Parcel 1 Parcel 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,501 sq.ft. 8,551 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft Not shown 105 ft -Duplex lots 90 ft -Attached unit lots Maximum Lot Coverage - NA NA Minimum Setbacks -Front yard 20 ft. Not shown 23.6 -Side facing street on corner&through lots 15 ft Not shown N/A -Side yid 5 ft. Not shown N/A -Rear yard 15 ft. Not shown 15 ft. -Side or rear yard abutting more restrictive zoning district -- N/A N/A -Distance between property line and front of garage 20 ft Not shown 30 ft -Side Yard Setbacks for Flag Lots[TDC 18.420.050(A)(4)(e)] 10 ft N/A 15 feet,38.9 feet Maximum Height 30 ft Not indicated 27 feet Minimum Landscape Requirement - NA NA A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. The existing new house on Parcel 2 meets all setback standards for the zone, as well as for a flag lot. The applicant has not indicated the height of the existing dwelling on Parcel 2. However, according to the building permit for the dwelling on Parcel 2 (MST2005-00236), the dwelling is 27 feet high. The height limit for flag rots is 25 feet. Therefore, the existing dwelling is nonconforming and shall not be modified to make the dwelling more nonconforming. Parcel 2 will be discussed later in ffiis decision under "Exceptions to Development Standards." The site plan does not show a building footprint for Parcel 1. Development standards have been met for Parcel 2 and can be met for Parcel 1. The applicant shall demonstrate that the dwelling on Parcel 1 will meet development standards in an R-4.5 zone. CONDITION: The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front- 20 feet; east side- 5 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling,which shall not exceed 30 feet. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 8 OF 23 Access,Egress and Circulation(18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot- wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. One 15-foot wide access with 10 feet of pavement is required. The site plan shows one 22-foot wide shared access with 15 feet of pavement. Therefore,this criterion is met. General Provisions (18.705.030) A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The standards of this chapter will be a continuing obligation on the owners of these parcels. The Engineering Department has required a condition of approval for the applicant to record a joint use and maintenance agreement. Therefore,this criterion will be met. B.Access plan requirements. No building or other permit shall be issued until scaled plans are presented andapp roved 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 to scale, thereby meeting this criterion. Staff conducted four completeness reviews before deeming the application materials complete and suitable for review. C.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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements,leases or contracts are placed on permanent file with the City. Parcels 1 and 2 will share a driveway. As stated before the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common driveway. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. Parcels 1 and 2 connect to SW Taylors Ferry through a shared driveway. As stated before,the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common dnveway. E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PH permit issuance. Therefore,this criterion will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1 througni 4. The walk-way criteria apply to commercial, institutional,industrial and multi-family uses. The proposed partition is for single-family detached dwellings. Therefore,the walkway requirements do not apply. G. 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. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 9 OF 23 The two proposed lot will have access to a collector through a shared driveway. The shared driveway meets most City requirements and, through conditions of approval, can meet all requirements. Because the shared driveway provides access to a County road, the driveway is subject to Washington County review. Compliance with County standards is required prior to City of Tigard final plat approval. Concerning fire hazards, Tualatin Valley Fire and Rescue was provided the opportunity to comment, but has not commented. To reduce any confusion or delays for emergency service providers, the Ti and Police Department recommended providing a monument/sign marker at the foot of the private driveway, identifyirghouse numbers for both parcels. With regard to streets and street intersections, these issues are addressed under TDC Chapter 18.810 (Street and Utility Improvement Standards). The proposed driveway meets or through conditions of approval, can meet all City and County standards. Therefore, the Director has not determined that Planning Commission review is necessary for building permits related to this partition. 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. Parcels 1 and 2 will have access to SW Taylors Ferry through a shared driveway. Neither parcel will have direct access to SW Taylors Ferry. Therefore,this criterion is met. 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. This criterion does not apply to the existing and proposed single-family dwellings. H.Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. Taylors Ferry Road is a Washington County facility_Washington County requires a minimum sight distance of 300 feet in each direction from the proposed driveway. The applicant's engineer, "Lbinden Carter Souders Engineering, has submitted a preliminary sight distance certification. The applicant must also submit this preliminary certification to the County with their WACO Facility Permit application. The engineer states that there is adequate sight distance to the northwest along Taylors Ferry Road. There is shrubbery along the northern edge of the night of way to the south east of the proposed driveway. The engineer states that the sight distance can be met once the shrubs are trimmed to a maximum height of 3'-6". The applicant shall trim the shrubbery as stated above to ensure adequate sight distance is met. The applicant's engineer shall upon completion of.public improvements, submit a final sight distance certification to Washington County The final sight distance certification must be accepted prior to final prat approval. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Taylors Ferry Road is classified as a Collector. This road, however, is a County facility which has a 100 foot minimum spacing standard. As explained later in this decision, the County considers this standard met. The City's spacing standard, as stated above is 200 feet minimum along a collector,which is not met. Therefore,the applicant applicant has applied for the adjustment under 18.370 of the Tigard Development Code. As indicated on a survey provided by the applicant, there are seven driveways within 200 feet of the proposed driveway; therefore an adjustment to the spacing standard is required. On the same side of the street to the left there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side oi= the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. The applicant shall include on their plat a non-access reservation along Taylors Ferry Road frontage, except at the approved access point in conjunction with this land use application. NOTICE OF DEQSION MLP2006-00001/FARCAS PARTITION PAGE 10 OF 23 I.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; Table 18.705.1 applies to the proposed partition,which is for single-family dwellings. The proposed partition complies with this table. The site plan shows one 22-foot wide access with 15 feet of pavement. 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; The proposed partition does not include multifamily structures. Therefore,this criterion does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Staff provided Tualatin Valley Fire and Rescue an opportunity to comment and received no comments or indications that the roposed partition is in violation of the fire code. The applicant has been conditioned to provide written approvallErom the Fire Marshall to show that the proposed access is suitable for fie-fighting. Section 18.705.030.H.4 states that 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 or 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%. The proposed access is 106.46 feet long. Therefore,this criterion does not apply. FINDING: Based on the analysis above,the Access,Egress and Circulation standards have been met or can be met through conditions of approval. Conditions of approval related to access are included in other sections of this decision,mainly in the Land Partition section and Public Facility Concerns section. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following-land area(s) from the gross acres, which is all of the land included in the legal descnption of the property to be developed: L All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets;and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The original lot is 19,281 square feet. The net developable area is 16,052 square feet (19,281 square feet minus 771 square ffeet of dedicated ROW and 2,458 square feet of access drive). There are no sensitive areas on site. No land is required to be dedicated. Therefore,the net developable area meets the above criteria. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units is 2.14. Therefore,the proposal of 2 residential units meets this criterion. G Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80%(0.8). The minimum number is 1.71. Therefore,the proposal of 2 residential units meets this criterion. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 11 OF 23 Exceptions to Development Standards (18.730): Building heights and flag lots (18.730.020.C). 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The proposed partition creates one flag lot. Therefore,this partition is subject to flag lot limitations. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot;and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views,or that such trees exist and will be preserved. Parcel 2 is subject to flag lot standards. The existing new dwelling on the flag lot is 27 feet high,which does not comply with the 25-foot height limit for dwellings on flag lots. The applicant has not demonstrated that the dwelling meets the criteria for an exception to the height limit,as outlined in 2a through 2d above. Therefore,the existing new dwelling is nonconforming,which means that Chapter 18.760 (Nonconforming Situations) applies. FINDING: The existing dwelling on Parcel 2 exceeds the height limit on a flag lot; therefore the dwelling is a nonconforming structure. Chapter 18.760,discussedbelow,applies to Parcel 2. Nonconforming Situations (18.760): Nonconforming development(Section 18.760.040.C). 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure,such structure may be continued so long as it remains otherwise lawful,subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that b. satisfies the requirements of this title or will decrease its nonconformity; or c. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor,it shall not be reconstructed except in conformity with the provisions of this title;and d. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. The existing dwell-4 on Parcel 2 is a nonconforming structure because it exceeds the height limit on a flag lot. The building permit file T2005-00236 indicates that the height of the dwelling is 27 feet, exceeding the height limit by 2 feet.Therefore,the dwelling shall not be modified to be more nonconforming. Landscaping and Screening(18.745): Installation Requirements (Section 18.745.030.C). The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The lant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60 1-1986,and any other future revisions);and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 12 OF 23 • Installation requirements apply to any trees planted onsite. The accepted plan procedures are the guidelines in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally,there are directions for soil amendments and modifications. In order to develop tree species diversity onsite the following guidelines apply to street and mitigation trees: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. Street trees: Section 18.745.040 A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040 The applicant has not included a street tree plan ort indicated street trees on the site plan. The applicant is required to fplant street trees along the frontage on SW Taylors Ferry Road and along the private driveway,which is more than 100 eet long. The applicant shall provide a street tree plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.E The applicant may use existing street trees as new street trees by applying for a-Type I landscaping adjustment. B. Street Tree Planting List. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant has not included a street tree plan ort indicated street trees on the site plan. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Bigleaf Maple, Cascara or Oregon White Oak Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. C Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745.040.0.2 of the code. The applicant has been conditioned to provide a street tree plan in accordance with tree size and spacing standards. Buffering and Screening Requirements: Section 18.745.050.B.5 Where screening is required the following standards shall apply: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting;or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen 61 the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover or c. A fence or wall of the height specified in Tabfe 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Screening is required where the private drive abuts the neighboring property to the west. As discussed previously, the site plan indicates that 3 feet wide screening will be provided. However, the applicant does not indicate what type of screening will be provided. The applicant shall revise the site plan to indicate what type of screening will be used. Screening shall comply with 18.745.050.B.5. CONDITIONS: • The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacin per 18.745.040.E The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 13 OF 23 Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Big Leaf Maple, Cascara or Oregon White O . Properly sized oaks can be found at River OakFarm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. • The applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type an-d height of screening on the plan ' plan. Screening shall comply with 18.745.050.B.5.The height of a fence or wall, if used,shhaa 1 not exceed 6 feet or obstruct the vision clearance area. • All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Tree Removal(18.790): A. A tree lan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision,partition,site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required for partitions, the applicant submitted a tree plan conducted by Gary Drendel, a certified arborist. The report contains the four required components and is therefore acceptable. B.Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location,size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.06013; Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of ten trees on site greater than 12 inches which are subject to mitigation. While the applicant's calculation indicates that no mitigation is required staff has found that the applicant's calculation is incorrect. The applicant's calculation is based on the percentage of caliper inches retained;whereas the City calculates mitigation based on the number of trees over 12 inches that are retained(as shown in the code above). The City's calculation is below NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 14 OF 23 • Three (3) of the trees are slated for removal. Therefore,seventy percent (70%) of trees over 12 inches in caliper are being retained. The amount of inches lost is 76 caliper inches. According to the above schedule, the applicant shall mitigate for 50% of 76 caliper inches removed. The amount of tree mitigation inches required for this project is 38 caliper inches. To satisfy this requirement,the applicant may plant trees onsite, offsite,or pay a fee-in-lieu at the rate of $125.00 per inch($4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities,hardscape, etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health, form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. Pursuant to findings in 18.790.030.B, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall notbe subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. CONDITIONS: Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until die Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of ot building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed fprotection fencing shall be installed and inspected prior to commencing construction. The encing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures maybe removed. • Prior to any Certificates of Occuancy,the applicant shall ensure that the Project Arborist has submitted written reports to the Zity 2orester at least, once every two weeks, from initial tree protection zone (TPZ) fencing.installation, through_the building construction phases as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the Qty Forester until the time of the issuance of any Certificates of Occupancy. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 15 OF 23 The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. • The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may lant trees onsite,offsite,or pay a fee-in-lieu at the rate of$125 per caliper inch(38 inches x$125 =$4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the only two mitigation trees may be planted in a single backyard and only one tree per front Yard- In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30%of any one family be planted onsite. o No more than 20%of anyone genus be planted onsite. o No more than 10% of anyone species be planted onsite. • Prior to beginning site work,the applicant shall submit a cash assurance bond,or other means of ensuring compliance with the required mitigation in the value of $4,750.00 (38 caliper inches x $1-25 per caliper inch). Two years after the date of final plat approval, the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060D and remain healthy. For any mitigation trees that are not properly planted and not healthy,the applicant shall pay the remaining value of the assurance as a fee rn heu of planting. In addition, if the applicant saves more trees than indicated on the tree protection plan,the mitigation cost will be reduced according to code standards. • Deed Restriction. Prior to issuance of any Certificates of Occupancy the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Visual Clearance Areas (18.795): This Chapter 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 visua y clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right of way and along the driveway and connecting these two points with a straight line. The visual clearance triangle is incorrect. The applicant shall be conditioned to correct the vision clearance triangle according to 18.795.040.B.1. CONDITION: The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 16 OF 23 • Variances and Adjustments (18.370): Adjustment to Access/Egress Standards: Section 18.370.020.C.5.a states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an ac ustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030,using approval criteria contained in Subsection below. The Director may approve approve with condition, or deny a request for an adjustment from the access Ch requirement contained in Chapter 18.705,based on the following criteria: The proposed driveway does not meet the access spacing standard for a driveway intersecting a collector. As stated in 18.705.030.1-13, the access spacing standard is 200 feet. The applicant requests an adjustment to 38 feet (the distance to the closest driveway). The County access spacing standard is 100 feet. However, per comments by Naomi_Vogel Beattie, dated October 17, 2006, this standard "appears to meet this spacing standard." Per phone conversation, it was clarified that single driveways for single-family use are not held to the 100-foot spacing standard. While the proposed driveway meets the County spacing standard,it does not meet the City spacing standard and,therefore,requires an adjustment. (1) It is not possible to share access. It is not possible to share access because of the location of existing houses on the neighboring properties. A shared access would not work logically with the configuration of the neighboring homes and garages. (2) There are no other alternative access points on the street in question or from another street. There are no alternative access points on the street in question or from another street. Moving the driveway from the west to the east side of the lot would make it even closer to the neighboring driveway to the east. (3) The access separation requirements cannot be met. The access separation requirement of 200 feet cannot be met. As shown on a survey map of the driveways, there are seven existing driveways within 200 feet of the proposed driveway. On the same side of the street to the left there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side of the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. (4) The request is the minimum adjustment required to provide adequate access. The applicant is requesting to locate the proposed access driveway in the location of the existing driveway. The applicant is not requesting an additional driveway or locating the driveway closer to neighboring driveways. Therefore,the request is the minimum adjustment required to provide adequate access. (5)The approved access or access approved with conditions will result in a safe access;and The applicant has provided site distance certification showing that the access has 300 feet of sight distance to the right. The applicant's engineer concludes that achieving adequate sight distance to the left would require trimming shrubbery along the northern e e of the right-of-way to the southeast of the proposed driveway. ,The applicant has been required by the City of ' 'igard as well as Washington County to submit a final sight distance certification after trimming the required shrubbery. In addition,the applicant is required to provide adequate visual clearance, as discussed below. Therefore,the access approved with conditions will result in a safe access. (6) The visual clearance requirement of Chapter 18.795 will be met. The site plan does not show a correct vision clearance triangle. As stated previously,the applicant revise the site plan to correct the visual clearance triangle. FINDING: The applicant has met all criteria for an adjustment to the access spacing standard, or can meet all the criteria through conditions. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 17 OF 23 Impact Study(18.390) Section g tis enln l� ect to each of the following criteria approving, approving with conditions denying an application: Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact,. the study shall propose improvements necessary to meet City standard, and to minimize the impact of the 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 projected impacts of the development. Section 18.390.040 states that when a condition of approval requires fhe transfer to the i 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 proportions to the impact the proposed development will have on fhe public. The applicant has submitted an impact study but has not full quantified the effects of the proposed development on public facilities. The findings below are based on the applicant s findings and the Engineering Department's comments. Sewer: The applicant indicates sewer is available to Parcel 1 in SW Taylors Ferry Road. Sewer drawings indicate that sewer is available to Parcel 2 in SW Shady Court. The E een' Department confirms sewer connections in both locations. Connecting Parcel 1 to the sewer in SW Taylors will require a permit from CWS, which the applicant must obtain prior to any site permits. If Parcel 2 does not already have a sewer connection, the applicant must apply for a connection in SW Taylors Ferry or SW Shady Court. Water: The applicant indicates that Tualatin Valley Water District currently serves the site and will continue to serve it. The Engineering Department has required the applicant to provide the City written approval from Tualatin Valley Water District pnor to any City of Tigard site permits. Storm Drainage: The applicant indicates that Parcels 1 and 2 will use the storm drainage facility in Shady Place. However,the Engineenng-Department indicates that Parcel 1 must use storm drainage in SW Taylors Fe Road. The County has required the applicant to provide adequate roadway drainage along the Taylors Ferry Road frontage and will review this rior to issuing_a Washington County Facility Permit. Concerning Parcel 2,the applicant is required to permit a peit from from City if Parcel 2 will connect to storm drainage in Shady Place. Parks: The applicant has identified the two neighborhood parks in the County (Florence Pointe and Taylors Creek) within lh mire of the subject site. As for the impact on the City park system,the applicant will pay the standard City parks fee of$4,023 for one additional home at the time of building permits. Trans rtation: The site has access to SW Taylors Ferry Road, Washington County collector. The applicant has been required by Washington County to dedicate 771 square feet of Right-of-Way on SW Taylors FerryRoadand construct a 6-foot sidewalk along the frontage. In addition,the applicant will also pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new develo ment. Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan Il solution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately$3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the 'IlF for this proposed development is $3,020 ($3,020*1 new dwelling unit). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic mpact is $9,438 ($3,020 -0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $6,418 ($9,438 - $ 20). The applicant will be required to dedicate additional right-of-way along SW Taylors Ferry Road of approximately 771 square feet. The approximate value of unimproved residentially zoned property is $3.00 per square loot, for a total value of $2,313. The City uses a formula of $20 r lineal foot to estimate the cost of constructing a sidewalk The estimated cost of constructing a sidewalk along 85.70 feet of frontage is $1,714. The applicant's cost of mitigating traffic impacts is $4,027. Based on the analysis below,the required TIF,dedication and sidewalk does not exceed the estimated value of the unmitigated impacts. There is $2,391 worth of unmitigated impacts left over. Therefore,the required TIF,dedication and sidewalk are roughly proportional to the type of development proposed. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 18 OF 23 Estimated Value of Impacts FullImmppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $9,438 Less '1Tl~Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... . 3,020 Less Mitigated Costs...... ... ... Estimated Value of Unmitigated Impacts 2,391 PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets,sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike lanes to have a 58 foot right- of-way width and 36-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 Taylors Ferry Road,which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, including adequate corner radius. The preliminary plat, as submitted does not show additional ROW for the corner radius. The applicant shall work with Washington County to determine the dedication requirement. Additional ROW improvement requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beanie, Washington County Associate Planner. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: ♦ Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or • For blocks adjacent to arterial streets,limited access highways,major collectors or railroads. ♦ For non-residential blocks in which internal public circulation provides equivalent access. No new blocks are being created. Therefore,this criterion does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of Parcel 1 is 1.30 times the average lot width. The lot depth of Parcel 2 is .73 times the average lot width. Therefore,the lot depths are not greater than 2.5 times the average rot width. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 19 OF 23 • Parcel 1 has 85.70 feet of frontage on SW Taylors Ferry Road. Parcel 2 has 22 feet of frontage on the private access. Therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Taylors Ferry Road is a Washington County facility. Consistent with statewide pedestrian circulation/linkage goals of the Transportation P Rule and the County's Resolution &Order 86-95 road safety requirements, the County requires a concrete sidewalk alk located at the ultimate line and grade to be constructed along the subject site s frontage of Taylors Ferry Road. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the compre hensive 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 a CWS sanitary sewer main in Taylors Ferry Road. Each parcel must have a separate lateral to a public sewer. Parcel 1 will connect to the sewer in Taylors Ferry Road. This will require a permit from CWS. The applicant must apply for and obtain this permit prior to issuance o:any permits from the City of Tigard. If Parcel 2 does not have a sewer lateral at the time this land use decision becomes effective the applicant must apply for a connection to the public sewer in Taylors Ferry Road or Shady Court. Any off-site easements are the responsibility of the developer and must be provided to the City for review and recorded at the County Stone Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to-Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff wiIl be permitted to discharge without detention. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 20 OF 23 The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Adequate roadway drainage along the site's frontage of Taylors Ferry Road is required, including_ grading and shaping of the roadside ditch. The applicant shall obtain a Washington County Facility Permit for this work pnor to issuance of any City of Tigard permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above,and: ♦ The developer shall make all necessary arrangements with the serving utility to provide the underground services; ♦ The City reserves the right to approve location of all surface mounted facilities; ♦ All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets;and ♦ Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Taylors Ferry Road. The overhead lines located on the north side of Taylors Ferry Road are in the County,therefore no fee is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant must provide written approval from TVWD prior to issuance of City of Tigard permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 1. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 21 OF 23 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the apphcant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. 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 the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide s' ge at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates AD 83 (91)] on two monuments with a tie to the C s global positioning system (GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates the plat shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the Qty with an electronic file with points Tor each structure (manholes, catch basins,water valves,-hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Forester has reviewed the proposal and made findings_ in response to code criteria in the Landscaping and Screening chapter and Tree Removal chapter of the Code. The Qty Forester's findings have been included in the Landscaping and Screening section and Tree Removal section of this decision. Conditions of approval have also been includedpin this decision. For full comments, see Memo from Matthew Stine dated October 12, 2006, included in the land use file. The City of Tigard Engineering Department has reviewed the proposal and made findings in response to code criteria in the Access, Egress and Circulation chapter and Streets and Utility Improvements chapter of the Code. The Engineering Department's findings have been included in the Access,Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval have also been included at the beginning of this decision. For full comments,see Memo from Kim McMillan dated November 13,2006,included in the land use file. City of Tigard Building Department reviewed the proposal and has no objections. City of Tigard Police Department reviewed the proposal and request a monument/sign marker at the foot of the private driveway, identifying house numbers for both parcels to reduce any confusion or delays for emergency service providers. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 22 OF 23 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue was provided the opportunity to comment,but did not submit comments. Qwest reviewed the proposal and noted that it has no facilities to serve the subject site. Qwest does not object to the proposed partition. The Washington County Department of Land Use and Transportation has reviewed the proposal and made findings in response to County code criteria. Full comments by Naomi Vogel.Beanie are in the County's preliminary review, dated October 12, 2006, included in the case file. A copy of this preliminary review will also be sent to the applicant and owner along with this decision. Summarized comments have been in the Access, Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval are included in a section entitled "REQUIRED WASHINGTON COUNTY CONDITIONS OF APPROVAL" at the beginning of this decision. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 17,2006 AND BECOMES EFFECTIVE ON DECEMBER 6,2006 UNLESS AN APPEAL IS FILED. aL• 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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 5,2006. Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. December 17,2006 P ARE C.': g DATE Assistant Planner • December 17,2006 APPROVE BY: ' and Bewersdo DATE Planning Manager NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 23 OF 23 � ""�_�� CITY of TIGARD FLORE • L1.1 - pE pppARNIC INFORMATION SYSTEM -J - " VICINITY MAP r �� ✓_ 2 MLP2006-00001 tELN `a �� ~ VAR2006-00075 ,_______ FARCAS PARTITION „ • o0 MIL C)0 RD J :111111 ____ i - / -911 1:41).7 . 411,„. to co . , 1,-, _____________ -SITE aill r c-'161111411111.1r —__ .______ 41,11-WOP 0. 4010 ii , . 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MANWELL \ cp 57148 N 8.2'25'51„w \ '\ HELD '-�: FND. ' I 104.81' PER ,5/811-A.;SHADY DELI: 0. t. I RENEWS. 12-31-06 I 22 6- � OR COMM MEMORANDUM CITY OF TIGARD, OREGON DATE: 11/13/06 TO: Emily Eng, Assistant Planner FROM: Kim McMillan, Development Review Engineer- 1 RE: MLP2006-00001 Farcas Partition Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. Taylors Ferry Road is a Washington County facility. Washington County requires a minimum sight distance of 300 feet in each direction from the proposed driveway. The applicant's engineer, Zbinden Carter Souders Engineering, has submitted a preliminary sight distance certification. The applicant must also submit this preliminary certification to the County with their WACO Facility Permit application. The engineer states that there is adequate sight distance to the northwest along Taylors Ferry Road. There is shrubbery along the northern edge of the right of way to the south east of the proposed driveway. The engineer states that the sight distance can be met once the shrubs are trimmed to a maximum height of 3'-6". The applicant shall trim the shrubbery as stated above to ensure adequate sight distance is met. The applicant's engineer shall, upon completion of public improvements, submit a final sight distance certification to Washington County. The final sight distance certification must be accepted prior to final plat approval. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Taylors Ferry Road is classified as a Collector. The City's spacing standard, as stated above is 200 feet minimum along a collector. This road, however, is a County facility which has a 100 foot minimum spacing standard. There are at least four driveways within 100 feet of the proposed driveway; therefore an adjustment to the spacing standard is required. The applicant has applied for the adjustment under 18.370 of the Tigard Development Code. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 1 The applicant shall include on their plat a non-access reservation along Taylors Ferry Road frontage, except at the approved access point in conjunction with this land use application. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70-74 right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Taylors Ferry Road, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, including adequate corner radius. The preliminary plat, as submitted does not show additional ROW for the corner radius. The applicant shall work with Washington County to determine the dedication requirement. Additional ROW improvement requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Washington County Associate Planner. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 2 Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of- way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development or; • For blocks adjacent to arterial streets, limited access highways, major collectors or railroads. • For non-residential blocks in which internal public circulation provides equivalent access. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Taylors Ferry Road is a Washington County facility. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's Resolution & Order 86-95 (road safety requirements), the County requires a concrete sidewalk located at the ultimate line and grade to be constructed along the subject site's frontage of Taylors Ferry Road. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 3 Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a CWS sanitary sewer main in Taylors Ferry Road. Each parcel must have a separate lateral to a public sewer. Parcel 1 will connect to the sewer in Taylors Ferry Road. This will require a permit from CWS. The applicant must apply for and obtain this permit prior to issuance of any permits from the City of Tigard. If Parcel 2 does not have a sewer lateral at the time this land use decision becomes effective the applicant must apply for a connection to the public sewer in Taylors Ferry Road or Shady Court. Any off-site easements are the responsibility of the developer and must be provided to the City for review and recorded at the County. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 4 Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Adequate roadway drainage along the site's frontage of Taylors Ferry Road is required, including cleaning grading and shaping of the roadside ditch. The applicant shall obtain a Washington County Facility Permit for this work prior to issuance of any City of Tigard permits. 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; ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 5 • 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 Taylors Ferry Road. The overhead lines located on the north side of Taylors Ferry Road are in the County; therefore no fee is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant must provide written approval from TVWD prior to issuance of City of Tigard permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 6 as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 1. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. Since this site is over five acres, the developer will be required to obtain an NPDES permit from the City prior to construction. This permit will be issued along with the site and/or building permit. 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 $ 50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 7 In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins, water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING, EXCAVATION AND/OR FILL ACTIVITIES: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to commencing onsite improvements, the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Taylors Ferry Road. Submittal requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Associate Planner. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement (PFI) permit Permit. Submit three sets of complete engineering plans to the County and one set to the City for construction of the following public improvements: a. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. b. Access to SW Taylors Ferry Road to County Standards. c. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. d. Closure of all existing driveways to SW Taylors Ferry Road, other than at the access point approved by Washington County under the current land use application. e. Adequate roadway drainage along SW Taylors Ferry Road frontage (to include cleaning, grading and shaping of the ditch). f. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head luminaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. Additional requirements as outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Washington County Associate Planner. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 8 The applicant shall coordinate with Washington County to determine the ROW dedication (beyond 37 feet from centerline) to provide adequate corner radius. The applicant shall provide connection of proposed parcels to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system in Taylors Ferry Road. A City of Tigard connection permit is required to connect to the existing public sanitary sewer system in Shady Court. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). Provide a non-access reservation along Taylors Ferry Road frontage, except at the access point approved in conjunction with this land use application. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 9 The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard. D. The right-of-way dedication for Taylors Ferry Road, providing 37 feet from centerline minimum, shall be made on the final plat. The additional right-of-way dedication to provide adequate corner radius shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 10 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits the road improvements required shall be completed and accepted by Washington County. Prior to issuance of building permits, the applicant must provide Washington County with final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces. ENGINEERING COMMENTS MLP2006-00001 FARCAS PARTITION PAGE 11 REC 'ED PLANNING OCT 1 3 2006 REQUEST FOR COMMET I TIGARD • DATE: October 4,2006 T I GARD TO: Lynn Smith, Qwest Engineering Right-of-Way Manager L ,Q FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emily@tigard-or.gov MINOR LAND PARTITION (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 _ ➢ FARCAS PARTITION REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map 1S125DB, Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: OCTOBER 18, 2006. 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. PLE E CHECK THE FOLLOWING ITEMS THAT APPLY: We have reviewed the proposal and have no objections to it. _ Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commentin . C��a V-2��4 8021 SW Capitol Hill Rc Portland,OR 97219 Qwest Spirit of Service- October 11, 2006 Emily Eng City of Tigard Planning Division 13125 SW Hall Blvd Tigard, Oregon 97223 Re: Farcas Partition Dear Ms. Eng: In response to your Minor Land Partition notice dated October 4, 2006, I have reviewed these areas with our engineer and determined that Qwest currently has no facilities on the side of Taylors Ferry Rd; therefore, we have no objection to the proposed land partition. If you have any questions, please feel free to give me a call at 503-242-6376. Thank you for the opportunity to respond on this proposal. Sincerely, QWEST CORPORATION Lynn M Smith Manager, Right-of-Way Oregon WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 15:17 P. 01 S WHIOTY, OREGON Department AS of Land NGT Use and N COTransportatUNbn,Land Development Services 155 North First Avenue,Suite 350-13,Hillsboro.Oregon 97124 (503)846-8761 •FAX:(503)848-2908 October 17, 2006 Emily Eng City of Tigard Planning Division 13125 SW Hall Boulevard Tigard, OR 97223 FAX: (503) 684-7297 No. of pages: 6 RE: Farcas Partition City File Number: (MLP) 2006-0001/(VAR) 2006-00075 Tax Map and Lot Number: 1S1 25DB 2300 Location: 7200 SW Taylors Ferry Road Road Applicant: Joe Bec illik'''---,— , \ 11111 110111111W Oil ' immour '— Washington County Department of Land Use and Transportation has reviewed this development application and submits the following comments and required conditions for access to SW Taylors Ferry Road, a County-maintained Collector (2-3 Lanes). NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and conditions for access approval. COMMENTS 1. The minimum access spacing standard for SW Taylors Ferry Road is 100 feet, measured between access points on each side of the road as required by Resolution and Order 86-95 (R&O 86-95) and Section 501-8,5.B of the Community Development Code. Access to SW Taylors Ferry Road must therefore be restricted to meet this spacing standard. The proposed shared access to SW Taylors Ferry Road appears to meet this spacing standard. The applicant Is required to record a non-access reservation along WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 15:17 P. 02 SW Taylors Ferry Road frontage, except at access point(s) approved in conjunction with this land use application. 2. Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal to ten times the vehicular speed of the road(s) at proposed access location(s). This requirement applies to sight distance in both directions at each access. Before the County will permit access to SW Taylors Ferry Road, the applicant will be required to provide certification from a registered professional engineer that adequate sight distance exists in both directions (or can be obtained pursuant to specific improvements). 3. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's R&O 86-95 (road safety requirements), the County normally requires sidewalk installation as a minimum road safety improvement along site frontage of all County-maintained roads, Sidewalks further establish future street profiles, demarcate County or City right-of-way, and address drainage issues. Sidewalk requirements are not generally waived, even when sidewalk is not currently present on neighboring properties. Rather, even non-contiguous sidewalk is considered to provide some measure of pedestrian refuge and ideally, makes possible eventual connection of sidewalks (as surrounding development takes place and is likewise conditioned to provide sidewalk). A concrete sidewalk located at ultimate line and grade is required to be constructed along the subject site's frontage of SW Taylors Ferry Road. 4. Section 501-8.1.C. (of "Critical Services") of the Washington County Community Development Code requires provision of adequate drainage. Adequate roadway drainage along the subject site's frontage of SW Taylors Ferry Road is required (to include cleaning, grading and shaping of the roadside ditch). 5. The statewide Transportation Planning Rule requires provision for adequate transportation facilities in order for development to occur. Accordingly, the County has classified roads and road segments within the County system based upon their function. The current Transportation Plan (regularly updated) contains adequate right-of-way, road width and lane provision standards based upon each roadway's classification. Subject right of way is considered deficient if half-width of the existing right of way does not meet that determined necessary within the County's current transportation plan. Sections 418-2.2 and 501-8.4 of the Washington County Community Development Code require dedication of additional right-of-way along site frontage of a County road when existing right-of-way is deficient. Dedication of additional right-of-way to provide 37 feet from centerline of SW Taylors Ferry Road, including adequate corner radius, is required. WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 15:18 P. 03 • 6. ILLUMINATION- Resolution and Order No, 86-95 requires access points on collectors and arterials to be adequately illuminated. To meet this requirement, a public street light will have to be installed at the proposed site access to SW Taylors Ferry Road. REQUIRED CONDITIONS OF APPROVAL IMPORTANT: Road improvements required along site frontage shall apply to frontage of all land within the subject site that abuts the County roadway. The subject site shall be considered to include: any lot or parcel to be partitioned or otherwise subdivided (regardless of whether it contains existing structures or not); and any contiguous lots or parcels that constitute phases of the currently proposed development. If the applicant proposes to develop the project in phases, all County-required frontage improvements must be constructed with the first phase. In addition, off-site improvements warranted by the first phase must also be completed with the first phase. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OF TIGARD: A. Submit to Washington County Land Development Services (Public Assurance Staff, Tracy Stone/Carol Pollard, 846-3843): 1. Completed "Design Option" form. 2. $3,500.00 Administration Deposit. NOTE: Any portion of the Administration Deposit not used by Washington County for plan approval, field inspections, and contract administration will be returned to the applicant. If at any time during the project, the County's costs are higher than the amount deposited, Washington County will bill the applicant the amount needed to cover its costs. 3. A copy of the City's Land Use Approval with Conditions, signed and dated. 4. Preliminary certification of adequate sight distance for the shared access point to SW Taylors Ferry Road, in accordance with County Code, prepared and stamped by a registered professional engineer, as well as: a. A detailed list of improvements necessary to produce adequate intersection sight distance. 5. Three (3) sets of complete engineering plans for construction of the following public improvements: a. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 15:18 F. 04 • • b. Access to SW Taylors Ferry Road to County standards. c. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. d. Closure of all existing driveways to SW Taylors Ferry Road, other than at the access point approved by Washington County under the current land use application. e. Adequate roadway drainage along SW Taylors Ferry Road frontage (to include cleaning, grading and shaping of the ditch). f. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head luminaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. The fixture shall have a medium semi-cutoff type III distribution, The pole shall be within the area defined by the radius returns of the intersection. The fixture shall be oriented within 90 degrees to centerline of the collector or arterial. For intersections of collectors with arterials, the luminaries' fixture shall be installed at 90 degrees to the higher classification roadway. If the intersecting roadways are of the same classification, the fixture may be oriented at 90 degrees to either roadway. If no existing utility poles are available within the intersection area defined by the radius returns, the developer shall meet the lighting requirements of the Department of Land Use and Transportation 1991 Roadway Illumination standards, latest revision. The Traffic Engineer may require illumination in addition to the above-stated minimums. Direct technical questions concerning this condition or the 1991 Roadway Illumination Standards to Vaughn Lewis at (503) 846-7959. C. Obtain a Washington County Facility Permit upon completion of the following: 1. Obtain Engineering Division approval and provide a financial assurance for the construction of the public improvements listed in conditions I.A.5. NOTE: The Public Assurance staff (Tracy Stone/Carol Pollard 846-3843)of Land Development Services will send the required forms to the applicant's representative after submittal and approval of items listed under I.A., above. Please note that Washington County's "Facility Permit" differs from an "Access Permit". An Access Permit is far less WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 1518 P. 05 • comprehensive in nature than the Facility Permit and its associated submittal, review, and monitoring processes. Access Permits apply to non-complex land use cases in which the County requires limited or no improvements of the developer. (Access permits are commonly issued in cases requiring improvements as minimal as a single driveway cut to an existing house). This •ro'ect is not currentl eli•Ible for an Access Permit. The Facility Permit allows construction work within County rights- of-way and permits site access only after the developer first submits plans and obtains Washington County Engineering approval, obtains required grading and erosion control permits, and satisfies various other requirements of Washington County's Assurances Department including but not limited to execution of financial and contractual agreements. This process ensures that the developer accepts responsibility for construction of public improvements, and that improvements are closely monitored, inspected, and built to standard in a timely manner. Access will only be permitted under the required Washington County Facility Permit, and only following submittal and County acce•tance of all materials re.ulred under the facili •ermit process. D. The following shall be represented on the plat and recorded with Washington County: 1 . Dedication of additional right-of-way to provide 37 feet from centerline of SW Taylors Ferry Road. 2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of SW Taylors Ferry Road. 3. Provision of a non-access reservation along SW Taylors Ferry Road frontage, except at access point(s) approved in conjunction with this land use application. II. PRIOR TO OCCUPANCY: A. The road improvements required in condition I.A.S. above shall be completed and accepted by Washington County. B. Upon completion of necessary improvements, provide final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. Requirements identified within this letter are considered by the County to be minimum warranted improvements (and/or analyses) that are necessitated by the proposed WASH CO LAND DEV. Fax:503-846-2908 Oct 18 2006 15 18 P. 06 11) • development, therefore it is requested that they be conveyed to the applicant within the City's Approval document, Before the City issues its Final Notice of Decision, please allow the County to review and acknowledge a draft of the City's conditions regarding access to SW Taylors Ferry Road. Additionally, please send a copy of the subsequent Final City Notice of Decision and any appeal information to the County. Thank you for the opportunity to comment. If you have any questions, please contact me at 503-846-3839. Naomi Vag-I`:ea-1- Associate - • ner Cc. Phil Healy,Senior Planner,Land Development Services Greg Miller,County Engineer Jinde Zhu,P.E.,Traffic Engineer Tom Tushner,Principal Engineer Carol Pollard,Associate Planner,Assurances Rick Raetz,Principal Engineer Transportation File Desk File Joe Bea, 12545 SE Clinton Ct.,Portland OR 97214 loan Farcas,7200 SW Taylors Ferry Road, Portland OR 97223 • MEMORANDUM TO: Emily Eng ,f�l FROM: Matt Stine, City Forester RE: Farcas Partition DATE: October 12, 2006 As you requested I have provided some comments on the "Farcas Patton" project. If you have any questions or concerns regarding my comments please contact me anytime. 1. LANDSCAPING AND SCREENING 18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite the following guidelines shall be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless the landscaping requirements have been met or other arrangements have been made and approved by the City such as the posting of a bond. Pursuant to findings in 18.790.030.B below, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. E. Protection of Existing Landscaping. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual trees). Any tree that is located on property adjacent to the construction project that will have more than 15% of its root system disturbed by construction activities shall also be protected. The applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. 18.745.040, Street Trees B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. • In order to develop tree species diversity onsite the following guidelines shall be followed: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. I suggest planting native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. 2. TREE REMOVAL 18.790.030, Tree Plan Requirement A. 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, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required for subdivisions, the applicant submitted a tree plan conducted by Gary Drendel, a certified arborist. The report contains the four required components and is therefore acceptable. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees, consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • • a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of ten (10) trees on site greater than 12 inches which are subject to mitigation. Four (4) of the trees are slated for removal. Therefore, according to the mitigation schedule above, 50% of the inches to be removed shall be mitigated. The sum total of diameter inches of the trees which will be removed is 88. The amount of tree mitigation inches required for this project is 44 inches. To satisfy this requirement, the applicant may plant trees onsite, offsite, or pay a fee-in- lieu at the rate of $125.00 per inch ($5,500.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City Forester. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City Forester only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health, form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. • • 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. CONDITIONS OF APPROVAL Street Trees The plans show one species of street tree, but the guidelines for species diversity listed above under 18.745.040B need to be followed. Tree Mitigation Prior to commencing site work, the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the same measures afforded to other protected trees on site, the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against the approved assurance, for two years following the planting of the trees. After such time, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. The submitted tree mitigation must comply with the conditions in this report Tree Protection Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. REQUEST FOR COMMENTS DATE: October 4,2006 TIGARD TO: Matt Stine,Urban Forester/Public Works Annex FROM City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: E milyn tigar l-or.gov MINOR LAND PARTITION (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 > FARCAS PARTITION< REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road; Washington County Tax Map 1S125DB, Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and aggencies 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: OCTOBER 18, 2006. 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. II 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 or email. Written comments provided below Name&Number of Person Commenting: t FLORE CITY of TI • - . ill [ GEOGRAPHIC INFORMATION SYSTEM .-_I- J �� J I VICINITY MAP IL. �E LN ------ie-T _ co / MLP2006-00001 VAR2006-00075 _.- } O O FARCAS PARTITION _c___ __.----------------7. *II VO RD 00 oII III 0) �O _ Rs �" VII I � - :..t4 FA,Cr• cs. „4,, ..1 .401 -- .Q�� :. . i 110_NaA 0 o gl _ IJJ ..)-.S'Cal 0. Tigard Area Map a0 II SHADY L . _m _j 0 100 200 300 400 Feet 1'=311 feet ELMWOOD *„. •LOLA LN Lt- , m STOW,- TIGARD ST , I 1111 -. .1E. I r� Information on this map is for general location only and k-,-- �` should be verified with the Development Services Division. 131ar,O H9ll223d Tigard,OR 97223 BARBA- • I (503)639-4171 II 'IV'I- hllp:ltw WW.cl.tigard.Or.uS Community Development ----~ Plot date:Oct 2,2006;C:lmagic\MAGIC03.APR • S • REQUEST FOR COMMENTS DATE: October 4,2006 TIGARD TO: Mark Vandomelen,Residential Plans Examiner FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emily@tigard-or.gov MINOR LAND PARTITION (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 > FARCAS PARTITION.< REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map iS 125DB, Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: OCTOBER 18, 2006. 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. I} 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 or email. Written comments provided below: Name&Number of Person Commenting: A. V le .214)-3— • • REQUEST FOR COMMENTS DATE: October 4,2006 TIGARD TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emily@tigard-or.gov MINOR LAND PARTITION (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 > FARCAS PARTITION.< REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map 1S125DB, Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: OCTOBER 18, 2006. 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 or email. 7 Written comments provided below: .c0i bOW vice . 'Chit' it' ao <eo0o.. a+►to ca41444 641ayy cw Name&Number of Person Commenting: ;v, VAc1F I.19/1 REQUEST FOR COMMENTS DATE: October 4,2006 TIGARD TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Emily Eng,Assistant Planner(x2712) Phone: (503) 639-4171 Fax: (503) 684-7297 Email: Emily@tigand-or.gov MINOR LAND PARTITION (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 > FARCAS PARTITION.< REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road; Washington County Tax Map 1S125DB, Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials 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: OCTOBER 18, 2006. 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. It 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 or email. Written comments provided below: Name&Number of Person Commenting: ''TY OF TIGARD REQUEST FOr -OMMENTS NOTIFICA. I LIST FOR LAND USE & COMMUNITY DE,_,OPMENT APPLICATIONS FILE NOS.: (/1 L 7 Z°v4,, Lr oc� 1 FILE NAME: 'itr�4u 11‘11'6-1--, , `{'+ ,i . \';1cti,-._; V ft-e— Lvo - c c U CITIZEN INVOLVEMENT TEAMS 14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ['Central Wast ElSouth ❑West CITY OFFICES LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. X. POLICE DEPT./Jim Wolf,Crime Prevention Officer X BUILDING DIVISION/Mark(residential)Brian(commercial) ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer PUBLIC WORKS/Matt Stine,Urban Forester _CITY ADMINISTRATION/Cathy Wheatley,City Recorder X PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION(+11 sets) ✓PLANNER–POST PROJECT SITE 10 BUSINESS DAYS PRIOR TO A PUBLIC HEARING! _HEARINGS OFFICER(+2 sets) SPECIAL DISTRICTS — TUAL.HILLS PARK&REC.DIST.+e_(TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* _ CLEANWATER SERVICES * Planning Manager North Division Administrative Office Lee Walker/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Requ(red) Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100 PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279 Beaverton,OR 97076 Portland,OR 97231 _ OR.PUB.UTILITIES COMM. METRO-LAND USE&PLANNING * _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE CITY OF DURHAM * 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380 City Manager Portland,OR 97232-2736 Portland,OR 97232 17160 SW Upper Boones Fry.Rd. _ Bob Knight,Data Resource Center(VGA) _US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Allen,Growth Management coordinator _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(Maps&CWS Letter Only) Mel Huie,Greenspaces Coordinator(CPAzoA) Larry French(comp.Plan Amendments Only) Routing CENWP-OP-G —CITY OF KING CITY * _ Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager _ C.D.Manager,Growth Management Services Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR.DEPT.OF ENERGY(PowerlinesiArea) — OR.DEPT OF AVIATION(Monopole Towers) Dept.of Land Use&Transp. Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue CITY OF LAKE OSWEGO * Routing TTRC–Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13 — Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124 PO Box 369 Portland,OR 97208-3621 X.Steve Conway(General Apps) Lake Oswego,OR 97034 _Gregg Leion(CPA) _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) CITY OF PORTLAND (Notify for Wetlands and Potental Environmental Impacts) —Grant Robinson,Deveiopereni Renew Coordinator _Doria Mateja(ZCA)MS14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(veoatlons) _Sr.Cartographer(CooZCA)MS II 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(zCAius,s Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION _STATE HISTORIC Dave Austin(wcccA)"911"(winnows Tnw,rsi Sam Hunaidi,Assistant District Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing safety specialist (Notify if Property Has HD Overlay) Beaverton,OR 97007-0375 Portland,OR 97221 555-13th Street,NE,Suite 3 1115 Commercial Street,NE Salem,OR 97301-4179 Salem,OR 97301-1012 UTILITY PROVIDERS AND SPECIAL AGENCIES —PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS k COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(See NlaprwArea con, ,> (If Proiecr Is Within Y.Mile of a Transit Rowe) 5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street / Beaverton,OR 97006-4886 Portland,OR 97232 PORTLAND GENERAL ELECTRIC >I NW NATURAL GAS COMPANY n VERIZON 4QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 4 COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev tSee Map for Area Cerrecr Diana Carpenter,Anna E.vr,a.of 99.1 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). h:\patty\masters\Request For Comments Notification List.doc (UPDATED: 23-May-06) MAILING / NOTIFICATION RECORDS • AFFIDAVIT OF MAILING I,Patricia L. Lunsfond,being first du�lysworn/affirm,on oath depose and say-that I am a Senior Administrative Specialist for the City of Tigard,Washington County,Oregon and that I served the following: )Check Appmpnaie Box(s)Below) © NOTICE OF PENDING LAND USE DECISION FOR MLP2006-00001/VAR2006-00075 - FARCAS PARTITION AMENDED NOTICE (File No/Name Reference) ® City of Tigard Planning Director A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and by reference made a part hereof,on October 4,2006,and deposited in the United States Mail on October 4,2006,postage prepaid. erzon that vor. otice) W STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the / 2 day of C L�-o �'-�^� ,2006. OFFICIAL SEAL • K413117::J PEERMAN NOTAY;'tJBLIC-OREGON COM1M1SS10N NO.370962 MY COMM13SION EXP HES JULY 28,2007 p a N T Y PUBLIC F OREGON My Commission Expires: �^t 2 �, vO - 2 7 EXHIBITA NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT ODDE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING LAND USE APPLICATION MINOR LAND PARTITION TIGARD DATE OF NOTICE: October 4,2006 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2006-00001 ADJUSTMENT (VAR) 2006-00075 FILE NAME: FARCAS PARTITION REQUEST: The applicant is requesting approval to partition a 19,281 square foot lot into two lots of 7,501 square feet and 8,551 square feet. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map 1S125DB,Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-famil units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 18, 2006. All comments should be directed to Emily Eng, Assistant Planner (x2712) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard,Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or bye-mail to EmilyOtigard-or.gov ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR NOVEMBER 15, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI'I'IEN 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 Hearings Officer must address the relevant approval criteria with sufficient specificity on that issue. 0 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 DIREC IED AT THE RELEVANT APPROVAL CRITERIA ARE WHAT CONSTITUTE RELEVANT EVIDENCE. AFTER THE 14-DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A 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 SUBMI"I'IED 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. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." mmnow a: duos�. • . MLP_111,16-iH 1111 II AM °MI,1 :1111•6><> FARCAS PARTITION 1611111 rr7 � FRU gr ta assy 0.A =El 1:11 WI* l� E�.,kli �� MIN — �..�� m wA . ........ mu 1 rA ra 1� �,m • �� 0111�♦1111r 104 111 � . 'I! aiu/� �- •I• LN , � r► I 11 _ iujpjridi 71 GARD mry :e.• f 'ot• o' 5i.; lmaq@MA .3 APR • 1S125D8-11700 1S125CA-03800 ` EXH I B ITJ ANDERSEN FRENESSIE L BURKE GEORGE H&BETTY 7205 SW TAYLOR'S FERRY RD 9265 SW 74TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1512508-06600 1S125CA-03700 AVEDOVECH RICHARD MYER JR&BAR B RGE H TY 7085 SW SHADY CT 9265 SW 7 TIGARD,OR 97223 TIG OR 97223 1S125DB-08400 1S125CA-03600 BARRON PATRICIA A TRUSTEE =-:KE GEORGE H/: TTY R 7220 SW SHADY CT 9265 S •••• PORTLAND, OR 97223 TI • a,OR 97223 1 S 125 D B-03001 1 S 125 D B-04500 BEKEY RONALD BURTON STEVEN J& PATRICIA A 9310 SW 74TH AVE 7180 SW TAYLORS FERRY RD TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-02500 1S125DB-07900 BENSON FRED 0&MARION L CADONAU TRACEY PO BOX 14652 7090 SW SHADY CT PORTLAND, OR 97214 TIGARD,OR 97223 1S125AC-01603 1S125CA-03900 BOEKELOO JOHN D AND CALVI RANDY LEE&KIMBERLY ROSALINA E 9385 SW 74TH AVE 7075 SW TAYLORS FY RD PORTLAND, OR 97223 PORTLAND, OR 97223 1S125DB-04400 1S125CA-08700 BOYER THOMAS L CHINNOCK ALAN R& 6905 SW VENTURA DR SCHLUETER DEBBIE A TIGARD, OR 97223 18135 ARBOR CT WEST LINN,OR 97068 18125D8-00700 1S125DB-06700 BRAMMER JAMES H JR& IDA M CHORN JAMES E 9225 SW 70TH 7095 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-03401 1S125AC-90012 BRICKLEY BRIAN DONALD& CONNELL KEVIN C SANDRA M 8940 SW 73RD PL 7830 SW ELMWOOD ST PORTLAND, OR 97223 TIGARD,OR 97223 1S125DB-02901 1S125AC-90000 BROWN HARRY L&TRACY J CO = •T CUSHM•► DOWNS 9280 SW 74TH AVE H0MEOyI. R5 • e_ ;TION TIGARD, OR 97223 , �""/ 1S125AC-06600 1S125DB-04700 DAY MICHAEL C&CAROL A HAMILTON RICHARD F&JUDY E 8916 SW PICASSO PL 7175 SW SHADY CT PORTLAND, OR 97223 TIGARD,OR 97223 1S125AC-07700 1S125DB-06900 DEANE SUSAN HANSON ERIC L 9033 SW PICASSO PL 7115 SW SHADY CT PORTLAND, OR 97223 TIGARD,OR 97223 1S125DB-03200 1S125DB-01000 DENNY TOM &MAUREEN HARJU EERO QUALIFIED 9340 SW 74TH AVE DOMESTIC TRUST TIGARD,OR 97223 BY EERO HARJU TR 8760 SW MORGAN DR BEAVERTON, OR 97008 1 S 125 DB-02800 1 S125DB-07800 DEOCA GEORGE HENDRICKSON BARRY M AND 9230 SW 74TH AVE KRISTINE E TIGARD,OR 97223 7100 SW SHADY COURT TIGARD,OR 97223 1 S125DB-03400 1S125CA-08800 DOMINIC JASON&STACI HIATT LESLIE 0& MELVA JOAN 7305 SW SHADY LN 9235 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S125CA-00200 1S125DB-07100 ELLINGER CHRISTY A HORVAT TANJA&NINO 7408 SW TAYLORS FERRY RD 7135 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 125 D B-02300 1 S 125 D B-08300 FARCUS IOAN HOUSE ROBERT& 7200 SW TAYLORS FERRY RD LINDA PORTLAND, OR 97223 7230 SW SHADY CT TIGARD,OR 97223 1S125DB-05000 1S125CA-00101 GINTHER SCOTT T&SUSAN E C JESCHKE WILLIAM D CAROLY 7205 SW SHADY CT 9145 SW 74TH TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-01500 1S125D9-11600 GLAZER SCOTT M& JOHNSON KEVIN D& KAUFMAN KANSA R LORENZEN BECKY A 7100 SW TAYLORS FERRY RD 12801 LAFAYETTE ST UNIT H108 TIGARD, OR 97223 THORNTON,CO 80241 1 S 125AC-02101 1 S 12 5 D B-00800 GOLSAN MICHAEL G&JENNIFER K JOHNSTON CAROL ANN 7395 SW TAYLORS FERRY RD 9195 SW 70TH ST PORTLAND, OR 97224 TIGARD,OR 97223 • • 1S125AC-07600 1S125AC-90001 KESKULA LINDA T LOWERY SARA J 9019 SW PICASSO PL 7255 SW CUSHMAN CT PORTLAND, OR 97223 PORTLAND,OR 97223 1S125DB-02902 1S125DB-07200 KING DELORES A MACLELLAN SARAH J 9250 SW 74TH 7145 SW SHADY CT TIGARD,OR 97223 TIGARD,OR 97223 1S125D6-02900 1S125DB-02400 • LORES • MARQUARDT JOHN R&CHERYL R 9250 S + 5470 SW 195TH AVE •RD,OR 97 ALOHA,OR 97007 1S125DB-05100 1S125DB-00900 KOEBER GEORGE R MEDGIN WILLIAM P 9320 SW 74TH AVE 9165 SW 70TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S125DB-05400 1S125AC-01700 KOEBER MARY E& ROBERT A MILLER SCOTT WADE&JANELLE E 7255 SW SHADY LN 7095 SW TAYLORS FERRY RD PORTLAND,OR 97223 PORTLAND,OR 97223 1S125DB-11400 1S125AC-90009 KRIEG KEVIN D NEFF GREGORY S&BECKY 7109 SW TAYLORS FERRY RD 8960 SW 73RD PL PORTLAND, OR 97223 PORTLAND,OR 97223 1 S125DB-03000 1 S125DB-11800 LEETE KEITH H&KEISHA D NEGRU FIRA 9300 SW 74TH 7211 SW TAYLORS FERRY RD TIGARD,OR 97223 PORTLAND, OR 97223 1 S125D6-08000 1S125DB-08500 LEWIS PAMELA S NELSON LAUREN S& 7080 SW SHADY CT MORRISON EVAN C PORTLAND, OR 97223 7210 SW SHADY CT TIGARD,OR 97223 1S125DB-04800 1S125CA-00301 LINDBERG PAMELA JD OLSON THOMAS R& 7185 SW SHADY CT CONRAD MICHELE E TIGARD, OR 97223 7410 SW TAYLORS FERRY RD TIGARD,OR 97223 1S125DB-00500 1S125DB-04600 LLOYD WALLACE E AND OREM ROY 0 ALORIS A 1530 NE 10TH#B 9285 SW 70TH PORTLAND,OR 97232 TIGARD,OR 97223 034• 00 • • 1S125CA-03400 1S125AC-90011 ORRIS JOHN K SANDERS LAEL LONI 9205 SW 74TH AVE 7250 SW CUSHMAN CT PORTLAND,OR 97223 PORTLAND,OR 97223 1 25AC-07900 1S125AC-90010 POL OINTE SCHMIERER DARRIN W OWNER S 1-15 7270 SW CUSHMAN CT PORTLAND,OR 97223 1 S 125AC-06300 1S1 25AC-90002 PRINGLE MICHAEL J&GWENDOLYN R SCHUSTER JEFFREY L 9024 SW PICASSO PL 8980 SW 73RD PL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S125AC-06700 1 S125DB-11500 RAGHUBANSH BIKAS SCHUSTER MARK WILSON 8902 SW PICASSO PL 7119 SW TAYLORS FERRY RD PORTLAND, OR 97223 TIGARD,OR 97223 1 S125D8-01300 1S125DB-00600 RANKIN SCOTT&JULIE SELLON ROGER LEE 7080 SW TAYLORS FERRY RD 9255 SW 70TH AVE PORTLAND, OR 97223 TIGARD,OR 97223 1S125DB-02600 1S125DB-03300 RASMUSSEN LEE W&MONA V SETTLE TERRY&SALLIE A 9130 SW 74TH 9380 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 • 1S125DB-08200 1S125DB-07300 ROGERS THOMAS M AND MARY ANN SOULE JORDANA& 7185 SW SHADY LANE GAUMOND ETHAN TIGARD,OR 97223 7155 SW SHADY CT TIGARD,OR 97223 1S125DB-06800 1S125DB-07500 ROSING GARY S&SHARON E TRUSTE SPADAFORA MARLA KAY&GREG 10610 SW COTTONTAIL PL 7180 SW SHADY CT BEAVERTON, OR 97008 TIGARD,OR 97223 1S125DB-04900 1S125AC-01900 RYALL TREVOR P&KARYN J SPARHAWK ETHEL G 7195 SW SHADY CT 7207 SW TAYLORS FERRY RD TIGARD, OR 97223 PORTLAND,OR 97223 1 S125DB-01700 1S125DB-05300 SAGE JILL&MEGAN G STARK NAKIA 7140 SW TAYLORS FERRY RD 7225 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 • • 1S125D8-07000 STINE THOMAS ROGER AND KARTHAS CYNTHIA 7125 SW SHADY CT TIGARD, OR 97223 1 S 125 D B-05200 STOLL LARRY A 7215 SW SHADY CT TIGARD, OR 97223 1S125DB-08100 STOUTT KENNETH P 7155 SW SHADY LN TIGARD,OR 97223 1 S125DB-07400 SWEET MINOO S 7165 SW SHADY CT TIGARD, OR 97223 1 S 12 5AC-064 00 TALVISTE MIHKEL J JR 9000 SW PICASSO PL TIGARD, OR 97223 1S125D6-01600 TEHRANI KAZEM&DIANE 7120 SW TAYLORS FERRY RD TIGARD,OR 97223 1S125DB-02700 TOWNES WILLIAM B FAMILY TRUST BY TOWNES WILLIAM B TR 9210 SW 74TH TIGARD, OR 97223 1 S125DB-07600 VENDSHUS MARK D&SHARON M 7160 SW SHADY CT TIGARD, OR 97223 1 S125DB-07700 WILLAIMS CLARK N& PEGGY J 7150 SW SHADY CT TIGARD, OR 97223 1 S 125 DB-00400 WINCZEWSKI OLIVER BARBAR 9305 SW 70TH TIGARD, OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Diane Baldwin 11250 SW 82nd Avenue 3706 Kinsale Lane SE Tigard, OR 97223 Olympia, WA 98501 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 21-Oct-05 • • Ioan Farcas MLP2006-00001/VAR2006-00075 7200 SW Taylors Ferry Road FARCAS PARTITION Portland, OR 97223 Joe Bec 12545 SE Clinton Court Portland, OR 97236 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD• IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2006-00001/VAR2006-00075 Land Use File Name: FARCAS PARTITION I, Emily Eng.Assistant Planner for the City of Tigard, do affirm that I posted notice of the land use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered) WeTnivi. /sl��SI 13 7c4.4c for a3dc> and did personally post notice of the proposed land use application(s) by means of weatherproof posting in the general vicinity of the affected territory, a copy of said notice being hereto attached and by reference made a part hereof, on the 61-4- day of DGtAoc_ ,2006. i`ggnature o erformed Posting h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc A FARC S PARTITION MINOR LAND PARTITON (MLP) 2006-00001/ADJUSTMENT (VAR) 2006-00075 REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement -ir streets on a collector. LOCATION: 7200 SW Taylors Ferry Road; Washington County Tax Map 1S125DB, Tax Lot 2300. ZONE: R-4.5: The R- 4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.79d, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Emily Eng, Assistant Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to Emily @ tgard-or.gov . A copy of the application and all documents and evidence submitted by or on behalf of the applicant and the applicable criteria are available for inspection at no cost and copies for all items can also be provided at a reasonable cost. J GEOGRAPHIC INFORMATION SYSTEM AREA NOTIFIED _ (500') 1S12;ACO 900 a 18125A 25 '•�� 1S125AC017C0 = 1.125AC06600 C90012 FOR: JOE B I C 1 C9000g 1$125AC019p0 __ I5125A 7 o \ 1 81 S 125AC064001� !',.0 �.---) 1 90001 RD RE: 1 S1 DB0230 1 125AC06300 S125A vl 700 a •0090011 1S12 0160 1' . 010 I1S125ACO21C1 1S125CA0 11 Property owner information -G S125CA00301 1S125DB11800 'S12501311.00 S125D:01300 O - is valid for 3 months from the date printed on this map. q j 1S125D611500 I 1S125CAOC101 /'`O� 1S125DB11700 1S125DB026I• S1 1S125D611600 t��, - 1S125DB•A0a5DB010C0 1S125CA03400 �125'B02500 N , 1S125DB• 60' 1S125DBb270f11S125DB"" 1S125DB)0900 � ■ 1S125D:I1700 ��S125D 304600 S125D:• 1S125CA0I �5CA087C0 1S125DB02800 .,,,'2300 S125D:•-500 13125DB 100 DB)080) S 125D:07200 1S125DBQ2902 \ S125D:07 01 1S125DB)0700 1S125CA03600 I S125D:07400 1S125DB02900 1S125DB' 700 1S125D:0 :10 "� 1S125D:8VPADB)0603 1S125DBP2901 C 1S125CA03700 • 1 S 125DB0 125DB04'00 S 125D:07600 6077�ObS125DB•:4�R5DB)050) N �IL5DB03C1 S125D:07500 1 S 125DB0•DEW 1 S 125DB'.8DQ5DB)040 0 100 200 300 Feet 1S125CA03Z 1S125DB03�1fR5D='- °' 13 T'=209 feet 1S125DB". ••t 1S125DB5•700 - ' Q 1S125DB0:.001S125DB07900 — 111 " J1S125CA03900 1S125D6033001S125DB05 00 1 125DB06600 S125D:08200 S125DB080I: TIGARD ' 1 1S125DE08300 S125D:08100 • 1S125DB 015DB0 i D: 5400 1 w 1 Informat,on on this map is for general location only and I L,�1 should be venfied with the Development Services Division SHADY 1 i ar,SW OR Hall Blvd 7223 Tigard,OR 97223 1 I -T— --\ (503)639-4171 http. wm.ci.tlgard.or.us Community Development Plot date:Sep 12,2006;C:Magic\MAGIC03.APR 1S125DB-11700 1S125CA-03800 ANDERSEN FRENESSIE L BURKE GEORGE H&BETTY 7205 SW TAYLOR'S FERRY RD 9265 SW 74TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S125DB-06600 1S125CA-03700 AVEDOVECH RICHARD MYER JR&BAR B - - URGE 7085 SW SHADY CT 9265SW7• •� TIGARD,OR 97223 TIG."I,OR 97223 1S125DB-08400 1S125CA-03600 BARRON PATRICIA A TRUSTEE E GEORGE H/ TTY R 7220 SW SHADY CT 9265 S PORTLAND,OR 97223 TI ,OR 9722 1 S125DB-03001 1S125DB-04500 BEKEY RONALD BURTON STEVEN J&PATRICIA A 9310 SW 74TH AVE 7180 SW TAYLORS FERRY RD TIGARD,OR 97223 TIGARD,OR 97223 1 S125DB-02500 1 S125D8-07900 BENSON FRED 0&MARION L CADONAU TRACEY PO BOX 14652 7090 SW SHADY CT PORTLAND,OR 97214 TIGARD,OR 97223 1S125AC-01603 1S125CA-03900 BOEKELOO JOHN D AND CALVI RANDY LEE&KIMBERLY ROSALINA E 9385 SW 74TH AVE 7075 SW TAYLORS FY RD PORTLAND,OR 97223 PORTLAND, OR 97223 1S125DB-04400 1S125CA-08700 BOYER THOMAS L CHINNOCK ALAN R& 6905 SW VENTURA DR SCHLUETER DEBBIE A TIGARD,OR 97223 18135 ARBOR CT WEST LINN,OR 97068 1612508-00700 1 S125DB-06700 BRAMMER JAMES H JR&IDA M CHORN JAMES E 9225 SW 70TH 7095 SW SHADY CT TIGARD,OR 97223 TIGARD,OR 97223 1S125DB-03401 1S125AC-90012 BRICKLEY BRIAN DONALD& CONNELL KEVIN C SANDRA M 8940 SW 73RD PL 7830 SW ELMWOOD ST PORTLAND,OR 97223 TIGARD,OR 97223 1612508-02901 1S125AC-90000 BROWN HARRY L&TRACY J CO - •T CUSHM•. DOWNS 9280 SW 74TH AVE HOMED i • - • - ;TION TIGARD,OR 97223 , • • 1S125AC-06600 1S125DB-04700 DAY MICHAEL C&CAROL A HAMILTON RICHARD F&JUDY E 8916 SW PICASSO PL 7175 SW SHADY CT PORTLAND, OR 97223 TIGARD,OR 97223 1 S 125AC-07700 1 S 125 D B-06900 DEANE SUSAN HANSON ERIC L 9033 SW PICASSO PL 7115 SW SHADY CT PORTLAND, OR 97223 TIGARD,OR 97223 1S125DB-03200 1 S125DB-01000 DENNY TOM& MAUREEN HARJU EERO QUALIFIED 9340 SW 74TH AVE DOMESTIC TRUST TIGARD, OR 97223 BY EERO HARJU TR 8760 SW MORGAN DR BEAVERTON,OR 97008 1S125DB-02800 1S125DB-07800 DEOCA GEORGE HENDRICKSON BARRY M AND 9230 SW 74TH AVE KRISTINE E TIGARD, OR 97223 7100 SW SHADY COURT TIGARD,OR 97223 1 S125DB-03400 1S125CA-08800 DOMINIC JASON&STACI HIATT LESLIE 0& MELVA JOAN 7305 SW SHADY LN 9235 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S125CA-00200 1 S125DB-07100 ELLINGER CHRISTY A HORVAT TANJA& NINO 7408 SW TAYLORS FERRY RD 7135 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-02300 1S125DB-08300 FARCUS IOAN HOUSE ROBERT& 7200 SW TAYLORS FERRY RD LINDA PORTLAND, OR 97223 7230 SW SHADY CT TIGARD,OR 97223 1S125DB-05000 1 S125CA-00101 GINTHER SCOTT T&SUSAN E C JESCHKE WILLIAM D CAROLY 7205 SW SHADY CT 9145 SW 74TH TIGARD,OR 97223 TIGARD,OR 97223 1S125DB-01500 1S125DB-11600 GLAZER SCOTT M& JOHNSON KEVIN D& KAUFMAN KANSA R LORENZEN BECKY A 7100 SW TAYLORS FERRY RD 12801 LAFAYETTE ST UNIT H108 TIGARD, OR 97223 THORNTON, CO 80241 1S125AC-02101 1 S125DB-00800 GOLSAN MICHAEL G&JENNIFER K JOHNSTON CAROL ANN 7395 SW TAYLORS FERRY RD 9195 SW 70TH ST PORTLAND, OR 97224 TIGARD,OR 97223 • • 1S125AC-07600 1S125AC-90001 KESKULA LINDA T LOWERY SARA J 9019 SW PICASSO PL 7255 SW CUSHMAN CT PORTLAND, OR 97223 PORTLAND,OR 97223 1S125DB-02902 1S125DB-07200 KING DELORES A MACLELLAN SARAH , 9250 SW 74TH 7145 SW SHADY CT TIGARD,OR 97223 TIGARD,OR 97223 1S125DB-02900 1S125DB-02400 LORES MARQUARDT JOHN R&CHERYL R 9250 S 5470 SW 195TH AVE RD,OR 97 ALOHA,OR 97007 1S125DB-05100 1S125DB-00900 KOEBER GEORGE R MEDGIN WILLIAM P 9320 SW 74TH AVE 9165 SW 70TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S125DB-05400 1S125AC-01700 KOEBER MARY E&ROBERT A MILLER SCOTT WADE&JANELLE E 7255 SW SHADY LN 7095 SW TAYLORS FERRY RD PORTLAND, OR 97223 PORTLAND,OR 97223 1 S125DB-11400 1 S125AC-90009 KRIEG KEVIN D NEFF GREGORY S&BECKY 7109 SW TAYLORS FERRY RD 8960 SW 73RD PL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S125DB-03000 1 S125DB-11800 LEETE KEITH H&KEISHA D NEGRU FIRA 9300 SW 74TH 7211 SW TAYLORS FERRY RD TIGARD,OR 97223 PORTLAND,OR 97223 16125D6-08000 1S125DB-08500 LEWIS PAMELA S NELSON LAUREN S& 7080 SW SHADY CT MORRISON EVAN C PORTLAND,OR 97223 7210 SW SHADY CT TIGARD,OR 97223 1S125DB-04800 1S125CA-00301 LINDBERG PAMELA JD OLSON THOMAS R& 7185 SW SHADY CT CONRAD MICHELE E TIGARD,OR 97223 7410 SW TAYLORS FERRY RD TIGARD,OR 97223 1 S125DB-00500 1 S125DB-04600 LLOYD WALLACE E AND OREM ROY 0 ALORIS A 1530 NE 10TH#B 9285 SW 70TH PORTLAND,OR 97232 TIGARD,OR 97223 • 1S125CA-03400 1S125AC-90011 ORRIS JOHN K SANDERS LAEL LONI 9205 SW 74TH AVE 7250 SW CUSHMAN CT PORTLAND, OR 97223 PORTLAND,OR 97223 1 25AC-07900 1S125AC-90010 POL OINTE SCHMIERER DARRIN W OWNER S 1-15 7270 SW CUSHMAN CT PORTLAND, OR 97223 1S125AC-06300 1S125AC-90002 PRINGLE MICHAEL J&GWENDOLYN R SCHUSTER JEFFREY L 9024 SW PICASSO PL 8980 SW 73RD PL PORTLAND, OR 97223 PORTLAND, OR 97223 1 S125AC-06700 1 S125DB-11500 RAGHUBANSH BIKAS SCHUSTER MARK WILSON 8902 SW PICASSO PL 7119 SW TAYLORS FERRY RD PORTLAND, OR 97223 TIGARD,OR 97223 1 S 125DB-01300 1S125DB-00600 RANKIN SCOTT&JULIE SELLON ROGER LEE 7080 SW TAYLORS FERRY RD 9255 SW 70TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 125 D B-02600 1 S 125 D B-03300 RASMUSSEN LEE W& MONA V SETTLE TERRY&SALLIE A 9130 SW 74TH 9380 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S 125DB-08200 1S125DB-07300 ROGERS THOMAS M AND MARY ANN SOULE JORDANA& 7185 SW SHADY LANE GAUMOND ETHAN TIGARD, OR 97223 7155 SW SHADY CT TIGARD,OR 97223 1S125DB-06800 1S125DB-07500 ROSING GARY S&SHARON E TRUSTE SPADAFORA MARLA KAY&GREG 10610 SW COTTONTAIL PL 7180 SW SHADY CT BEAVERTON, OR 97008 TIGARD,OR 97223 1S125D8-04900 1S125AC-01900 RYALL TREVOR P&KARYN J SPARHAWK ETHEL G 7195 SW SHADY CT 7207 SW TAYLORS FERRY RD TIGARD, OR 97223 PORTLAND, OR 97223 1S125DB-01700 1S125DB-05300 SAGE JILL&MEGAN G STARK NAKIA 7140 SW TAYLORS FERRY RD 7225 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 • 1S125DB-07000 STINE THOMAS ROGER AND KARTHAS CYNTHIA 7125 SW SHADY CT TIGARD, OR 97223 1 S 125 D B-05200 STOLL LARRY A 7215 SW SHADY CT TIGARD, OR 97223 1S125DB-08100 STOUTT KENNETH P 7155 SW SHADY LN TIGARD, OR 97223 1S125DB-07400 SWEET MINOO S 7165 SW SHADY CT TIGARD,OR 97223 1 S125AC-06400 TALVISTE MIHKEL J JR 9000 SW PICASSO PL TIGARD,OR 97223 1S125DB-01600 TEHRANI KAZEM&DIANE 7120 SW TAYLORS FERRY RD TIGARD, OR 97223 1 S125DB-02700 TOWNES WILLIAM B FAMILY TRUST BY TOWNES WILLIAM B TR 9210 SW 74TH TIGARD, OR 97223 1S125DB-07600 VENDSHUS MARK D&SHARON M 7160 SW SHADY CT TIGARD, OR 97223 1S125DB-07700 WILLAIMS CLARK N&PEGGY J 7150 SW SHADY CT TIGARD, OR 97223 iS125DB-00400 WINCZEWSKI OLIVER BARBAR 9305 SW 70TH TIGARD, OR 97223 • • • Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Diane Baldwin 11250 SW 82nd Avenue 3706 Kinsale Lane SE Tigard, OR 97223 Olympia, WA 98501 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Crag head 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 21-Oct-05 SEP-OR-20(16 04 :31 PM BEC 503 760 9459 P. 01 CITY OF TIGARD COMMUNITY YDD DEVELOPMENT PMENT DEPARTMENT \li,N 41).44 . 1111 r 9?& 1 13125 SW HALL BOULEVARD r� TIGARD, OREGON 97223 1 c.;A RAY PHONE: 503-639-4171 FAX: 503.624.3681 (Attn: Patty/Planning) RUES1 @t __O © tI3 PR& L ..LQJ1 Property owner information is valid for 3 months from the date of your request INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE ADDRESSES FOR ALL PROJECT PARCELS BELOW: ....o w T• Lwas - Y RD. PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and the project planner has reviewed your application for completeness, you will be notified by means of an incompleteness letter to obtain your 2 final sets of labels. The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter-rate ibostage on the envelopes in the form ot p stage stamps (no metered envelopes and no return address) and resubmitted to the City for th purpose o providin notice to property owners o the proposed land use application and the decision. }�e 2 sets of envelo es must be Kept separate. The person listed below will be called to pick up and pay tor the labels when the are read . p P P PY Y Y NAME OF CONTACT PERSON: 3-0C "Se c- PHONE: 505-S15 - 42437 FAX: EMAIL: Cri s-I-;ncr MS 14 fit. is request may be mailed,—faxee,` or hand delivered to the City or Tigard. Please allow a 2-day minimum for processing requests. Upon completion of ,our request, the contact person will be called to pick up their request that will be placed in `Will Calf by their last name, at the Community Development Reception Desk. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-determined. PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED. Cost Description: $11 to generate The mailing list, plus$2 per sheet for printing the list onto labels(20 addresses per sheet). • Then, multiply the cost to print one set of labels by the number of sets requested. I *EXAMPLE* **COST FOR THIS REQUEST .4.sheets of labels x$2/sheet=$8 00 x 2 sets= $16-00 -5" sheet(s)of labels x$2/sheet=$10. x I sets= let-00 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 l sheet(s)of labels x$21sheet for interested parties=$2, x 1 sets= 200 GENERATE LIST = sti.a i GENERATE LIST _ UllQ TOTAL al $31.00 TOTAL = $7 3,0 43 114 1. 10 o o(o- OO W) 1 S125DB-02300 c FARCUS'DAN 01A41 1- 5stS5or 7200 SW TAYLORS FERRY RD PORTLAND,OR 97223 I—"C rC V /��W/1061-4 �'S /02 /0 AFFIDAVIT OF MAILING TIGARD I, Doreen R. Laughlin, 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 AppEopmie Bo(s)Belawl © NOTICE OF DECISION FOR: MLP2006-00001/VAR2006-00075—FARCAS PARTITION (Fk No./Name Reference) AMENDED NOTICE City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on November 21.2006,and deposited in the United States Mail on November 21,2006,postage prepaid. (Person that Prepared Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the o�( day of //trite/V/4./6'e ,2006. OF SEAL DIANE FIM JCIAL Et.DERKS /C TARY PUBLIC-OREGON IREMY COMMISSION EXPIRES SEPT.S P 5 2007 O REGO My Commission Expires: ". d-r—0 EXHIBIT... REVISED • NOTICE OF TYPE II DECISION TIGARD MINOR LAND PARTITION (MLP) 2006-00001 FARCAS PARTITION 120 DAYS = 1/18/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition (MLP) MLP2006-00001 Adjustment (VAR) VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland, OR 97236 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located on the south side of SW Taylors Ferry Road, between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S125DB,Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Study); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for 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 NOVEMBER 20, 2006 AND BECOMES EFFECTIVE ON DECEMBER 7, 2006 UNLESS AN APPEAL IS FILED. Areal:. 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 5:00 PM ON DECEMBER 6, 2006. r Questions: For further information please contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. 1 in VICINITY MAP .�. 07N r...,.♦ 01114** ♦ �- MLP2006-00001 mini- `„� VAR2006-00075 1 O PARCAS PARTITION NW sa lural._`- �Q RD ■ ��, 1 ,,�. , ;■ ■■SIN 4■��*� ■■ nymiir4106. 11 Iii ` �� ■■ �mei 1 IIIui-a ..� ■ ■■ ' 40 'mai mai 71 1.11, Ill 1111111r-...- . .. %MO.PIP 4.6.01111.1110.11..11. 0 I PART OF LOT 3. TRACT I,e/ KVARD HEIONTS IN THE • SE 1/. ...-",/, SECTION.34, TOYMSNIr t SOUTH,RANGE 1 WST, MK,LAMtTTE MUCIAN,pTr OF 110ARD, WASI81IOtON r j� COUNTY•MIKow. 4,r M� ( ( - i ,,,,,"1. 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P 1 ��RO. • 1 ANDERSEN F 1 BURKE GEORGE t"\/HIBIT ANDERSEN FRENESSIE L BURKE GEORGE H&BETTY rv�1 7205 SW TAYLOR'S FERRY RD 9265 SW 74TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 125DB-06600 1 S 125CA-03700 AVEDOVECH RICHARD MYER JR& BAR B _ •RGE H : =- 7085 SW SHADY CT 9265 SW 7• •• TIGARD, OR 97223 TIG:'I,OR 97223 1S125DB-08400 1S125CA-03600 BARRON PATRICIA A TRUSTEE KE GEORGE H/ TTY R 7220 SW SHADY CT 9265 S PORTLAND,OR 97223 TI ,OR 97223 1 S 125 D B-03001 1 S 125 DB-04500 BEKEY RONALD BURTON STEVEN J&PATRICIA A 9310 SW 74TH AVE 7180 SW TAYLORS FERRY RD TIGARD,OR 97223 TIGARD,OR 97223 1 S125DB-02500 1 S125DB-07900 BENSON FRED 0&MARION L CADONAU TRACEY PO BOX 14652 7090 SW SHADY CT PORTLAND,OR 97214 TIGARD,OR 97223 1 S 125AC-01603 1 S 125CA-03900 BOEKELOO JOHN D AND CALVI RANDY LEE&KIMBERLY ROSALINA E 9385 SW 74TH AVE 7075 SW TAYLORS FY RD PORTLAND,OR 97223 PORTLAND,OR 97223 1 S 125 D B-04400 1 S 125CA-08700 BOYER THOMAS L CHINNOCK ALAN R& 6905 SW VENTURA DR SCHLUETER DEBBIE A TIGARD, OR 97223 18135 ARBOR CT WEST LINN, OR 97068 1 S125DB-00700 1S125DB-06700 BRAMMER JAMES H JR& IDA M CHORN JAMES E 9225 SW 70TH 7095 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 1 S 125DB-03401 1 S 125AC-90012 BRICKLEY BRIAN DONALD& CONNELL KEVIN C SANDRA M 8940 SW 73RD PL 7830 SW ELMWOOD ST PORTLAND,OR 97223 TIGARD,OR 97223 1S125DB-02901 1S125AC-90000 BROWN HARRY L&TRACY J CO - •T CUSHM•■ DOWNS 9280 SW 74TH AVE HOMEO* • ' • _ TION TIGARD, OR 97223 , • • 1 S 125AC-06600 1S125DB-04700 DAY MICHAEL C&CAROL A HAMILTON RICHARD F&JUDY E 8916 SW PICASSO PL 7175 SW SHADY CT PORTLAND, OR 97223 TIGARD,OR 97223 1S125AC-07700 1S125DB-06900 DEANE SUSAN HANSON ERIC L 9033 SW PICASSO PL 7115 SW SHADY CT PORTLAND,OR 97223 TIGARD,OR 97223 1 s 125DB-03200 1 S125DB-01000 DENNY TOM &MAUREEN HARJU EERO QUALIFIED 9340 SW 74TH AVE DOMESTIC TRUST TIGARD, OR 97223 BY EERO HARJU TR 8760 SW MORGAN DR BEAVERTON,OR 97008 1 S 125 D B-02800 1 S 12 5DB-07800 DEOCA GEORGE HENDRICKSON BARRY M AND 9230 SW 74TH AVE KRISTINE E TIGARD, OR 97223 7100 SW SHADY COURT TIGARD,OR 97223 1S125DB-03400 1S125CA-08800 DOMINIC JASON&STACI HIATT LESLIE 0&MELVA JOAN 7305 SW SHADY LN 9235 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1 S125CA-00200 1 S125DB-07100 ELLINGER CHRISTY A HORVAT TANJA&NINO 7408 SW TAYLORS FERRY RD 7135 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-02300 1 S125DB-08300 FARCUS IOAN HOUSE ROBERT& 7200 SW TAYLORS FERRY RD LINDA PORTLAND, OR 97223 7230 SW SHADY CT TIGARD,OR 97223 1S125DB-05000 1 S125CA-00101 GINTHER SCOTT T&SUSAN E C JESCHKE WILLIAM D CAROLY 7205 SW SHADY CT 9145 SW 74TH TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-01500 1S125D6-11600 GLAZER SCOTT M& JOHNSON KEVIN D& KAUFMAN KANSA R LORENZEN BECKY A 7100 SW TAYLORS FERRY RD 12801 LAFAYETTE ST UNIT H108 TIGARD, OR 97223 THORNTON,CO 80241 1S125AC-02101 1S125DB-00800 GOLSAN MICHAEL G&JENNIFER K JOHNSTON CAROL ANN 7395 SW TAYLORS FERRY RD 9195 SW 70TH ST PORTLAND, OR 97224 TIGARD,OR 97223 1S125AC-07600 1 S125AC-90001 KESKULA LINDA T LOWERY SARA J 9019 SW PICASSO PL 7255 SW CUSHMAN CT PORTLAND,OR 97223 PORTLAND, OR 97223 1 S 125 D B-02902 1 S 125 D B-07200 KING DELORES A MACLELLAN SARAH >/ 9250 SW 74TH 7145 SW SHADY CT TIGARD,OR 97223 TIGARD,OR 97223 1 S 125DB-02900 1S125DB-02400 •. • LORES • MARQUARDT JOHN R&CHERYL R 9250 S • 5470 SW 195TH AVE •RD,OR 97 ALOHA,OR 97007 1 S 125DB-05100 1 S125D6-00900 KOEBER GEORGE R MEDGIN WILLIAM P 9320 SW 74TH AVE 9165 SW 70TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1S125DB-05400 1 S125AC-01700 KOEBER MARY E& ROBERT A MILLER SCOTT WADE&JANELLE E 7255 SW SHADY LN 7095 SW TAYLORS FERRY RD PORTLAND,OR 97223 PORTLAND,OR 97223 1S1 25 D B-11400 1 S 125AC-90009 KRIEG KEVIN D NEFF GREGORY S&BECKY 7109 SW TAYLORS FERRY RD 8960 SW 73RD PL PORTLAND, OR 97223 PORTLAND,OR 97223 1 S125DB-03000 1S12508-11800 LEETE KEITH H& KEISHA D NEGRU FIRA 9300 SW 74TH 7211 SW TAYLORS FERRY RD TIGARD,OR 97223 PORTLAND,OR 97223 1 S 125DB-08000 1S125DB-08500 LEWIS PAMELA S NELSON LAUREN S& 7080 SW SHADY CT MORRISON EVAN C PORTLAND,OR 97223 7210 SW SHADY CT TIGARD,OR 97223 1 S 125DB-04800 1 S 125CA-00301 LINDBERG PAMELA JD OLSON THOMAS R& 7185 SW SHADY CT CONRAD MICHELE E TIGARD, OR 97223 7410 SW TAYLORS FERRY RD TIGARD,OR 97223 1S12508-00500 1 S125DB-04600 LLOYD WALLACE E AND OREM ROY 0 ALORIS A 1530 NE 10TH#B 9285 SW 70TH PORTLAND, OR 97232 TIGARD, OR 97223 1 S125CA-03400 1 S125AC-90011 ORRIS JOHN K SANDERS LAEL LONI 9205 SW 74TH AVE 7250 SW CUSHMAN CT PORTLAND,OR 97223 PORTLAND,OR 97223 1 25AC-07900 1 S 125AC-90010 POL INTE SCHMIERER DARRIN W OWNER S 1-15 7270 SW CUSHMAN CT PORTLAND,OR 97223 1S125AC-06300 1S125AC-90002 PRINGLE MICHAEL J&GWENDOLYN R SCHUSTER JEFFREY L 9024 SW PICASSO PL 8980 SW 73RD PL PORTLAND,OR 97223 PORTLAND,OR 97223 1 S125AC-06700 1 S125DB-11500 RAGHUBANSH BIKAS SCHUSTER MARK WILSON 8902 SW PICASSO PL 7119 SW TAYLORS FERRY RD PORTLAND, OR 97223 TIGARD,OR 97223 1S125DB-01300 1S125DB-00600 RANKIN SCOTT&JULIE SELLON ROGER LEE 7080 SW TAYLORS FERRY RD 9255 SW 70TH AVE PORTLAND,OR 97223 TIGARD,OR 97223 1 S 125DB-02600 1 S125DB-03300 RASMUSSEN LEE W&MONA V SETTLE TERRY&SALLIE A 9130 SW 74TH 9380 SW 74TH AVE TIGARD, OR 97223 TIGARD,OR 97223 1S125DB-08200 1S125DB-07300 ROGERS THOMAS M AND MARY ANN SOULE JORDANA& 7185 SW SHADY LANE GAUMOND ETHAN TIGARD, OR 97223 7155 SW SHADY CT TIGARD,OR 97223 1 S 125DB-06800 1 S 125DB-07500 ROSING GARY S&SHARON E TRUSTE SPADAFORA MARLA KAY&GREG 10610 SW COTTONTAIL PL 7180 SW SHADY CT BEAVERTON, OR 97008 TIGARD,OR 97223 1 S 125D B-04900 1 S 125AC-01900 RYALL TREVOR P&KARYN J SPARHAWK ETHEL G 7195 SW SHADY CT 7207 SW TAYLORS FERRY RD TIGARD, OR 97223 PORTLAND, OR 97223 1 S125DB-01700 1S125DB-05300 SAGE JILL& MEGAN G STARK NAKIA 7140 SW TAYLORS FERRY RD 7225 SW SHADY CT TIGARD, OR 97223 TIGARD,OR 97223 • 1 S125DB-07000 STINE THOMAS ROGER AND KARTHAS CYNTHIA 7125 SW SHADY CT TIGARD, OR 97223 1S125DB-05200 STOLL LARRY A 7215 SW SHADY CT TIGARD, OR 97223 1S125DB-08100 STOUTT KENNETH P 7155 SW SHADY LN TIGARD, OR 97223 1s125013-07400 SWEET MINOO S 7165 SW SHADY CT TIGARD,OR 97223 1S125AC-06400 TALVISTE MIHKEL J JR 9000 SW PICASSO PL TIGARD,OR 97223 1 S125DB-01600 TEHRANI KAZEM&DIANE 7120 SW TAYLORS FERRY RD TIGARD,OR 97223 1 S125DB-02700 TOWNES WILLIAM B FAMILY TRUST BY TOWNES WILLIAM B TR 9210 SW 74TH TIGARD,OR 97223 1 S125DB-07600 VENDSHUS MARK D&SHARON M 7160 SW SHADY CT TIGARD,OR 97223 1 S 125DB-07700 WILLAIMS CLARK N&PEGGY J 7150 SW SHADY CT TIGARD, OR 97223 1 S 125DB-00400 WINCZEWSKI OLIVER BARBAR 9305 SW 70TH TIGARD, OR 97223 Nathan and Ann Murdock Mildren Design Group PO Box 231265 Attn: Gene Mildren Tigard, OR 97281 7650 SW Beveland Street, Suite 120 Tigard, OR 97223 Sue Rorman Diane Baldwin 11250 SW 82nd Avenue 3706 Kinsale Lane SE Tigard, OR 97223 Olympia, WA 98501 Naomi Gallucci 11285 SW 78th Avenue Tigard, OR 97223 Michael Trigoboff 7072 SW Barbara Lane Tigard, OR 97223 Brad Spring 7555 SW Spruce Street Tigard, OR 97223 Alexander Craghead 12205 SW Hall Boulevard Tigard, OR 97223-6210 Gretchen Buehner 13249 SW 136Th Place Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CPO 4M Pat Whiting 8122 SW Spruce Tigard, OR 97223 CITY OF TIGARD - EAST INTERESTED PARTIES (i:\curpin\setup\labels\CIT East.doc) UPDATED: 21-Oct-05 a AFFIDAVIT OF MAILING TIGARD I, Doreen R. Laughlin, 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 la x&-mot Bo ) , © NOTICE OF DECISION FOR: MLP2006-00001/VAR2006-00075—FARCAS PARTITION (File No./Name Reference) AMENDED NOTICE ® City of Tigard Planning Director A copy of the said notice being hereto attached, marked Exhibit "A", and by reference made a part hereof,was mailed to each named person(s) at the address(s) shown on the attached list(s), marked Exhibit "B", and by reference made a part hereof,on November 21.2006,and deposited in the United States Mail on November 21,2006,postage prepaid. (Person that Prepare otice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 0/ S day of dertitellute.,k--- ,2006. 1f"4 „ OFFICIAL SEAL / D' DIANE M JELDERKS 1NOTARY PUBLIC-OREGON ) COMMISSION NO.373021 1 ( MY COMMISSION EXPIRES SEPT.25,2007) 1 . _ALL AA N ARY PUBLIC O ' 0 My Commission Expires: J d EXHIBITA NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00001 u FARCAS PARTITION TIGARD 120 DAYS= 1/18/2007 1418/2006 REVISED DECISION-Revisions are highlighted in yellow. SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition (MLP) MLP2006-00001 Adjustment to Access Spacing Standard \'AR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland, OR 97236 Portland,OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 7200 SW Taylors Ferry Road. The subject site is located on the south side of SW Taylors Ferry Road,between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S125DB, Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Study); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 1 OF 23 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. 2. Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. 3. The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of$125 per caliper mch (38 inches x $125 = $4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City, only two mitigation trees may be planted in a single backyard and only one tree per front yard. In order to develop tree species diversity onsite the following guidelines apply to street trees: • No more than 30%of any one family be planted onsite. • No more than 20%of any one genus be planted onsite. • No more than 10%of any one species be planted onsite. 4. Prior to beginning site work, the applicant shall submit a cash assurance, bond, or other means of ensuring compliance with the required mitigation in the value of$4,750.00 (38 caliper inches x $125 per caliper inch). Two years after the date of final plat approval,the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060.D and remain healthy. For any mitigation trees that are not properly planted and not healthy, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. In addition,if the applicant saves more trees than indicated on the tree protection plan, the mitigation cost will be reduced according to code standards. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 2 OF 23 The applicant shall repare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, F..XT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 5. Prior to commencing onsite improvements, the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County, to perform work within the right-of-way of Taylors Ferry Road. Submittal requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Associate Planner. A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement(PH) permit Permit. Submit three sets of complete engineering plans to the County and one set to the City for construction of the following public improvements: A. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. B. Access to SW Taylors Ferry Road to County Standards. C. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. D. Closure of all existing driveways to SW Taylors Ferry Road,other than at the access point approved by Washington County under the current land use application. E. Adequate roadway drainage along SW Taylors Ferry Road frontage (to include cleaning, grading and shaping of the ditch). F. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head luminaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. Additional requirements as outlined in the October 17,2006 memo from Naomi Vogel-Beattie,Washington County Associate Planner. 6. The applicant shall coordinate with Washington County to determine the ROW dedication (beyond 37 feet from centerline) to provide adequate corner radius. 7. The applicant shall provide connection of proposed parcels to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system in Taylors Ferry Road. A City of Tigard connection permit is required to connect to the existing public sanitary sewer system in Shady Court. 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City s Public Facility Improvement permit. 9. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, alo w any supporting documents and/or plans that address the following requirements to the CURRENT with NT PLANNING DIVISION,ATTN: EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 10. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Contact John Dalby at(503) 356-4723. 11. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 3 OF 23 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the follo requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 13. Provide a non-access reservation along SW Taylors Ferry Road frontage, except at the access point approved in conjunction with this land use application. 14. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 15. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. 16. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon,and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians,at(503) 639-4171,ext.2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05),Washington County,and by the City of Tigard. D. The right-of-way dedication for Taylors Ferry Road, providing 37 feet from centerline minimum, shall be made on the final plat. The additional right-of-way dedication to provide adequate corner radius shall be made on the final plat. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). 17. The applicant shall obtain a Washington County Facility Permit. Refer to instructions by Naomi Vogel-Beattie in the document included with this decision. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 18. The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front- 20 feet;east side- 5 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling, which shall not exceed 30 feet. 19. The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 4 OF 23 20. The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. 21. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Big Leaf Maple,Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: • No more than 30/o of any one family be planted onsite. • No more than 20%of any one genus be planted onsite. • No more than 10%of any one species be planted onsite. 22. The applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall,if used,shall not exceed 6 feet or obstruct the vision clearance area. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 23. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 24. Prior to issuance of building permits the road improvements required shall be completed and accepted by Washington County. 25. Prior to issuance of building permits, the applicant must provide Washington County with final certification of adequate sight distance in accordance with County Code, prepared and stamped by a registered professional engineer. 26. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. 27. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 28. During issuance of the building permit, the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO A FINAL INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, EMILY ENG (503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found: 29. All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP2006-00001/F ARC1S PARTITION PAGE 5 OF 23 SECTION III. BACKGROUND INFORMATION Property History: There have been no previous land use decisions related to the site. Prior to applying for this partition, the applicant demolished the existing single-family house (BUP2005-00234) and received a building permit to construct a new house on the old foundation (MST2005-00236). As of now, the new home has been built but has not received a final inspection. Site Information and Proposal Description: The subject property is approximately 0.44 acres in size. The site has 85.70 feet of frontage on SW Taylors Ferry Road, a County Road, and slopes up towards the northeast (about 7.5%). The adjacent properties are developed with single- family homes. The applicant is proposing to partition the existing vacant lot into two new lots that share an access onto SW Taylors Ferry Road. Parcel 1 will be 7,501 square feet. Parcel 2 will be an 8,551 square-foot flag lot. An existing new single- family home is located on proposed Parcel 2. A new single-family home will be built on Parcel 1. SECTION IV. PUBLIC COMMENTS Staff sent notice to all property owners within 500 feet of the subject property and received no comments. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Land Partitions (18.420): Approval Criteria(18.420.050.A) 1.The proposed partition complies with all statutory and ordinance requirements and regulations; The proposed partition complies or can be made to comply with all statutory and ordinance requirements and regulations as demonstrated by the analysis contained within this administrative decision and through the imposition of conditions of approval. Provided all conditions of approval are satisfied as part of the development and building process,this criterion is met. 2. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided therein, adequate public facilities are available to serve the proposal. Therefore, this criterion is met. 3.All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part of the ermit process and during construction, at which time the appropriate review authority will ensure that City and p applicable agency standards are met. Based on the analysis in this decision,this criterion is met. 4.All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. No buildings exist on Parcel 1 and the site plan does not show a proposed building footprint. The width of the building envelope area for Parcel 2 is 105 feet and exceeds the minimum requirement of 50 feet. Ju. g from the dimensions of the Parcel 1, which is 81.74 feet wide and regular in shape, it is impossible for the buil. : envelope width to be less than 50 feet if the building envelope meets minimum setbacks. As required later in this decision, the applicant will be conditioned to revise the site plan to show the proposed building footprint for Parcel 1, which will confirm the building envelope width. NOTICE OF DECISION MILP2006-00001/FARCAS PARTITION PAGE 6 OF 23 The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The lot area for Parcels 1 and 2 conform to the minimum lot size in an R-4.5 zone. Parcel 1 is 7,501 feet and Parcel 2 is 8,551 feet. The accessway of Parcel 2,a flag lot,has not been included in the lot area. Therefore, this criterion is met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. Parcel 1 fronts SW Taylors Ferry Road by 85.70 feet. Parcel 2 fronts the access easement by 22 feet. Therefore, this criterion is met. Setbacks shall be as required by the applicable zoning district. The site plan does not show a building on Parcel 1; therefore, staff cannot determine whether setbacks will meet R-4.5 zoning requirements. Parcel 2 meets all setback requirements for the zone and a flag lot, as shown in the Residential Zoning Districts section of this decision. Therefore, this criterion has been met for Parcel 2, but not Parcel 1. The applicant shall revise the site plan to show a building footprint on Parcel 1 in compliance with minimum setback requirements. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Parcel 2 will be a flag lot with an existing house. The front setback is 23.6 feet and both side setbacks exceed 10 feet (15 feet and 38.9 feet). Therefore,this criterion has been met. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The site plan indicates there will be a 3-foot wide screen along the accessway,where it abuts the neighboring property. The applicant has not indicated the type or height of screening. Therefore, the applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall, if used, shall not exceed 6 feet or obstruct the vision clearance area. The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The nearest fire hydrant is located 250 feet north of the property. Tualatin Valley Fire and Rescue were provided the opportunity to comment on the proposed partition, but provided no comments. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length o the accessway is suitable for Ere-fighting. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The Engineering Department has required a condition of approval to ensure that this criterion is met. 5.Any access way shall comply with the standards set forth in Chapter 18.705,Access, Egress and Circulation. This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred 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 with the floodplain in accordance with the adopted pedestrian/bicycle pathway plan. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 7 OF 23 The nearest floodplain to the subject property is more than ' mile away. The subject site is 300 feet above sea level. The nearest floodplain is 180 feet above sea leveL Therefore, the proposed partition is not in the floodplain. This criterion does not apply. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant is requesting an adjustment to the access spacing standard because the proposed accessway does not meet the 100 foot spacing standard on a County collector. Findings and approval of the access spacing adjustment are found in the Variances and Adjustment section of this decision. FINDING: The proposed minor land partition meets, or can meet, all of the relevant standards of the land partition section as indicated in the above findings and following sections of this decision. CONDITION: The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Residential Zoning Districts (18310): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2-DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcel 1 Parcel 2 Minimum Lot Size -Detached unit 7,500 sq.ft. 7,501 sq.ft. 8,551 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. Not shown 105 ft. -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - NA NA Minimum Setbacks -Front yard 20 ft. Not shown 23.6 -Side facing street on corner&through lots 15 ft. Not shown N/A -Side yard 5 ft Not shown N/A -Rear yard 15 ft. Not shown 15 ft. -Side or rear yard abutting more restrictive zoning district -- N/A N/A -Distance between property line and front of garage 20 ft. Not shown 30 ft. -Side Yard Setbacks for Flag Lots ITDC 18.420.050(A)(4)(e)] 10 ft. N/A 15 feet,38.9 feet Maximum Height 30 ft. _Not indicated 27 feet Minimum Landscape Requirement - NA NA A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard. The existing new house on Parcel 2 meets all setback standards for the zone, as well as for a flag lot. The applicant has not indicated the height of the existing dwelling on Parcel 2. However, according to the building permit for the dwelling on Parcel 2 (MST2005-00236), the dwelling is 27 feet high. The height limit for flag lots is 25 feet. Therefore, the existing dwelling is nonconforming and shall not be modified to make the dwelling more nonconforming. Parcel 2 will be discussed later in this decision under "Exceptions to Development Standards." The site plan does not show a building footprint for Parcel 1. Development standards have been met for Parcel 2 and can be met for Parcel 1. The applicant shall demonstrate that the dwelling on Parcel 1 will meet development standards in an R-4.5 zone. CONDITION: The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet eevelo ment standards in an R-4.5 zone. The setbacks shall be not less than the following: front - 20 feet; east side- 5 feet; west side- 15 feet (for a corner lot); and rear-15 feet. The applicant shall indicate the height of the dwelling,which shall not exceed 30 feet. NOTICE OF DECISION MLP2006-00001/FARCAS PAR1111ON PAGE 8 OF 23 Access, Egress and Circulation (18.705): Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site and for general circulation within the site. Table 18.705.1 states that the minimum vehicular access and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-foot- wide accessway. The minimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavement. One 15-foot wide access with 10 feet of pavement is required. The site plan shows one 22-foot wide shared access with 15 feet of pavement. Therefore, this criterion is met. General Provisions (18.705.030) A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The standards of this chapter will be a continuing obligation on the owners of these parcels. The Engineering Department has required a condition of approval for the applicant to record a joint use and maintenance agreement. Therefore, this criterion will be met. B.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 to scale, thereby meeting this criterion. Staff conducted four completeness reviews before deeming the application materials complete and suitable for review. C.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: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Parcels 1 and 2 will share a driveway. As stated before, the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common driveway. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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. Parcels 1 and 2 connect to SW Taylors Ferry through a shared driveway. As stated before, the Engineering Department has required a condition of approval to record a joint use and maintenance agreement for the common driveway. E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N. Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI permit issuance. Therefore, this criterion will be met. F. Required walkway location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1 through 4. The walk-way criteria apply to commercial,institutional, industrial and multi-family uses. The proposed partition is for single-family detached dwellings. Therefore,the walkway requirements do not apply. G. 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. NOTICE OF DECISION \ILP2006-00001/F_-1RCAS PARTITION PAGE 9 OF 23 The two proposed lot will have access to a collector through a shared driveway. The shared driveway meets most City requirements and, through conditions of approval, can meet all requirements. Because the shared driveway provides access to a County road, the driveway is subject to Washington County review. Compliance with County standards is required prior to City of Tigard final plat approval. Concerning fire hazards, Tualatin Valley Fire and Rescue was provided the opportunity to comment, but has not commented. To reduce any confusion or delays for emergency service providers, the Tigard Police Department recommended providing a monument/sign marker at the foot of the private driveway, identifying house numbers for both parcels. With regard to streets and street intersections, these issues are addressed under'Il.)C Chapter 18.810 (Street and Utility Improvement Standards). The proposed driveway meets or, through conditions of approval, can meet all City and County standards. Therefore, the Director has not determined that Planning Commission review is necessary for building permits related to this partition. 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. Parcels 1 and 2 will have access to SW Taylors Ferry through a shared driveway. Neither parcel will have direct access to SW Taylors Ferry. Therefore,this criterion is met. 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. This criterion does not apply to the existing and proposed single-family dwellings. H.Access Management Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. Taylors Ferry Road is a Washington County facility. Washington County requires a minimum sight distance of 300 feet in each direction from the proposed driveway. The applicant's engineer, Zbinden Carter Souders Engineering, has submitted a preliminary sight distance certification. The applicant must also submit this preliminary certification to the County with their WACO Facility Permit application. The engineer states that there is adequate sight distance to the northwest along Taylors Ferry Road. There is shrubbery along the northern edge of the right of way to the south east of the proposed driveway. The engineer states that the sight distance can be met once the shrubs are trimmed to a maximum height of 3'-6". The applicant shall trim the shrubbery as stated above to ensure adequate sight distance is met. The applicant's engineer shall, upon completion of public improvements, submit a final sight distance certification to Washington County. The final sight distance certification must be accepted prior to final plat approval. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. Taylors Ferry Road is classified as a Collector. This road, however, is a County facility which has a 100 foot minimum spacing standard. As explained later in this decision, the County considers this standard met. The City's spacing standard, as stated above is 200 feet minimum along a collector,which is not met. Therefore, the applicant applicant has applied for the adjustment under 18.370 of the Tigard Development Code. As indicated on a survey provided by the applicant, there are seven driveways within 200 feet of the proposed driveway; therefore an adjustment to the spacing standard is required. On the same side of the street to the left, there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side of the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. The applicant shall include on their plat a non-access reservation along Taylors Ferry Road frontage, except at the approved access point in conjunction with this land use application. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 10 OF 23 I. 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; Table 18.705.1 applies to the proposed partition,which is for single-family dwellings. The proposed partition complies with this table. The site plan shows one 22-foot wide access with 15 feet of pavement. 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; The proposed partition does not include multi-family structures. Therefore,this criterion does not apply. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Staff provided Tualatin Valley Fire and Rescue an opportunity to comment and received no comments or indications that the proposed partition is in violation of the fire code. The applicant has been conditioned to provide written approval from the Fire Marshall to show that the proposed access is suitable for fire-fighting. Section 18.705.030.H.4 states that 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 or 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%. The proposed access is 106.46 feet long. Therefore,this criterion does not apply. FINDING: Based on the analysis above, the Access, Egress and Circulation standards have been met or can be met through conditions of approval. Conditions of approval related to access are included in other sections of this decision,mainly m the Land Partition section and Public Facility Concerns section. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. The original lot is 19,281 square feet. The net developable area is 16,052 square feet (19,281 square feet minus 771 square feet of dedicated ROW and 2,458 square feet of access drive). There are no sensitive areas on site. No land is required to be dedicated. Therefore,the net developable area meets the above criteria. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre,divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of residential units is 2.14. Therefore,the proposal of 2 residential units meets this criterion. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The minimum number is 1.71. Therefore, the proposal of 2 residential units meets this criterion. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 11 OF 23 Exceptions to Development Standards (18.730): Building heights and flag lots (18.730.020.C). 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15,1985; b. A flag lot is created after April 15,1985 by an approved partition;or c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. The proposed partition creates one flag lot. Therefore,this partition is subject to flag lot limitations. 2. The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot;and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. Parcel 2 is subject to flag lot standards. The existing new dwelling on the flag lot is 27 feet high,which does not comply with the 25-foot height limit for dwellings on flag lots. The apphcant has not demonstrated that the dwelling meets the criteria for an exception to the height limit, as outlined in 2a through 2d above. Therefore,the existing new dwelling is nonconforming,which means that Chapter 18.760 (Nonconforming Situations) applies. FINDING: The existing dwelling on Parcel 2 exceeds the height limit on a flag lot; therefore the dwelling is a nonconforming structure. Chapter 18.760,discussed below,applies to Parcel 2. Nonconforming Situations (18.760): Nonconforming development (Section 18.760.040.C). 1. Where a lawful structure exists at the effective date of adoption or amendment of this title that could not be built under the terms of this title by reason of restrictions on lot area, lot coverage, height, yard, equipment, its location on the lot or other requirements concerning the structure, such structure may be continued so long as it remains otherwise lawful,subject to the following provisions: a. No such nonconforming structure may be enlarged or altered in a way which increases its nonconformity but any structure or portion thereof may be enlarged or altered in a way that b. satisfies the requirements of this title or will decrease its nonconformity;or c. Should such nonconforming structure or nonconforming portion of structure be destroyed by any means to an extent of more than 60% of its current value as assessed by the Washington County assessor,it shall not be reconstructed except in conformity with the provisions of this title; and d. Should such structure be moved for any reason for any distance whatever, it shall thereafter conform to the regulations for the zoning district in which it is located after it is moved. The existing dwelling on Parcel 2 is a nonconforming structure because it exceeds the height limit on a flag lot. The building permit file MST2005-00236 indicates that the height of the dwelling is 27 feet, exceeding the height limit by 2 feet. Therefore, the dwelling shall not be modified to be more nonconforming. Landscaping and Screening(18.745): Installation Requirements (Section 18.745.030.C). The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures. 2. The plant material shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock(ANSI Z-60, 1-1986, and any other future revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 12 OF 23 Installation requirements apply to any trees planted onsite. The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting guidelines as well as the standards set forth in the American Institute of Architects' Architectural Graphic Standards, 10th edition. In the Architectural Graphic Standards there are guidelines for selecting and planting trees based on the soil volume and size at maturity. Additionally, there are directions for soil amendments and modifications. In order to develop tree species diversity onsite the following guidelines apply to street and mitigation trees: o No more than 30% of any one family be planted onsite. o No more than 20% of any one genus be planted onsite. o No more than 10% of any one species be planted onsite. Street trees: Section 18.745.040 A. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040C. The applicant has not included a street tree plan ort indicated street trees on the site plan. The applicant is required to plant street trees along the frontage on SW Taylors Ferry Road and along the private driveway,which is more than 100 feet long. The applicant shall provide a street tree plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. B. Street Tree Planting List. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury.Approval of any planting list shall be subject to review by the Director. The applicant has not included a street tree plan ort indicated street trees on the site plan. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Bigleaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. C. Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in Section 18.745.040.C.2 of the code. The applicant has been conditioned to provide a street tree plan in accordance with tree size and spacing standards. Buffering and Screening Requirements: Section 18.745.050.B.5 Where screening is required the following standards shall apply: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting;or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover;or c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. Screening is required where the private drive abuts the neighboring property to the west. As discussed previously, the site plan indicates that 3 feet wide screening will be provided. However, the applicant does not indicate what type of screening will be provided. The applicant shall revise the site plan to indicate what type of screening will be used. Screening shall comply with 18.745.050.B.5. CONDITIONS: • The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 13 OF 23 Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees, such as Big Leaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. • The applicant shall indicate what type of screening will be used along the shared driveway. The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall, if used, shall not exceed 6 feet or obstruct the vision clearance area. • All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. Tree Removal (18.790): A. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot„ parcel or combination of lots or parcels for which a development application for a subdivision,partition, site development review,planned development or conditional use is filed. Protection is preferred over removal wherever possible. As required for partitions, the applicant submitted a tree plan conducted by Gary Drendel, a certified arborist. The report contains the four required components and is therefore acceptable. B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; The Arborist Report identified the location, size and species of all existing trees,consistent with this standard. 2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation program in accordance with Section 18.790.060D of no net loss of trees; b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D; c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the trees to be removed be mitigated in accordance with Section 18.790.060D; Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. There are a total of ten trees on site greater than 12 inches which are subject to mitigation. While the applicant's calculation indicates that no mitigation is required, staff has found that the applicant's calculation is incorrect. The applicant's calculation is based on the percentage of caliper inches retained;whereas the City calculates mitigation based on the number of trees over 12 inches that are retained (as shown in the code above). The City's calculation is below: NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 14 OF 23 Three (3) of the trees are slated for removal. Therefore, seventy percent (70%) of trees over 12 inches in caliper are being retained. The amount of inches lost is 76 caliper inches. According to the above schedule, the applicant shall mitigate for 50% of 76 caliper inches removed. The amount of tree mitigation inches required for this project is 38 caliper inches. To satisfy this requirement,the applicant may plant trees onsite,offsite,or pay a fee-in-lieu at the rate of $125.00 per inch($4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures,utilities, hardscape, etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard and only one tree per front yard. The developer also must understand that the quality of trees being planted as mitigation onsite or offsite will be scrutinized for overall quality including health, form, and a strong central leader and branching patterns. Trees from a Christmas Tree Farm will most likely not pass muster due to their undesirable form and competing central leaders. Pursuant to findings in 18.790.030.B, tree mitigation will be required, and security in the form of a cash assurance or other means acceptable in the amount of the required mitigation must be posted. 3. Identification of all trees which are proposed to be removed; All of the trees proposed to be removed are identified in the applicant's survey. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. The guidelines for tree protection are outlined in the arborist report. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. CONDITIONS: • Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester, the tree protection measures may be removed. • Prior to any Certificates of Occupancy, the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester,at least, once every two weeks, from initial tree protection zone (115Z) fencing installation, through the building construction phases, as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing, determine if the fencing was moved at any point during construction, and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. NOTICE OF DECISION M1LP2006-00001/FARCAS PARTITION PAGE 15 OF 23 The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree rotection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved, and shall certify that the construction activities to the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy, stable and viable in their modified growing environment. • The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite,offsite, or pay a fee-in-lieu at the rate of$125 per caliper inch (38 inches x$125 = $4,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the City, only two mitigation trees may be planted in a single backyard and only one tree per front In order to develop tree species diversity onsite the following guidelines apply to street trees: o No more than 30%of any one family be planted onsite. o No more than 20%of any one genus be planted onsite. o No more than 10%of any one species be planted onsite. • Prior to beginning site work, the applicant shall submit a cash assurance,bond, or other means of ensuring compliance with the required mitigation in the value of $4,750.00 (38 caliper inches x $125 per caliper inch). Two years after the date of final plat approval, the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060.D and remain healthy. For any mitigation trees that are not properly planted and not healthy, the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. In addition, if the applicant saves more trees than indicated on the tree protection plan,the mitigation cost will be reduced according to code standards. • Deed Restriction. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Visual Clearance Areas (18.795): This Chapter 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 visuAT clear between three (3) and eight (8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right of way and along the driveway and connecting these two points a straight line. The visual clearance triangle is incorrect. The applicant shall be conditioned to correct the vision clearance triangle according to 18.795.040.B.1. CONDITION: The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 16 OF 23 Variances and Adjustments (18.370): Adjustment to Access/Egress Standards: Section 18.370.020.C.5.a states that in all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection below. The Director may approve, approve with condition, or deny a request for an adjustment from the access requirement contained in Chapter 18.705,based on the following criteria: The proposed driveway does not meet the access spacing standard for a driveway intersecting a collector. As stated in 18.705.030.H.3, the access spacing standard is 200 feet. The applicant requests an adjustment to 38 feet (the distance to the closest driveway). The County access spacing standard is 100 feet. However, per comments by Naomi-Vogel Beattie, dated October 17, 2006, this standard "appears to meet this spacing standard." Per phone conversation, it was clarified that single driveways for single-family use are not held to the 100-foot spacing standard. While the proposed driveway meets the County spacing standard,it does not meet the City spacing standard and, therefore, requires an adjustment. (1) It is not possible to share access. It is not possible to share access because of the location of existing houses on the neighboring properties. A shared access would not work logically with the configuration of the neighboring homes and garages. (2)There are no other alternative access points on the street in question or from another street. There are no alternative access points on the street in question or from another street. Moving the driveway from the west to the east side of the lot would make it even closer to the neighboring driveway to the east. (3) The access separation requirements cannot be met. The access separation requirement of 200 feet cannot be met. As shown on a survey map of the driveways, there are seven existing driveways within 200 feet of the proposed driveway. On the same side of the street to the left, there is a driveway 64 feet away to the west, 105 feet to the east and 158 feet to the east. On the opposite side of the street, there are seven driveways at a distance of 86 feet to the west, 38 feet to the west, and 63 feet to the east, 86 feet to the east and 164 feet to the east. (4) The request is the minimum adjustment required to provide adequate access. The applicant is requesting to locate the proposed access driveway in the location of the existing driveway. The applicant is not requesting an additional driveway or locating the driveway closer to neighboring driveways. Therefore, the request is the minimum adjustment required to provide adequate access. (5)The approved access or access approved with conditions will result in a safe access;and The applicant has provided site distance certification showing that the access has 300 feet of sight distance to the right. The applicant's engineer concludes that achieving adequate sight distance to the left would require trimming shrubbery along the northern edge of the right-of-way to the southeast of the proposed driveway. The applicant has been required by the City of Tigard as well as Washington County to submit a final sight distance certification after trimming the required shrubbery. In addition, the applicant is required to provide adequate visual clearance, as discussed below. Therefore, the access approved with conditions will result in a safe access. (6) The visual clearance requirement of Chapter 18.795 will be met. The site plan does not show a correct vision clearance triangle. As stated previously, the applicant revise the site plan to correct the visual clearance triangle. FINDING: The applicant has met all criteria for an adjustment to the access spacing standard, or can meet all the criteria through conditions. NOTICE OF DECISION ),ILP2006-00001/FARCAS PARTITION PAGE 17 OF 23 Impact Study (18.390) Section 18.360.090 states? "The Director shall make a finding with res?ect to each of the following criteria when approving, approving with conditions or denying an application: ' Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of development on public facilities and services. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standard, and to minimize the impact of the 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 projected impacts of the development. Section 18.390.040 states that when a condition of approval requires the 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. The applicant has submitted an impact study, but has not fully quantified the effects of the proposed development on public facilities. The findings below are based on the applicant's findings and the Engineering Department's comments. Sewer: The applicant indicates sewer is available to Parcel 1 in SW Taylors Ferry Road. Sewer drawings indicate that sewer is available to Parcel 2 in SW Shady Court The Engineering Department confirms sewer connections in both locations. Connecting Parcel 1 to the sewer in SW Taylors Ferry Road will require a permit from CWS, which the applicant must obtain prior to any site permits. If Parcel 2 does not already have a sewer connection, the applicant must apply for a connection in SW Taylors Ferry or SW Shady Court. Water: The applicant indicates that Tualatin Valley Water District currently serves the site and will continue to serve it. The Engineering Department has required the applicant to provide the City written approval from Tualatin Valley Water District prior to any City of Tigard site permits. Storm Drainage: The applicant indicates that Parcels 1 and 2 will use the storm drainage facility in Shady Place. However, the Engineering Department indicates that Parcel 1 must use storm drainage in SW Taylors Ferry Road. The County has required the applicant to provide adequate roadway drainage along the SW Taylors Ferry Road frontage and will review this prior to issuing a Washington County Facility Permit Concerning Parcel 2, the applicant is required to obtain a permit from the City if Parcel 2 will connect to storm drainage in Shady Place. Parks: The a. has identified the two neighborhood parks in the County (Florence Pointe and Taylors Creek) within '/z a of the subject site. As for the impact on the City park system, the applicant will pay the standard City parks fee of$4,023 for one additional home at the time of building permits. Transportation: The site has access to SW Taylors Ferry Road,a Washington County collector. The applicant has been required by Washington County to dedicate 771 square feet of Right-of-Way on SW Taylors Ferry Road and construct a 6-foot sidewalk along the frontage. In addition, the applicant will also pay a Washington County Traffic Impact Fee (TIF) at the time of building permits. The TIF is a mitigation measure that is required for new development Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan II/Resolution 95-61,TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's of approximately $3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TIF for this proposed development is$3,020 ($3,020* 1 new dwelling unit). Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this projects traffic impact is $9,438 ($3,020- 0.32). The difference between the TIF paid, and the full impact, is considered the unmitigated impact on the street system. The unmitigated impact of this project on the transportation system is $6,418 ($9,438 - $3,020 ). The applicant will be required to dedicate additional right-of-way along SW Taylors Ferry Road of approximately 771 square feet. The approximate value of unimproved residentially zoned property is $3.00 per square foot, for a total value of$2,313. The City uses a formula of$20 per lineal foot to estimate the cost of constructing a sidewalk. The estimated cost of constructing a sidewalk along 85.70 feet of frontage is $1,714. The applicant's cost of mitigating traffic impacts is$4,027. Based on the analysis below,the required TIF,dedication and sidewalk does not exceed the estimated value of the unmitigated impacts. There is$2,391 worth of unmitigated impacts left over. Therefore,the required TIF,dedication and sidewalk are roughly proportional to the type of development proposed. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 18 OF 23 Estimated Value of Impacts Full Imppact $9,438 Less T1} Assessment 3,020 Less Mitigated Costs... 4,027 Estimated Value of Unmitigated Impacts 2,391 PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike lanes to have a 58 foot right-of-way width and 36-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 Taylors Ferry Road,which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 37 feet from centerline, including adequate corner radius. The preliminary plat, as submitted does not show additional ROW for the corner radius. The applicant shall work with Washington County to determine the dedication requirement. Additional ROW improvement requirements are outlined in the October 17, 2006 memo from Naomi Vogel-Beattie, Washington County Associate Planner. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 feet measured along the right-of-way line except: • Where street location is precluded by natural topography, wetlands or other bodies of water or, pre- existing development or; ♦ For blocks adjacent to arterial streets, limited access highways,major collectors or railroads. ♦ For non-residential blocks in which internal public circulation provides equivalent access. No new blocks are being created. Therefore,this criterion does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. The lot depth of Parcel 1 is 1.30 times the average lot width. The lot depth of Parcel 2 is .73 times the average lot width. Therefore, the lot depths are not greater than 2.5 times the average lot width. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. NOTICE OF DECISION N1LP2006-00001/FARCAS PARTITION PAGE 19 OF 23 Parcel 1 has 85.70 feet of frontage on SW Taylors Ferry Road. Parcel 2 has 22 feet of frontage on the private access. Therefore,this criterion is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. Taylors Ferry Road is a Washington County facility. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the County's Resolution & Order 86-95 (road safety requirements), the County requires a concrete sidewalk located at the ultimate line and grade to be constructed along the subject site's frontage of Taylors Ferry Road. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is a CWS sanitary sewer main in Taylors Ferry Road. Each parcel must have a separate lateral to a public sewer. Parcel 1 will connect to the sewer in Taylors Ferry Road. This will require a permit from CWS. The applicant must apply for and obtain this permit prior to issuance of any permits from the City of Tigard. If Parcel 2 does not have a sewer lateral at the time this land use decision becomes effective the applicant must apply for a connection to the public sewer in Taylors Ferry Road or Shady Court. Any off-site easements are the responsibility of the developer and must be provided to the City for review and recorded at the County. Storm Drainage: General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. NOTICE OF DECISION :\ILP2006-00001/FARCAS PARTITION PAGE 20 OF 23 The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate treatment of the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Adequate roadway drainage along the site's frontage of Taylors Ferry Road is required, including cleaning grading and shaping of the roadside ditch. The applicant shall obtain a Washington County Facility Permit for this work prior to issuance of any City of Tigard permits. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer,shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in- lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles,rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW Taylors Ferry Road. The overhead lines located on the north side of Taylors Ferry Road are in the County;therefore no fee is required. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Tualatin Valley Water District provides service in this area. The applicant must provide written approval from TVWD prior to issuance of City of Tigard permits. Storm Water Quality: The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which require the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and method to be used in keeping the facility maintained through the year. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of the storm water from Parcel 1. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. NOTICE OF DECISION DILP2006-00001/FARCAS PARTITION PAGE 21 OF 23 Grading and Erosion Control: CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and other pollutants reaching the public storm and surface water system resulting from development, construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS regulations, the apphcant is required to submit an erosion control plan for City review and approval prior to issuance of City permits. The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES) erosion control permit be issued for any development that will disturb one or more acre of land. 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 the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to more easily find a particular home. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves,-hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VI. OTHER STAFF COMMENTS The City of Tigard Forester has reviewed the proposal and made findings in response to code criteria in the Landscaping and Screening chapter and Tree Removal chapter of the Code. The City Forester's findings have been included the Landscaping and Screening section and Tree Removal section of this decision. Conditions of approval have also been included in this decision. For full comments, see Memo from Matthew Stine dated October 12, 2006, included in the land use file. The City of Tigard Engineering Department has reviewed the roposal and made findings in response to code criteria in the Access, Egress and Circulation chapter and Streets and Utility Improvements chapter of the Code. The Engineering Department's findings have been included in the Access,Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval have also been included at the beginning of this decision. For full comments,see Memo from Kim McMillan dated November 13,2006,included in the land use file. City of Tigard Building Department reviewed the proposal and has no objections. City of Tigard Police Department reviewed the proposal and request a monument/sign marker at the foot of the private driveway,identifying house numbers for both parcels to reduce any confusion or delays for emergency service providers. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 22 OF 23 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue was provided the opportunity to comment,but did not submit comments. Qwest reviewed the proposal and noted that it has no facilities to serve the subject site. Qwest does not object to the proposed partition. The Washington County Department of Land Use and Transportation has reviewed the proposal and made findings in response to County code criteria. Full comments by Naomi Vogel-Beattie are in the County's preliminary review, dated October 12, 2006, included in the case file. A copy of this preliminary review will also be sent to the Capplicant and owner along with this decision. Summarized comments have been in the Access, Egress and irculation section and Public Facility Concerns section of this decision. Conditions of approval are included in a section entitled "REQUIRED WASHINGTON COUNTY CONDITIONS OF APPROVAL" at the beginning of this decision. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 20,2006 AND BECOMES EFFECTIVE ON DECEMBER 7,2006 UNLESS AN APPEAL IS FILED. Areal: 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 5:00 PM ON DECEMBER 6,2006 . Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at (503) 639-4171. 2 November 20.2006 December 17,2006 PA' ng DATE istant Planner Ofitti -. \j November 20.2006 December 17.2006 APPROVED BY:_ Richard Bewe !rff DATE Planning M. ager NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 23 OF 23 . FFLO E CITY of TIGARD W GEOORAPNIC INFORMATION SYSTEM VICINITY MAP p$E ur L *m4 AA— �� ,�� ' . • �? J MLP2006-00001 - __-_ • VAR2006-00075 Ai= R, FARCAS PARTITION _, in 4. ..... �0 RD _ ___,___ 11111 WIN # NMI •- all i • / Ill ANNE g- 4II JI-_- . ,i1 �r`I'E _ -- INIA _ ha s � / '`` . -L-,,-4- .. •eoNn �I II il Pi)R1jhMr RG �aa W �s�/� .., ,■ • 1' Q _6 ` T Bard Area Map 1 • 1 s _ 1 dm>f � •••• N I • • .Y Or _m IIII 0 100 200 300 400 feet I _ 1'=311... ELMWOOU ST . • LOLA LN QJ�IIII�-a . '`1 . TIGARI)$T ■'` . 13125 SW Hall Blvd Tigard.OR 97223 BARBA ,_ -�■ (503)639-1171 htgp�,0 N.39-4171 M Community Development Plot date:Oct 2,2006;C:Vmagic\MAGIC03APR PART OF LOT 3, TRACT 1, , 1EVARD HEIGHTS IN THE 1/4 ;<` SECTION 34, TOWNSH PE 2 SOUTH, RANGE 1 WEST, / �� \ WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON �� j�\ COUNTY, OREGON. �T:.0/-->-4.:� l \� ,, EXIST. ULY 21 �, Nl �s\�v. LAT. 2006 SCALE: 1" 30' ('� �f �' DWY I• \ s .s,�p � 1 305 w / r '► ":_."-----1-.___ —� 44 FND. 3 4" I.P. i L — ��5,��v ° ..� i _i — ORIGIN UNKNOWN -_� `, S �"7--� / mss NO5'23'S8"W 2.18' '3�� -�_ /' ''��-/_.� VISUAL CLEARANCE /• 6, '4 \ \ \ ��' l ''�" TRIANGLE I /C; .- �� +`k30V� / / NEW 3/4 6 ��., ,•SERVICE I. CED \ �� 10 3.00' WIDE � � � SCREENING PER \ \ \ °o 18.754.050 1 a \ \ N 1 1 I TOTAL SITE \ \ \ 01 < l 19,281 S.F. a , \ \ PARCEL \ \ \ DEC-10" PARCEL 1 HELD$[:A5TING \3�S.F. \ C `1 IDEC-7" 7,501 S.F. FOR WEST LINE � �� ' \ � ALD.-32 *r\� PARCEL 2 \ \ \ +551 S.F. 22.00' WIDE 15._60'_ 15.00' WIDE \ \' \,_. INE-t oDRIVEWAY l DRIVEWAY AVED SECTION N �P IVA E S RM\ E. 2,458 S.F. 1 FOARCEL�1 \ \ \ ROW DM \ l I \ \ \ 771 S.F. 4" 030~'.' „ 1 \\DICED-32\\ \ \\\ . 6 20 I$ I _ •_ 89'30'25"E \ o +0 FND. 3/4" I.P. z \ I \\ " \ \. 1'74' ti HELD FOR S.E. y CORNER LOT 4 "'�•, \ \� 10 'Ps) \` \\ 1 S 1LEVARD HEIGHTStCEL \�N p \ `\ 9 cn v „ c� D 1 8,551 S.F. \ fT'"- 38. m m o o v ` I \ '1.....J 1 � • � FND. 5�"" I.�.� o a o \ \ \ `� �\ PER SF1DY M ' j.<a. HELD 0 `D ci \ .Y� g D REGISTERED \!1 1 NEW H SE \` \ D o 7r� -< PROFESSIONAL 1 FOUNDATION \., w o LAND SURVEYOR 5,0' \ ` \\ N. a m m HELD " \ �` \\\ m '`q is cjT r a I G ."5/8 I.R. \� \ o a OREGON -M117, 44 PER FE8RUARY 8, 2000 MICHAEL L. MANWELL 57148 N 82'25'51 \ \ \ \ 7N!HELD `� 104� FND. 5/S�I�t. 0 RENEWS 12-31-06 22 1 PER "SHADY!DELL !0. 2" I X 6' Ioan Farcas MLP2006-00001/VAR2006-00075 7200 SW Taylors Ferry Road FARCAS PARTITION Portland, OR 97223 Joe Bec EXHIBIT. 12545 SE Clinton Court Portland,OR 97236 APPLICANT MATERIALS PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 101ICI 503.639.4171/503.684.7297 APR 0 5 2006 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION OITYOF TIGARD rErsalIPNYMMINELPRING File# cTo_-Ui] Other Case # ;//AID L c_ o00 ZS` Date [4/S,-/0( By -TI7.E 1( Receipt# _ City ffUrb Date Complete 912# 6 l TYPE OF PERMIT YOU ARE APPLYING FOR glAdjustment/Variance (I or II) Minor Land Partition (II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review (I, II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay (II or III) ❑ Site Development Review (II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LOCATION WHERE PROPOSED AC I IVl rY WILL OCCUR(Address it available) —12O0 SW TR`jLOUS FECZ2V TAX MAP& I AX LOT NOS. — 230 0 I OTAL SITE SIZE ZONING CLASSIFIGAI ION I q ,ILocs 12 4 .5 APPLICAN I' 3UE SEc- MAILING ADDRESS/CFI Y/S I A I E/LIP 12SL S SE, Glivt+z?r' PHONE NO. FAX NO. 5o3-6/S- WZS/ 5U1- 7L L- 2. ('l PRIMARY CONTACT PERSON PHONE NO. SoE 51S-y387 PROPERTY OWNER/DEED HOLDER(Attach list it more than one) F NA2CJAS I O P.1.1 MAILING ADDRESS/CI I Y/S CI AI E/LIP 1100 SW TAY w(-2_S FYry� t-'-oR7'Li'o,itJ OR 972.23 PHONE NO. FAX NO. *When the owner and the applicant are different people, the applicant must be .purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the space provided on the back of this form or submit a written authorization with this application. _ PROPOSAL SUMMARY(Please be specific) Par-li'tior\ \Qc 4. cfeo n -koo lots . �a�cel 0. ,�x. ?2'__ 'Pout c2.1 two tu;la lot 1.09' 'iJ 5' vo-\4\ ur\ ctcceSc 12' w',d,!, APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. ♦ The applicant has read the entire contents Of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date ' z 14, 200 lo Ap 'cant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date Letter of Authorization I hereby authorize Joe Bec to act as my representative in the matter of and for the purpose of partitioning the property located at 7200 SW Taylors Ferry. L-4172/14, Fa4 Ioan Farcas Jo: ;ec 111 CITY OF .1 IGARD RECEIPT '' RECEIPT DATE: 4/5/06 DEVELOPMENT SERVICES 13125 SW Hall Blvd.,Tigard,OR 97223 J URISDICTION.• TIG TIGARD 503-639-4171 www.tigard-or.gov CASHIER DATE: CASHIER RECEIPT #: LINE ITEMS: Case No. Fee Description Revenue Acct.No. Amount Due MLP2006-00001 [LANDUS] Partition Fee-2 100-0000-438000 2,539.00 lots [LRPF] LR Ping. Surcharge 100-0000-438050 374.00 Total Due: $ 2,913.00 ❑ SEE ATTACHED FEE SCHEDULE. PAYMENTS: Payer. Ioan Farcas Method Initials Check No. Confirm No. Amount Paid Check ST 472 2,913.00 Total Paid: $ 2,913.00 I:\Building\Manual Permit System\ManualReceipt.doc 03/14/06 IP al PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISI 13125 SW HALL BOULEVARD TIGARD, OR 97223- gCEIVED 503.639.4171/503.684.7297 CITY OF TIGARD JUN 0 7 2006 OREGON LAND USE PERMIT APPLICATION CITYOFTIGARD File#Lv A -2 o o(, - GU Other Case#1 Kit U P Z -c ('- PLANNINENGINEERING / p� 1 Date B'/f giOd4k By I -- j Receipt# -'I O City rg Urb Date Complete I rr( TYPE OF PERMIT YOU ARE APPLYING FOR 'Adjustment/Variance (I or II) ❑ Minor Land Partition (II) ❑Zone Change (III) ❑ Comprehensive Plan Amendment (IV) ❑ Planned Development(III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review(I, II or III) ❑ Zone Ordinance Amendment(IV) ❑ Historic Overlay(II or III) ❑ Site Development Review(II) ❑ Home Occupation (II) ❑ Subdivision (II or III) LUCA I ION WHERE PROPOSED AC I IVI I Y WILL OCUUR(Address if available) ao0 sw Ta,tk_Orzs FAR Y I AX MAP& I AX LU I NOS. �SL25D� — 2-30p LU I AL SI E SIZE ZONING CLASSIFICATION Q-q.s APPLI CAN I• Soe Tae MAILING ADDRESS/CI I YIS 1 A I E/LIP • NHUNE NO. 12.S'f 5 �E Gri.d O O . POR.TI,Ir4D (fig 0372-.3(0 FAX NU. So3. 5l S - 4z$-7 'v 3- -7(02.• Z(o29 PRIMARY CUN TACT PERSON PHONE NO. SO E- Se c. 50 3• S r 5 - 4/2,67 PROPER I Y OWNER/DEED HOLDER(Attach list if more than one) MICA /0 A-14 MAILING ADDRESS/CI I Y/S I A I EILIP c, NHUNE N�-720o sty �A-Yt.Urzj FEFzf'L 1 I f� it-&r O k. 172-31 FAX NU. *When the owner and the applicant are different people, the applicant must be thp purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. Theners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SUMMARY(Please be specific) NEED vs1rte j r— -v s-PRCJUG RT5 Foe- b9_LvELI P}-Y one. CQ(-Z-EcTO APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. THE APPLICANT SHALL CERTIFY THAT: ♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. ♦ All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based on this application, map be revoked if it is found that any such statements are false. • The applicant has read the entire contents of the application, including the policies and criteria, and understands the requirements for approving or denying the application(s). SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED. Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Ilk • a— (4-0 S- air Appl c nt/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 8/18/2006 IN 13125 SW Hall Blvd. 11:24:03AM Tigard,Oregon 97223 TH., A is i) (503)639-4171 Receipt #: 27200600000000004158 Date: 08/18/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2006-00075 [LANDUS]50%Joint App Fee 100-0000-438000 254.110 VAR2006-00075 [LRPF]LR Planning Surcharge 100-0000-438050 38.00 Line Item Total: $292.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check LOAN FARCAS EAE 490 By Mail 292.00 Payment Total: $292.00 cReceiptrpt Page 1 of 1 Letter of Authorization I hereby authorize Joe Bec to act as my representative in the matter of and for the purpose of partitioning the property located at 7200 SW Taylors Ferry. loan Farcas Jo: Sec CWflV' 5k lip • Washington County,Oregon 2004-113330 09/2912004 03:30:07 PM D-0PR Cnta1 Stn■7 K GRUNEWALD 9 $15,00$0.00$11.00 6150.00-Total a$188.00 1r� lUIHU 1IIII I I I�IIII iII I til I I THIS SPACE RESERVE 1 1Il � /�a � " ��:� �i, y 006619022004 01133300030 •:~.4 ,., I,Jerry Hanson,Director of Assessment and Taxation -�. and Ex-Officio County Clerk forwaahington County, Oregon,do hereby certify that the within instrument of writing was received and recorded In the book of records of laid county. •^47;"�•'� Jerry R Hanlon,Dlnctorment and Tuition, Ex-Officio County Clark After recording return to: --- — - Ioan Farcas 7200 SW Taylors Ferry Road Portland, Or 97223 Until a change is requested all tax statements shall be sent to the following address: Ioan Farcas, an unmarried man 7200 SW Taylors Ferry Road Portland, Or 97223 A`'�" WASHINGTON COUNTY ' REAL PROPERTY TRANSFER 1TAX• SJ56o-O0 -0`t File File No.: 7031-407132 (clb) �n `w�f :;� FEE MD DATE Date: September 13, 2004 Transfer Tax: $156.00 r PERSONAL REPRESENTATIVE'S DEED o C' THIS INDENTURE made this Thirteenth day of September, 2004 by and between Ladonna Swena the duly appointed, qualified and acting personal representative of the estate of Barbara J. T Teehee, aka Barbara Joan Teehee, Barbara J. Coyle, deceased, hereinafter called the first party and Ioan Farcus, hereinafter called the second party; WITNESSETH: t5 For value received and the consideration hereinafter stated, the first party has granted, bargained, sold z and conveyed, and by these presents does grant, bargain, sell and convey unto the second party and second party's heirs, successors and assigns all the estate, right and interest of the estate of the deceased, whether acquired by operation of the law or otherwise, in that certain real property situated in the County of Washington, State of Oregon, described as follows, to-wit: See Legal Description attached hereto as Exhibit A and by this reference incorporated herein. TO HAVE AND TO HOLD the same unto the second party, and second party's heirs, successors-in-interest and assigns forever. The true and actual consideration paid for this transfer, stated in terms of dollars, is $156,000.00. IN WITNESS WHEREOF, the first party has executed this instrument; if first party is a corporation, it has caused its name to be signed and its seal, if any, affixed by an officer or other person duly authorized to do so by order of its board of directors. Page 1 of 3 • MI111111111\11111 III III 2004-113330 APN:R0231010 Personal Representative's Deed File No.:7031-407132(clb) -continued Date:September 13,2004 THIS INS I RUMENT 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 INS I RUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. Jr Dated this /3 day of ID , 2009 . • //Lit _ ✓ Are A . Ladonna Swena, Personal Representative STATE OF Oregon ) )ss. County of Washington ) n acknowledged before me on is a/day o 20 This instrument was a g by . Notary Public for Oregon My commission expires: Page 2 of 3 II III11IIIIlII IllI III III 2004-113330 APN:R0231010 Personal Representative's Deed File No,:7031-407132(db) -continued Date:September 13,2004 EXHIBIT A LEGAL DESCRIPTION: A portion of Lot 3,Tract 1, BOULEVARD HEIGHTS, in the County of Washington and State of Oregon, more particularly described as follows: Beginning at the Northwest corner of said Lot 3; thence South along the West line thereof 200 feet to a point; thence Easterly 105 feet to a point that is 175 feet South 0°33'30"West of the North line of said Lot 3; thence North 0°33'30" East 175 feet to a point of the North line thereof; thence Westerly along said North line to the point of beginning. Page 3 of 3 SUMMARY OF PROPOSAL / FACT SHEET Partition existing lot to create two new lots, one of which will be a flag lot. Both lots will have access to SW Taylors Ferry via a 22' wide access drive/easement. Project name: Farcas partition Proposed action: 2 lot minor partition Tax Map/lot: 2S125DB;2300 Site size: 19,166 SF (0.44 acres) Address: 7200 SW Taylors Ferry Zoning: R-4.5 Owner: Ioan Farcas Owners representative: Joe Bec 12545 SE Clinton Ct Portland OR, 97236 Cel: 503-515-4287 e-mail:joe_cristina @msn.com IMPACT STATEMENT, FARCAS PARTITION The purpose of the Impact Study is to review existing public facilities and address any proposed modifications that would mitigate the impact of the proposed development. All necessary public services are available and adequate to serve this site.No new public facilities are proposed as a part of this development. Transportation: This site has access/frontage on Taylors Ferry Rd. The street has sufficient capacity for an additional lot. (This property had a house on it that has been removed, net impact is addition of one additional residence.) No bikeway is noted on Taylors Ferry at this time. Applicant understands from Washington County that a sidewalk will need to be installed in ROW and has no objection to this requirement. Drainage system: Storm drainage for building on parcel one is to drain to existing public storm sewer in Shady Place. Sanitary sewer is available in Taylors Ferry. Storm drainage for building on parcel two is proposed to drain to existing public storm sewer in Shady Place. Sanitary sewer for parcel two is also proposed to drain and connect to sanitary sewer available in Shady Place. Both the sanitary and the storm lines will run across private property in an existing utility easement. Water system: Water service is to be provided by Tualatin Valley Water District. Parks: Florence Pointe park and Tailors Creek park are both within 1/2 mile of this site. These parks are adequate to serve the proposed partition. Noise Impact: No negative noise impact is anticipated with this development. NARRATIVE, FARCAS PARTITION 7200 SW Taylors Ferry Rd. (1S125DB02300) to demonstrate compliance with all applicable development standards and approval criteria. APPLICABLE DEVELOPMENT CODE CRITERIA 18.164.120 This section requires overhead utility lines adjacent to a development to be placed underground, or at the election of the developer, a fee in lieu of undergrounding at the rate of$35.00 per lineal foot of street frontage. RESPONSE: The developer elects to pay a fee in-lieu. 18.420.050: Land Partitions, RESPONSE: The proposed partition meets all approval criteria of this section. -Complies with all statutory and ordinance requirements and regulations -Adequate public facilities are available to serve the proposal -All proposed improvements will meet City and applicable agency standards -Min. building envelope area meets the lot requirement of the applicable zoning district -Lot area requirement of the R-4.5 zone is met -Parcel one of said partition has direct frontage onto SW Taylors Ferry, access however will be shared via a common drive with parcel two. Said common drive/access-way is to be 22' wide with a min. paved width of 10'. A reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. -Building setbacks for the zone will be met at time of building permit approval -Developer has determined location of front yard on proposed flag lot, no side yard shall be less than 10'. -in accordance with 18.745.050, screening will be provided along the property line screening the shared drive from the adjacent lot of record. -the length of the shard drive is approx. 120', we believe this is not long enough to pose a detrimental effect on fire-fighting efforts, therefore the installation of a fire hydrant is not proposed. -The accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. -This proposed partition does not lie within or adjacent to the one-hundred-year floodplain. -No application for a variance to the standards prescribed in this chapter is proposed 18.510: Residential Zoning Districts: RESPONSE: The proposed partition meets all approval criteria of this section. -The proposal meets the min. required lot sizes, lot width and depth. -Building setbacks will be met upon approval building permits. 18.705 & 18.765: Access, RESPONSE: The proposed partition meets all approval criteria of this section. -Shared drive meets min. requirements of Table 18.705.1 - Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and -. Copies of the deeds and easements shall be placed on permanent file with the City. -Shared access drive shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. -Off-street parking spaces shall be located on the same lot with the dwelling(s); -Off-street parking spaces for single family residences shall be improved with an asphalt or concrete surface. 18.715: Density Computations, 19,166 / 7500 = 2.55 maximum dwelling units 2.55 x .8 = 2.04 minimum dwelling units. 18.725: Environmental Performance Standards, RESPONSE: The proposed partition meets approval criteria of this section. 18.745: Landscaping & Screening Standards, RESPONSE: The proposed partition meets approval criteria of this section. - All landscaping shall be installed according to accepted planting procedures; - The plant materials shall be of high grade - Existing vegetation on a site shall be protected as much as possible - The developer shall provide methods for the protection of existing trees to remain during the construction process - The trees to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). 18.765: Off-street parking, RESPONSE: The proposed partition meets approval criteria of this section. - Off-street parking shall be provided on each lot. 18.790: Tree Removal, RESPONSE: The proposed partition meets approval criteria of this section. Please see attached arborists' report/tree survey. 18.795: Visual Clearance, RESPONSE: The proposed partition meets approval criteria of this section. Please note visual clearance area shown on site plan. 18.810: Street & Utility Improvement Standards, RESPONSE: Applicant proposes to meet requirements as requested by Washington County. (Unknown at this time.) END OF NARRATIVE. ADDITIONAL INFORMATION ADDED AFTER INITIAL APPLICATION IN ORDER TO HAVE APPLICATION DEEMED COMPLETE 18.810.030.A.5: The applicant requests that that the City accept a future improvements guarantee in lieu of street improvements to Taylors Ferry at this time due to the following. -18.810.030.A.5c. (Due to the nature of existing development on adjacent properties it is unlikely that street improvements would he extended in the foreseeable future and the improvement associated with the project under review does not, by itself provide a significant improvement to street safety or capacity) 18.810.090:Sewers, RESPONSE: There is an existing sanitary sewer lateral in Taylors Ferry which will be used to serve proposed parcel one. We are proposing that parcel two have sanitary sewer service via u connection to an existing sanitary line located in Shady Court. Said sewer line would run over private property (7185 SW Shady Ct.) in an existing 5'wide utility easement. Please see "Sewer Map"for more information. 18.81(1.100: Storm sewers, RESPONSE: We are proposing that storm sewer for both parcels be run to an existing storm line in Shady Ct. Said storm lines (2- 4"abs) would also run thru the same 5'wide existing utility easement that sanitary will use. (both storm and sanitary lines in 5'easement). If the 5'wide easement is deemed to not be wide enough for the 3 lines, we propose to dispose of the storm water on site via drywells. Additional information for 3rd review, submitted 6-05-2006 - The square footage/area of the parcel shown is field verified/measured by a licensed surveyor, we thereby believe that the city records must be incorrect. Revised density talcs: 19,281-total area 771-dedicate to ROW 2,458-area of driveway 16,052-net area 16,052/7500=2.14 maximum density 2.14 x .8=1.71 minimum density % 'I revert r e `e re'n United States 9 � 9 I „ . Il it go 1I II Garden Home ;. —,J,�g I eAf� ##�� iL i�� .Hi_ .. �= * i a SW Garden Hor4b � l r W Hume St _ �U� -In i Q R a �� l i1 2s€A % aPItol HIII,(•cn Sby ( �� coc SW 'Dolph Ct'; V vr o e/vci 5� Woods '% F X A.,•:-•r. U Memorial %' �J Taylors eny Ra a Beaverton West Portland park /"S•Fanr i I , Q :: SW Taylors FP > !% R. a = rn 1. ti. Y �, _ ' 295,. ia9 r'` ii ,-=,_ „ { 4E. l- .3 S I --- -_fir - t' Q ' 1 I 11 i1 Robinson. 1 /41-;;;;:r-99W -t ,., N i, • ,.' 1��J Portland ,r r= , _ `# t 0= Mascara # Jo ' t•2102\ Metzger -- ! ,.:! �T rz'r'-- rY� i� �— Park s :.. o d'11 ^�' t\ -0 -- R I�rr }}{{ r, - -----r w- Hold r...0_, ' - _` I ll-� Iii fg-# �+� r g�N`'� St Q ! 1 �' -L :�7, ' 5 —ir-'ifL#" :' SW Pomona St 5:____,--------- �— oL �� a) , e bu� {_ -:_,SW Oak St D Pine St_ < n I, ^vr Q-7, .,f�� 1 ^,., i �4.�:.- `L- r�—„ 1; �� „.' F# G St SW Vacuna St_�( `- : .11 c;,-'°' I -. q '- - ,, L_...1'11`4-„- "- ..��" , J`' 4,-" li' iii f ; 11 r~; i 11 � 2s- h. I it...-.._l, r? I [v4_ �t� `T0� In f 93;C -.-4 L,-• �,fit] r C`. is- v4,..11 W, c . sn. SW. Tt ard`St '- d X 11 .1-�: I . ii - ,: , ll , Kerr _ ., s� „ $ i _ �,,-( ` � tttt .i IL- > � � •`ivy {[ LT—IL , Y¢ r1 t p 61`�n '7, L/ '...•.._ tit' t'� ,� .Je d 1 —M-2 ?`�e;:t ;F . - S r l i �`I+r- =-, ..�__-_-,, ,c, r„..:,, �,t › `\\ l� a) , I i".... =`. ( � �-.- .L -,""''R f it• ��! a\o`t a .%'\'s. ` ��' 21 ; _: �� L� �;, ��J I ,ig i1 :=.; t ? �� 7 � r� ! ` lam I 'ynt 1` J SW �'i p ,; 4 ' '"= T 1 292 _ `X o i(x �L�, c' -i, #i g t' Melrose -5-11i,- 1" �r Qr� ` Ti ado T 7 ros St` , , � �C ---'. �1. 1.'=s I� C� �� QJ \ � I I r —t rs J., fir{•II C{' 1� Jam` -, 7Y u0 " ,/� yy' ii #) � C` alp ! � l , C , rise �UY-f[T ,147'''''',:',1. `"i X.*'`' tr('7 F.1 li,_1'. `� _>c.,.�u�._Ir- 1'� '# J f t �) ,J ..,0,-* ,r Lake Oswego-, }�c U.i `;1 1^I: ..a r.3y'/ ,i _. -_� s r . \� 11 92s - Gasman a - �'t, ,, -- Ord � SW Gaarde St W-1VIcDonald• St v l--' N` Kruse. Way �� o�Aar� 5 I,� I-tIil �.i 92A 4 ta1t4 Blvd--..--.: 99W a> Bonita We( �o�(\ Q j w N C SW Bull Mountain Rd .= Q .,, a O �° \O' SW Sattler St g �9 29 t -� er 0 King City ? :,, D �° Jpp 'alvd ae�e� Nc 0 mi 0.5 1 1.5 2 Copyright e 1988-2004 Microsoft Corp.and/or its suppliers.All rights reserved.http//www.m,crosoft com/streets/ ®Copyright 2003 by Geographic Data Technology.Inc.All rights reserved.0 2004 NAVTEO All rights reserved.This data includes information taken with permission from Canadian authorities®Her Majesty the Queen in Right of Canada. IS 12S I 02300 E)'CIS I Il4Ej t.614p1TION S PART OF LOT 3, TRACT 1, BOULEVARD HEIGHTS IN THE SE 1/4 / \' SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, 'C �� WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON / ( i�`- COUNTY, OREGON. /<� /6' Aye ( i" EXIST. ARCH 15, 2006 SCALE: 1""" 30' .SEW_ LAT, 2 . '500 \ NI* P . ( ss f. 1� r"- �� ° — �� Ry4� �T---- FND. 3/4" I.P. �!\ \ �- �\ ��\ S i ORIGIN UNKNOWN \ •''1\=-��-'` �'�� ` j —SS N05'23'58"W 2.16' 1 • \ -��a \\��- - �_ \\ \ • --9-,--.\ -------"--:z.:...,N \ \,r .......(—_, _z '[..-. 1 cED-1�" W \ �� \ \\ `ts \ a I \ \ kl q 1 \ D \ \\ \ DEC-10" 0 1 , \ RIVEwAy_ \ \ , \\ \ ,oEC-7.. FND. 5/8" I.R. I \ � 1 HELD FASTING -, ALQ-32 FOR WEST LINE �\ \ \ \ \SPINE-10"al \ R 1 \ I -\ \\ \\ 20 w Co :a \ \ 4CED 32 \ \ co °0 o? to oi c0 0 o°i \ \ \ n 1 b v \ \ \ o +0. 0 CED\-30" \ FND. 3/4" I.P. z . \ \ \ \ \ \\ y�' HELD FOR S.E. \ \ \ .•PtS \ \ \\! CORNER LOT 4 \ 4: JLEVARD HEIGHTS ■ 3 \ m \ \ 4 k \to b FND. 5/8" I.R. 11\ \ I \'L_J 1 \ ° PER "SHADY DELL NO. rn \ \ ! \ \\ HELD to a 1 NEW H USE ,� REGISTERED FEW TION (\ \ PROFESSIONAL \BE 1 \lik- LAND SURVEYOR 15.0' Bu�T \\ N \ . 21 �, \ o L I/ / • \ \o MELD"5/="\\.R\ N \ FEBRUARY 8. 2N000 -a"' 1° PER SHADY,ELL IC 2 N N N •• MICHAEL L. MANWELL N 82.25, \ \� \ END. 57148 82'25'51"W FND. 5/8" I.R. 104.81' PER "SHADY DELL NO. 2" 22 RENEWS: 12-31-06 PART OF LOT 3, TRACT 1, B =YARD HEIGHTS IN THE . SE 1/.+ i<< SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON �, / �� COUNTY, OREGON. a el- - ( 1 . EXIST. JULY 21, 2006 SCALE: 1"= 30' , .SEW. LA.T. I (( -- C / -....,, � -- � I 50,5 FND. 3/4" I.P. `� ORIGIN UNKNOWN 4 � ' _\• \ , S �� . ASS N05'23'58"W 2.16' 'sT� \\ 4 - .. VISUAL CLEARANCE ! / r 1 0-).----��`\`\ 0 7 TRIANGLE I/i(,i■ L.1- ■►.. • >�,..:\�`�, C r,`_--L-_� NEW 3/4" A I : $ s -� \� .\ �. SERVICE I (� ,\ED \, �o 3.00' WIDE = 4t-) _ ,' ` SCREENING PER \ �o \\ \\ 00 \ 1 I I 1 TOTAL SITE 18.754.050 \ if.) .\ ` \\ ` 19,281 S.F. \ `t• \ PACEL\ DEC-10' c°v \ o \ \ \, ` ` PARCEL 1 FND. 5/8" I.R. .n \ 756.k„‘S\��F� \1 \1 '�, `i IDEC-7" 7,501 S.F. HELD EASTING � \ N ALD-32 PARCEL 2 FOR WEST LINE �N \ \ \ 8,551 S.F. 15.60' IL \` INE- r.. 2IVEWAYDE , r4 �■ N 15.00 WIDE \\ AS\ � DRIVEWAY 2,458 15.00' PAVED SECTION X./0�PRIVATE ARCEL�RM ` �\ N ROW DEDF l I \ \ \ 771 S.F. 1 w o0 ��2__ \ \ O ICED-32\ \\ \\ .22 °0 20 a Q1 XV2.... . \ \ w in o \ ` SS 89'30 25"E \ o v . O - ——T :L� 30" 6' \ FND. 3/4" I.P. z \ I \ \ as},1.74' ti HELD FOR S.E. 1 V CORNER LOT 4 -_. , I m s5' \ JLEVARD HEIGHTS f OCEL 2, \\ N �\ I 8,551 S.F. �''�'' d 1 38'9, D 'o FND. 5/8" I.R. I i l I ° PER "SHADY DELL NO. o U1 HELD co NEW HOUSE REGISTERED FOUN TION �\ \ PROFESSIONAL N LAND SURVEYOR 15.8' N N, N In 21 Q` ca In o -^ GJ HELD co r� b FND. 5/8" I.R. \ \N N. OREGON = t PER "SHADY DELL NO. 2" N. FEBRUARY 8, 2000 MICHAEL L. MANWELL N 82. HELD 57148 25'51'W FND. 5/8" I.R. 104.91' PER "SHADY DELL NO. 2" 22 RENEWS: 12-31-06 EXIHIBIT "A" PART OF LOT 22, "SHADY DELL NO. 2" IN THE SE 1 /4 SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SEPTEMBER 6, 2006 SCALE: 1 "= 30' PENDING 20 PARTITION PLAT Q DOC. NO. 2004-1 13330 — S 82.18' ` \ P 35"E 105.00' 5.04' 25.19' - ` rr J 0) N r \ 0O 0 2 ./ 5.00' WIDE Imo-- ro. `C/ o PRIVATE w PO) v0,. Q SANITARY SEWER M s AND STORM ° ° o TEMPORARY 22 'may DRAIN EASEMENT M 0 25.00' WIDE 21 0 0 0 CONSTRUCTION 0 o EASEMENT d' (1/ z (r) -...i �_1 \\5 6,3. �O . ` \ ��422E \-� S \�� 6\.4)--.2",„.4' ��\/9 N \ 39. G63' ) � 4 . � �� /22.1 l '9.9 . �\� L = \ �t Q 2 3 33 Oct. 25.`2' ��Q v REGISTERED L = \r i. PROFESSIONAL 5.00' 2 LAND SURVEYOR / CURVE RADIUS LENGTH DELTA CHORD CH.BEARING / i l LJa i. 1 149.98' 48.01' 18'20'31" 47.81' S 35'19'42"W OREGON 2 149.98' 25.12' 09.35'41" 25.09' S 30'57'17"W FEBRUARY 8, 2000 3 149.98' 5.00' 01'54'38" 5.00' S 27'06'46"W MICHAEL L. MANWELL 57148 RENEWS: 12-31-06 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE- (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "B" A 5.00 FOOT WIDE PRIVATE STORM DRAIN AND SANITARY SEWER EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITUATED IN THE SE 1/4 OF SECTION 34, T2S, R1W, W.M., CITY OF TIGARD, CLACKAMAS COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 82°18'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 5.04 FEET; THENCE S 00'33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 68.03 FEET; THENCE S 63°47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 129.97 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 5.00 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 01°54'38", LONG CHORD BEARS S 27'06'46" W, A DISTANCE OF 5.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63°47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00°33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71 .80 FEET TO THE POINT OF BEGINNING. CONTAINS 1 ,007 SQUARE FEET. REGISTERED PROFESSIONAL LAND SURVEYOR 141‘e--/ iu74(( FEBRUARY 8, 2000 MICHAEL L. MANWELL 57148 EXPIRES 12-31 -2006 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE: (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "C" A 25.00 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS TO BE TERMINATED UPON COMPLETION OF A PRIVATE SANITARY SEWER AND STORM DRAIN LINE FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITUATED IN THE SE 1/4 OF SECTION 34, T2S, R1W, W.M., CITY OF TIGARD, CLACKAMAS COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 82'18'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 25.19 FEET; THENCE S 00°33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 52.94 FEET; THENCE S 63°47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 119.39 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 25.12 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 09'35'41", LONG CHORD BEARS S 30°57'17" W, A DISTANCE OF 25.09 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63'47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00'33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71 .80 FEET TO THE POINT OF BEGINNING. CONTAINS 4,706 SQUARE FEET. REGISTERED PROFESSIONAL LAND SURVEYOR O R E G O N FEBRUARY 8, 2000 MICHAEL L. MANWELL 57148 J� EXPIRES 12-31 -2006 Ar bor' i'sf study TREE REPORT FOR 7200 SW TAYLORS FERRY Per the arborists report initially done on 2-21-2005,this site contains a total DBH of 335". Out of this total we subtracted trees#3 and#4 as they are under 12"DBH. This gives a total resulting DBH of 317. From this total was subtracted tree # 5 (dbh of 33") due to rot in branches and tree being near the end of its life. Resulting DBH is 284". In order to accommodate future development, the developer proposes to keep/save and remove the following trees. Keep/save Remove #1 53" #6 12" #2 18" #7 32" #8 34" #10 23" #9 33" #11 21" #12 37" #13 21" Total saved 196"/69% Total removed: 88"/31% Per 18.790, developer may remove up to 25%of dbh on site. Developer proposes to mitigate the difference (31%minus 25%=6%, or 17"dbh at the rate of 2/3rds, (11" dbh.) Developer proposes to plant new trees on site with a total dbh of at least 11", or pay a fee-in-lieu of$125/inch. FEB-19-2005 01 :50 PM BEC 503 760 9459 P.01 ' \ a I � :.;.›.\~ "A.. ....(.. \wM n ) _ I • •Lc, F) 1 j3` ,. . ' ' 'cz;.--- -- '' ,,,s_ \ti N 1 - 1 f , e ( ,� -. �l \--_.,, v, ‘0 — , \ . .--N 11 (2) 0 N ' \, \ \ � 11 ., Iji Ir' ., \ \ a \ \ w LCp1 ! 4,3 -'-\ -- -; 114' - \-- - \ .- \- \- 1 1.4 1:4 O i w D \ 1 1.. \ \ iill er....... . - ,.- . , i IV) Laid.) * gi (....1;1, tala ■ \22.00' \ 8\ 82.18' .....\.....\ ` m � \ \ Ni:1: b \ ca \ \ Q\ v �: 1 _ \\ 1 • \ - \ VI C \ 0 ,.-----•—' '7 it \ \ N . - � E 0 .\ fl\ tr..) \ ` ` p + � \ N 'O ' o \ \ ' � - m w� Q. , ' i' � \ W 0 `\ , S82 35„E _ 'N y0 104.99' o JECT TO REVIEWS AND REVISIONS, NOT FOR CONSTRUCTION . PROJECT: FARCAS PARTITION SITE PLAN 41::•oIG. Rt t]41L9131IIIii I” iowDATr Desatipno,, p T b 7200 SW TAYLORS FERRY RD. PORTLAND, OR 97233 i STATEMENT PHONE 654-3065 ‘:, 4 DRENDEL'S TREE SERVICE INC. 635-1892 1.1*----:, Large Trees Our Specialty owner Operator CCB #104389 • TREES TOPPED,TRIMMED OR REMOVED • FULLY INSURED •CERTIFIED ARBORIST • STUMP REMOVAL • WE SATISFY • OVER 50 YEARS EXPERIENCE LOCALLY • LICENSED •LANDSCAPE MAINTENANCE • FREE ESTIMATES CHEERFULLY 5583 SE WOODHAVEN • MILWAUKIE, OREGON 97222 1,1 ' , /cam 7..2_0 o S IA.) ' – ,2 — 20 S — / / DATE p,._,.. .ea.„e" ',..7 .1..e_ .a. ,,,_ .a. _ -'.5 .P�d. D13}i S a VL or tiGe-icove PhGSCr1/4lal-i0 ei 1/4/e3 IQ " 1 c a d a t- 3 ' Save o,Zo i'1 41...I..71-e. --f-!rV d is a 7`, ' p l L' it4 I `T " 5' a ., - - e..47do4 1a.vf . - / le d '- 7`'c # p 114 � 'r 5 aa ±i ' de,r- re -i# y t-' 1 r- // SaJc ' a i d e e- 3 3 " r e o(/ r-� -r , n h r a-rc.�A S /o K �l ?r -rA boo 4 /1`..P c SP a A., 0 C.. e...cL a r . 3 „2 ei a ✓� �d E, h-a..7 y' c e°d a r-- 3 Y" 5' a. ✓ e. _ /mil o d e.k- a.74-ca Sgt q /4 a / 600doi 1a. e. P ,� � a ✓ � •/-tbcie a f- 1/ 2 /al e.r 02 / " r e./Al o �� 1('l o 5 e �� a r- C:ndoa � / 3 , Ghla -v–y a / '' _ S � v >� iKo era 7`e 355 v 'c,d`°-,f- a2. 5" 50 • I-e ,1ir o %.• Z Lzli SI r'N P-z-r-,-A-t-- /--e-e-- .2.....2_.e, D r . -7.e,---&t,ge., 5# Piti36Z7 DRENDEL'S TREE SERVICE AGREES TO PERFORM THE ABOVE DESCRIBED SERVICES IN A WORKMAN LIKE MATTER,AT THE ABOVE PRICE. PURCHASER AGREES TO PAYMENT IN FULL UPON COMPLETION OF THE ABOVE WORK UNLESS OTHER ARRANGEMENTS ARE MADE IN ADVANCE. PURCHASER'S SIGNATURE 4 STATEMENT PHONE 654-3065 4) DRENDEL'S TREE SERVICE INC. 635-1892 i!,is, Large Trees Our Specialty owner Operator CCB #104389 • TREES TOPPED,TRIMMED OR REMOVED • FULLY INSURED •CERTIFIED ARBORIST • STUMP REMOVAL • WE SATISFY • OVER 50 YEARS EXPERIENCE LOCALLY • LICENSED •LANDSCAPE MAINTENANCE • FREE ESTIMATES CHEERFULLY 5583 SE WOODHAVEN • MILWAUKIE, OREGON 97222 a O� S i,v `�- - - 40 DATE v2 - a ) 20 0 5 Pez'l/e7--tl'i ".) / 62/ / /� e: P e..t. P--e-e ._ a 2 ji.,,L. y — - -- ,ems.. . . 4)(47-43,--,„7,_ le..-,L.. _si . .-1... .E,:i., 65_, ...ef" — a `---- 4e___, A._e__,),2„os.,,,_,:. 9e-e-zr--4-c-e-) --ter'' }---t - , .� 52-r_4-712- /61-6-svt ..r11.-C-1--#14 ilez-1- .-,--t-1-7 -^L-11.1--ese .--c--...i.„' .e.62-e-et.-4' ,r ■27"-c..4 , 1.7\i,-_t_e_42... Z.," 7/e, -7PL-c*,,x7 4,6,,L,_,,,,d , •• =. LAe-,4.-e_e_ ..--yr_..c.- - ' `-"2 -.--,...-e_e;_e_a",„,_, I. -4---74- ,--n-e.-- ale-1:_r_ .... aa.,7_, C32-n iL - ¢ l DRENDEL'S TREE SERVICE AGREES TO PERFORM THE ABOVE DESCRIBED SERVICES IN A WORKMAN LIKE MATTER,AT THE ABOVE PRICE. PURCHASER AGREES TO PAYMENT IN FULL UPON COMPLETION OF THE ABOVE WORK UNLESS OTHER ARRANGEMENTS ARE MADE IN ADVANCE. PURCHASER'S SIGNATURE 4 STATEMENT DRENDEL'S TREE SERVICE INC. 503-654-3_ 503-635-1892 r t0 Large Trees Our Specialty Owner Operator CCB #104389 • TREES TOPPED, TRIMMED OR REMOVED • FULLY INSURED • CERTIFIED ARBORIST • STUMP REMOVAL • WE SATISFY • OVER 50 YEARS EXPERIENCE LOCALLY • LICENSED • LANDSCAPE MAINTENANCE • FREE ESTIMATES CHEERFULLY 5583 SE WOODHAVEN • MILWAUKIE, OREGON 97222 NA - -t---At-/---/--"e---e---' . / a (90 .S vt, /'Cot' DATE 3 r oZ a__ `- 20 6)I ,---zii,____- _ ' - - '/Zet-02- 2--7--e-f6=3,-120-e--e-"- 11-71-F-A-1-751t".3-.2/- 7 3 1-/ � er.---L, - - 6- e e--.-1-- 1 Si / (ea4' -A-e/ot_. -4-,:c-G> 7e fT.z_ _.,) ; . / - 5 3 " L «..-eed--1_ e ( A) ' p-az----L -,I.,_-.-i-Lft_._. --e-e-‘ e�-i-e,) — ru_t c_c,— .„4.__„4:„ .-n-�- e &a-f-c % Ze,- --,.-cam �.�,� '7 ' /, „A__ , ./ . ` — 3 3 " ti — -1,-e-'_L— / 41 ' (—L I U .�- --- — � ,,,, 3 �c tv � — ". '`_ ft mac / ,�/ ' _" % -�-z— wC i-9- 44- / 3 r / " 46.4� .y ./ ,��h ,tom ,� � �— l-a4-e- -r�.0-Lt� ��c u�. t�-.--L mac—¢- ,.9- < . /-1-'(---"-"--4- -Z--60- -A--e---s-pc-ez-4-,...' t_, ' i /,setZ.44 AA.)36 6 DRENDEL'S TREE SERVICE AGREES TO PERFORM THE ABOVE DESCRIBED SERVICES IN • ORKMAN LIKE MATTER,AT THE ABOVE PRICE. PURCHASER AGREES TO PAYMENT IN FULL UPON COMPLETION OF THE ABOVE WORK UNLESS OTHER ARRANGEMENTS ARE MADE IN ADVANCE PURCHASER SIGNATURE C,i eJc2u() \A/cde r SErvl. ce_s Mar . I . 2006 7 :49Ah1 CLEAN WATER SERVICES 503 6814439 No . 1348 P . 3 — • . - PRE-APPLICATION DATE: WASHINGTON COUNTY Service Provider:PLEASE RETURN THIS FORM TO. Dept, of Land Use &Transp. APPLICANT: Land Development Services COMPANY: I 155 N. First Ave., Suite 350-13 CONTACT: JO 6 gEC I Hillsboro, OR 97124 ADDRESS: 11.5 y5 SE C.1;rcpt. CA. I Ph. (503)846-8761 Fax(503) 846-2908 Qorkit 012- 9723 to I htto://www.co.washington.or.us �PHONF• 501-5I5- 1087 REQUEST FOR STATEMENT OWNER(S): OF DESIGN CONSIDERATIONS FOR NAME: F Pot cPcS I,0 140.J SURFACE WATER MANAGEMENT(CWS) ADDRESS: 17-OO Sw 'd-lvmS •-ia-rylA rd. — To•Y-Kw-.i oft- 912.1(p ❑ CWS (CleanWater Services) PHONE: tr>a- 5131_3-lie I 2550 SW Hillsboro Hwy Property Desc.:Tax Map(s): Lot Number(s): Hillsboro, OR 97123-9379 IS tw 15 S t-Nw • 503-681-3600 Site Size: till P cL.-ES ❑ OTHER Site Address: "l 240 S W +a.' u.5 c'B rrti t - Nearest cross street(or directions to site): PROPOSED PROJECT NAME: PROPOSED DEVELOPMENT ACTION:(DEVnonwNTPEV Ew,SueomsloN,MINOn PARTITION,SPECIAL USE) EXISTING USE: 51 Ntstf a+ .li V AC ltir. T PROPOSED USE: S f k)6 f.E PA iMf c-$< IF RESIDENTIAL: IF INDUSTRIAL/COMMERCIAL: IF INSTITUTIONAL: • NO.OF DWELLING UNITS: TYPE OF USE NO.SO FT. SINGLE FAM. MULTI-FAM. NO.OF SQ.FT.(GROSS FLOOR AREA) NO.S'rUDENTS/EMPLOYEES/MEM13ERS. ATTACH THE FOLLOWING INFORMATION TO THIS APPLICATION: 1. . Topographical map(minimum scale 1"=200',contour interval no closer than 5 feet) 2. Development layout(streets,lots,parking areas,building configuration,pathways,creeks,wetland,landscape areas) 3. Vicinity map(minimum scale 1"-A mile) l' *****ATTENTION SERVICE PROVIDER"' Y - •` "• I. 9, PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE(ADEQUATE OR INADEQUATE). I. RETURN THIS COMPLETED FORM TO THE APPLICANT AS LISTED ABOVE. ., (Do NOT return this form to Washington County. The applicant will submit the completed form with their Land i) I: Development Application submittal)_- .T7.. __+______ - - _ _ -- _ - -______ _ J TO BE COMPLETED BY GOVERNING JURISDICTION. DEVELOPMENT ACTION SUBMITTAL M ST C JNSIDER: 1/ . Water Quality Facility required Y ❑N Water Quantity Facility ulred aY N Hydraulic and hydrological analysis required EY ❑N Vegetated corridor required ❑V WI N COMMENTS/EXPLANATION: SIGNATURE 41104-4 POSITION 07.2. DATE: Vi/D6 Service Pro CWS 2/18/04 Mar . 1 . 2006 1 :49AM CLEAN WATER SERVICES 503 6814439 No . 1348 P . 1 fil FR R 7 2006 0 File Num er O S_000385. �!l�a�late� Se��-e5 Sensitive Area Pre-Screening Site Assessment q Uui commitnlcut ii Ctc]r. ..Jurisdiction -..4 ,-• '�fin-r J. Date Z-271-O to � Map&Tax Lot Owner V'fFRGPcS _ Applicant e. 6e-L Site Address 1;(50.3,1),i - !y to„r4 Company ^ — {rr��.=L_ Address 0-54-t5 5� C.ti'Ayr Ch Proposed Activity _t ib City State Zip -h . -€4 0 ra 6723(, 64- }o rrea-e , Phone 3- 515-42 Tr/ tots ` Fax 503- -1b2-2tall . " Official use onty below this tine Y N NA Y N NA 1 1 K n Sensitive Area Composite Map. --- N { ] Stormwater Infrastructure maps l_ 1 Map# /5/(4J0 QS # L{b2 A Locally adopted studies or maps r(�i Other U E Specify _ 'rAi Specify Based on a review of the above information and the requirements of Clean Water Services Design and Construction Standards Resolution and Order No.04-9: . Sensitive areas potentially exist on site or within 200' of the site. THE APPLICANT MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE PROVIDER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties, a Natural Resources Assessment Report may also be required. f Sensitive areas do not appear to exist on site or within 200' of the site. This pre- screening site assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are"subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-9,Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local, state, and federal law. . 0 The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. . Reviewer Comments: ' • Reviewed By: , f .._.0 /4,, L — _ .Date: 3///06 • Official use only Post-it'Fax Note 7671 pate 3/f o b 1g9a,►,� Returned to Applicant To /0 C del e/ From !A1 IkO 4 A J/o,� • Mail_.__Fax Q( Counter ' co.roepl. ✓ ! Co. 64413 w Date^J1_O6 By VAS- 1 Phone Phone' Spa. $8/.5.rev 1 '' 503 , 76; ,,Z Al Fax' Mar . I . 2006 7 :49AM CLEAN WATER SERVICES 503 6814439 No . 1348 P . 2 PRE-APPLICATION DATE: Service Provider:PLEASE RETURN THIS FORM TO • WASHINGTON COUNTY APPLICANT: ilnk Dept. of Land Use& Transp. COMPANY: lir Land Development Services CONTACT: .,V 155 N. First Ave.,Suite 350-13 ADDRESS: 17-St-{G S E. CAI 63.A- a. Hillsboro, OR 97124 Ph.(503)846-5761 Fax(503)846.2908 'O( O.. 91 (D http://www.co.washington.or.us �PHOIVE: SO3-515-4 ..g7 REQUEST FOR STATEMENT OWNER(S): NAME: ta+ S 10Ik� OF SERVICE AVAILABILITY ADDRESS 12.0o std..) {04xs -emay erk, PHONE: SO-S^ fb87— 37 Lc/ El WATER DISTRICT: Property Dew.:Tax Map(s): Lot Number(s): ❑ FIRE DISTRICT: IS 10,115 SE-WI..1 ❑ TRI-MET - ❑ TUALATIN HILLS PARK& REC. DISTRICT Site Size: .g� P-CRES Site Address: —12-00 g((-4-3 46-1.1‘0(t5 4-tri IRS . ❑ CITY OF Nearest cross street(or directions to site): ❑ CLEAN WATER SERVICES PROPOSED PROJECT NAME: Fox L0.6 PROPOSED DEVELOPMENT ACTION:tocvccoPMCrrrncview,OrrooMsIoN.PARTITION.SrECuu.USE) dark+ e)c. c•e -{,l, CCeoSe (vts 4o -.J.- EXISTING USE: SF(Z— PROPOSED USE: SFrr--- IF RESIDENTIAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL: NO.OF DWELLING UNITS' TYPE OF USE: NO SO.FT. SINGLE FAM_49.,. MULTI-FAM. NO.OF SO.FT.(GROSS FLOOR AREA NO STUDENTS/EAPLOYEESIMEMRFN$. ATTENTION SERVICE PROVIDER ;I PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE(ADEQUATE OR INADEQUATE). if I' RETURN THIS COMPLETED FORM TO THE APPLICANT AS LISTED ABOVE. ;1, (Do NOT return this form to Washington County. The applicant will submit the completed form with their Land .1 r Development Application submittal). rig SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT. Please Indicate what improvements,or revisions to the proposal are needod for you to provide adequate service to this project. G'aa11 /or r►lv,r ,are cJ; rrsr •soes.0 to ei61.t 1~.Ki rite y fdider SIGNATURE.- POSITION d•/+... DATE: 3/i/O 6 ❑ SERVICE LEVEL IS INADEQUATE TO SERVICE THE PROPOSED PROJECT. Please indicate why the service level is Inadequate. SIGNATURE: POSITION. GATE Sendoel 12!11/03 Page 1 of 1 G'ocv m,e-urs e'( W-Pt . Co. -usPvle Ttcm' Here are the preliminary requirements: Access to all lots will need to be from a single driveway approach. Sight distance in both directions at the driveway will need to meet or exceed 300 feet. Sidewalk to ultimate line and grade along the site frontage. Roadside drainage. Right of-way dedication to provide 37 feet from centerline of SW Taylor's Ferry Road. Phil Healy Original Message From: JOE CRISTINA BEC [mailto:joe_cristina @msn.com] Sent: Thursday, March 09, 2006 4:05 PM To: Phil Healy Subject: Re: Thanks. Joe Original Message From: Phil Healy To: 'JOE CRISTINABEC' Sent: Thursday, March 09, 2006 4:03 PM Subject: RE: Mr. Bee- I will respond with another email once I have researched this. They will be "unofficial" comments. After you submit your application to the city they send us a copy and we will provide a formal comment letter. Phil Healy Original Message From: JOE CRISTINA BEC [mailto:joe_cristina @msn.com] Sent: Wednesday, March 08, 2006 1:40 PM To: phil_healy @co.washington.or.us Subject: Hi Phil My name is Joe Bec and I am writing you regarding a minor partition in the city of Tigard. At the pre- app conference I was told to contact you regarding any required ROW improvements. The property address is 7200 SW Taylors Ferry Rd. I understand I need something in writing from you in order to submit my application. My fax # is 503-762-2629. cel # 503-5815-4287. We would like to proceed with this application and your response is needed. Thank you. Joe mailhtml:mid://00000060/ 6/5/2006 ACCES S Report ACCESS AGREEMENT 5/16/06 I hereby agree to allow access over/across/thru my property for the purposes of constructing sanitary and storm sewer lines for the benefit of the property located at 7200 SW Taylors Ferry.. Said lines to be installed within 5 (five)feet of the west and southwest property lines. This access is granted to the owner(and or assigns/contractors) of the property identified as 7200 SW Taylors Ferry.This access is to be used only for the installation and periodic maintenance (as required)of said sewer lines. Premises of the property are to be restored as much as possible to their original condition. jlev,C‘x- i/v4.4\V " • Pamela Lindberg Owner 7185 SW Shady Ct. Tigard, Or 97223 503 • e)Li- 6t09-0 *fl ccaG sio ALEC ZBINDEN•CARTER•SOUDERS E N G I N E E R I N G = Memoyclr} fit+ REC EIVED JUN 5 2nnE To: Joe Bec �fi\ 11,� ,' %� CITY OF TIGARD _' � BUILDING DIVISION From: Troy Lyver, PE/SE : :1/ CC: File ,;T: :,E=,xdaL.: ET. ;. / , Date: June 5, 2006 Re: 7200 SW Taylor's Ferry Road—Sight Distance Certification ZCS Job Number P-0698-06 A member of our firm visited the project sight to confirm the required sight distance for a new proposed drive way access to Taylors Ferry road from the project site address listed above. We measured the sight distance while on sight. We started with an eye location 15 feet back from the edge of the nearest travel lane at a height of 3.5' above the ground. We measured to a proposed on coming car 4.25' above the ground at a distance of 300 feet. The project has adequate sight distance to the left of the proposed driveway; North West along Taylors Ferry Road. There appear to be some shrubbery along the northern edge of the right of way to the south east of the proposed driveway. Currently these shrubs hinder the required sight distance. We require the shrubs to be trimmed to a maximum height of 3'-6". Once these shrubs are trimmed, the required sight distance will meet achieved for both left and right egress from the proposed driveway at the project sight listed above. We hereby certify that this proposed driveway access point to the Taylors Ferry Road will be within sight distance compliance once the shrubs in the public right of way to the east of the driveway are trimmed to a maximum height of 3'-6". 10121 SE Sunnyside Road,Suite 205, Clackamas, OR 97015 • P 503.659.2205 • F 503.659.2433 Bend • Klamath Falls • Portland 8/15/06 RE: MLP 2006-000001 7200 SW Taylor Ferry ADJUSTMENT REQUEST FROM ACCESS REQUIREMENTS OF 18.705 We hereby request an adjustment to the access requirements contained in Chapter 18.705 because: 1. If is not possible to share access. 2. There are no other alternative access points. 3. The access separation requirements cannot be met. 4. This request is the minimum adjustment required to provide adequate access. 5. The approved access or access approved with conditions will result in a safe access. 6. The visual clearance requirements of Chapter 18.745 will be met. 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H I ' 1 H 1 Hil i _I 1 .i ! , , i i L_ I L I I 1 I ,_ H I 1 It 4,Lelc.Hito4i 1 I 1 1 , _1 1. , , ; 1 li . ii____I__I__]___ I__[__I I I 1 1 111 H _I I I_ 1 1 1 1 I *7141 :Nill _i 1 1 _ 1 _/- 1111 1 i I I i- _i-. I _ . • t_i_ 2.61.11_,_its, I. _i_' , .; _l__ ! , I ! 1 ,_ ,' I , i , , tie 283.b. 1 1 " 4as I I I 1 ! 1 1 1 1 ; H 1 H i' 1 i' ■ 1 1 1 : • i 1 1 I 1 1 H 1 1 1 1 1 \ ! 1 i I _1 I I ! 1 i - I: H i 1 I ! _ i ._ ___1 ___I___1...j..._. 1_ 1_ 1 _i__.4L _1.__.. _i_L_______, LAND USE PROPOSAL DESCRIPTION 120 DAYS = 1/18/2007 FILE NOS.: MINOR LAND PARTITION (MLP) 2006-00001 ADJUSTMENT (VAR) 2006-00075 FILE TITLE: FARCAS PARTITION APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland,OR 97236 Portland, OR 97223 REQUEST: The applicant is requesting approval to partition a 19,281-SF lot into two lots of 7,501 SF and 8,551 SF. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map 1S125DB,Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-famil units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: OCTOBER 4, 2006 COMMENTS ARE DUE: OCTOBER 18, 2006 ❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM ❑ CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM ® STAFF DECISION (TENTATIVE) DATE OF DECISION: NOVEMBER 15, 2006 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION ® VICINITY MAP ® DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT ® SITE PLAN ® STORM WATER ANALYSIS ❑ TRAFFIC STUDY ® NARRATIVE ® ARBORIST REPORT ® OTHER MISCELLANEOUS STAFF CONTACT: Emily Eng, Assistant Planner (503) 639-4171,Ext. 2712 //u�Nil��lli��iyi�l�'4�f'�1�'��. October 2, 2006 . !.�.i.. . � ,. CITY OF TIGARD OREGON Joe Bec 12545 SE Clinton Court Portland, OR 97236 RE: Completeness Review- Farcas Minor Land Partition, Case File No. MLP2006-00001,VAR2006-00075 Dear Mr. Bec: The City has received your revised application materials for Minor Land Partition (MLP2006-00001) and Adjustment to Access Spacing Standard (VAR2006-00075). Staff has completed a fourth review of the application materials and has determined your application is complete as of September 20,2006. Staff will review your application,which may take up to 8 weeks from the completeness date. Please be aware that staff has not yet reviewed your submittals for compliance with the applicable code criteria and that the need for more information may arise during the review period. If you have any questions,please contact me at (503) 718-2712. Sincerely, Emily Eng Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 August 30,2006 , " . CITY OF TIGARD OREGON Joe Bec 12545 SE Clinton Court Portland, OR 97236 RE: Completeness Review-Bec Minor Land Partition, Case File No. MLP2006-00001,VAR2006-00075 Dear Mr. Bec: The City has received your revised application materials for Minor Land Partition (MLP2006-00001) and Adjustment to Access Spacing Standard (VAR2006-00075). Staff has completed a fourth review of the application materials and has determined your application is substantively complete. Please submit the following so that your application can be deemed complete: • Two (2) sets of envelopes, addressed and stamped. Please submit the address label request form to Patty Lunsford (included with this letter); • Seven (7) copies of the complete application materials (including plans) to be sent to affected agencies for comments;and • Seven (7) copies of plans only to be sent to utilities and special agencies. Upon completeness, staff will begin reviewing your application, which typically takes 5 to 6 weeks. Please be aware that staff has not yet reviewed your submittals for compliance with the applicable code criteria and that the need for more information may arise during the review period. If you have any questions,please contact me at (503) 718-2712. Sincerely, � I Emily Eng Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD(503)684-2772 INN L_ 2.a � -- o o'D c> l Faitc.&r LAND USE APPLICt ON Project: ' � - `'°(:)-1C--- k c cr• COMPLETENESS REVIEW P COMPLETE INCOMPLETE STANDARD INFORMATION: .al Deed/Titie/Proof Of Ownership ❑ . ..--:.. • . e_ . -- - . - - .-es([ Imp�ci-Study-(1.8-396)---�_ '��USA Service Provider Letter ❑ ❑ #Sets Of Application Materials Pre-Application Conference Notes ❑ mopes With Postage(Veri PROJECT STATISTICS: ❑ B ftool Size ❑ % ❑ %Of to ] Lot Square Footage PLANS DIMENSIONED: ❑ Buildifig-Foetimint ❑ Parking-SpaCe-DtMerrSiens(Include Accessible&Bike Parking)❑ Ck Loadtftg-Space-V C1�Iicable ❑ -- kung-kleight Access Approach And Aisle ❑ lsual Clearance Triangle Sho e ADDITIONAL PLANS: "� { Vicinity Map i ty P ❑ Af =, Tree Inventory mot- r_ (.4,,,,Qci ,® Existing Conditions Plan ❑ Landcape-P1an 64 i 2 Site Plan ❑ Pan O1`" I- TREE PLAN 1 MITIGATION PLAN: ff - El CI ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) 4 rcu eon).. El 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) 0--1 18.715(Density Computations) ❑ 18.790(Tree Removal) i ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.720(Design Compatibility Standards) ❑ 18'7955(V'isual C ra e-Areas �C�Lc, ,-11.^-4 C ❑ 18.385(Miscellaneous Permits) Dv' 18.725(Environmental Performance Standards) ❑ 18.797(water Resources MR)Overlay District) g 18.390(Decision Making Proctedureslmpact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 1 6.798(Wireless Communication Facilities) 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) M--"-- - 18.810(Street&Utility Improvement Standards) Elf 18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) ❑ 18.430(Subdivisions) 0/18.745(Landscaping&Screening Standards) 2 18.510(Residential Zoning Distracts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(M xed Solid Waste/Recycling Storage) ❑ 18.530(industrial Zoning Distracts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-ol .. • —4: _ Ai July 5, 2006 .b 1 i l CITY OF TIGARD Joe Bec OREGON 12545 SE Clinton Court Portland, OR 97236 RE: Completeness Review-Bec Minor Land Partition, Case File No. MLP2006-00001 Dear Mr. Bec: The City has received your revised application materials for Minor Land Partition (MLP2006-00001) to divide one existing lot into two lots at 7200 SW Taylors Ferry Road. Staff has completed a third review of the application materials and has determined that the following is necessary before your application can be deemed complete: 1. Identify the road-side ditch for street runoff and indicate it will be cleaned properly, per Washington County comments. 2. Sanitary sewer plans, prepared by an engineer. The plans submitted are difficult to read. If sewer cannot serve the site, no building permits will be issued. 3. Resolve the stormwater issue. Stormwater disposal on site is not permitted, even if other alternatives do not work out. 4. Record a private utility easement. The agreement from the adjacent property owner is not the same as an easement. 5. Complete application materials for Adjustment to the Spacing Standard for Driveways on a Collector (County standard is 100 feet).The application must include 3 copies of each:Application Form, a Narrative addressing code criteria and a Site Plan. The Site Plan must show the distance of the existing driveway from other driveways (centerline to centerline) on both sides of SW Taylors Ferry Road, as well as indicate the driveway dimensions, the vision clearance triangle and site-distance line of at least 300 feet. Please see the Tigard Development Code (Chapter 18.370.020.C.5) and Washington County Development Code (Chapter 501, Section 8.5B(3)). If any items of the above list are not adequately addressed, they will be required as conditions of approval if your application is approved. No building permits will be issued if conditions of approval are not satisfied. The following shall also be satisfied before receiving any building permits: 1. Provide a 6-foot sidewalk at ultimate grade and location, per Washington County comments. 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • 1 If you have any questions concerning these items or need assistance, please contact me at (503) 718-2712. If you have questions regarding street and utility improvements, please contact Kim McMillan at (503) 718-2642. Sincerely, Emily Eng Assistant Planner LAND USE APPLICI. ON Project: 7 .- 0: 1 COMPLETENESS REVIEW COMPLETE (!(INCOMPLETE STAN ARD INFORMATION: IC/geed/Title/Proof Of Ownership ❑ Neighborhoodffidavits, Minutes, List Of Attendees Impact Study(18.390) ii SA Service Provider Letter ❑ Construction st Estimate ❑ #Sets Of Application Materials/Plans N Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: c\'' ❑ uilding.. ttprint Size-�"' ❑ %Of Landscaping On Site ❑ % Q€ ilding Impervious Surface On Site Di of Square Footage PLANS DIMENSIONED: ❑ Buildjra -P6otprint ❑ arking Sg e Dimensions(Include Accessible&Bike Parking)❑ Truck LoadjD 6space Where Applicable ❑ Buildjpg'Reight IPW ccess Approach And Aisle isual Clearance Triangle Show iP(a...49d? ADDITIONAL PLANS: pcinity Map ❑ Archjtrpettrial Plan Tree Inventory DAxisting Conditions Plan ❑ Lance Plan ite Plan ❑ LighKPlan TRE ,,PLAN I MITIGATION PLAN: El 0 ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(conditional use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requ`ements) ❑ 18.340(Directors Interpretation) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) _ 18.705(AccessiE�r�s/Circulation)- ❑ 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential units) ❑ 18.785(Temporary Use Permits) ❑ 18.370(Variances/Adjustments) 0-715(Density Computations) g- 8190(Tree Removal) ❑ 18.380(Zoning Map/Text Amendments) 8.720(Design Compatibility Standards) 18.795(Visual Clearance Are }, r't C 01--4-4/4-r . ❑ 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) ❑ 18.797(Water Resou clay Distract) ❑8.390(Decision Making Procedures1mpact Study) ❑ 18.730(Exceptions To Development Standards) ❑,/ 18.798(Wireless Communication Facilities) � ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Histonc Overlay) Id 18.810(Street&Utility ImprovemeiiI-Standatds) x18.420(Land Partitions) ❑ 1$,742(Home Occupation Permits) v [ ❑ 18.430(Subdivisions) 8.745(Landscaping&Screening Standards) Q,/18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Distracts) ❑ 18.75P17 Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Distracts) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: , V - v►1 l/�Q,, CL-AGfn- A-c' c 7 r I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-oi Emil Eng - Bec MLP Page From: Kim Mcmillan To: Emily Eng Date: 6/30/2006 11:26:50 AM Subject: Bec MLP Emily, We can deem them complete if the following is made clear to the applicant: 1) An adjustment to the access spacing standard is required -which we can condition. 2) They must provide a 6 foot sidewalk, at ultimate grade and location, per Washington County comments by Phil Healy. 3) They must identify the road-side ditch for street runoff and indicate they will clean it appropriately, per Washington County comments. 4) The sanitary sewer plans are hard to read. Plans, prepared by an engineer, will be required for construction. If the sewer cannot serve the site no permits will be issued. 5) The agreement from the adjacent property owner is not the same as an easement. A private utility easement will be required to be recorded prior to issuance of building permits. 6) Storm water disposal on-site is not allowed - even if other alternatives do not work out. No permits will be issued until the stormwater issue is resolved. Do we want to leave this many items to conditions of approval? Kim CC: Dick Bewersdorff Emily Eng - MLP @ 7200 SW Taylors Ferry Road Page 11J From: Kim Mcmillan To: phil_healy©co.washington.or.us Date: 6/30/2006 11:09:17 AM Subject: MLP © 7200 SW Taylors Ferry Road Hi Phil, Your input on this project is below in the e-mail chain. I didn't see a reference to access spacing standards. Our minimum along a Collector is 200 feet- is this the same for WACO? Should we be using your spacing standard on Taylors Ferry? Thank you, Kim >» "JOE CRISTINA BEC" <joe_cristina©msn.com> 05/12 12:38 PM >>> Hi, Contact I have had with Phil Healy regarding Bec partition. (can I print this and submit with/add to application as comments/requirements from county?) Thanks, Joe Original Message From: Phil Healy<mailto:Phil Healv(a�co.washington.or.us> To: 'JOE CRISTINA BEC'<mailto:ioe cristina(c�msn.com> Sent: Wednesday, March 15, 2006 11:11 AM Subject: RE: Here are the preliminary requirements: Access to all lots will need to be from a single driveway approach. Sight distance in both directions at the driveway will need to meet or exceed 300 feet. Sidewalk to ultimate line and grade along the site frontage. Roadside drainage. Right of-way dedication to provide 37 feet from centerline of SW Taylor's Ferry Road. Phil Healy Original Message From: JOE CRISTINA BEC fmailto:ioe cristinaCcr�msn.coml Sent: Thursday, March 09, 2006 4:05 PM To: Phil Healy Subject: Re: Thanks. Joe Original Message From: Phil Healy<mailto:Phil Healy(a�co.washington.or.us> To: 'JOE CRISTINA BEC'<mailto:joe cristina @msn.com> Sent: Thursday, March 09, 2006 4:03 PM Subject: RE: yi 1111 4 CITY OF TIGARD May 9,2006 OREGON Joe Bec 12545 SE Clinton Court Portland, OR 97236 RE: Completeness Review- Bec Minor Land Partition, Case File No. MLP2006-00001 Dear Mr. Bec: The City has received your revised application materials for Minor Land Partition (MLP2006-00001) to divide one existing lot into two lots. Staff has completed a second review of the application materials and has determined that the following is necessary before your application can be deemed complete: 1. Indicate the correct square footage for tax lot 02300. The Washington County tax map shows it to be 19,166 SF. The site plan you provided shows it to be a total of 19,282 SF when adding up the two proposed parcels of 7575 SF and 11,202 SF. Please refer to any documentation which shows the total square footage of the parcel if it is not 19,166 SF. 2. Revise the square footage for each proposed parcel. Parcel sizes provided on site plan should take into account the total area of the driveway easement and total area of the public ROW (per Code Section 18.730.050.E.1 and 18.715.020.A.3,both must be taken out of your density calculation). 3. Revise density calculations (See Code Section 18.730) in your narrative to show the exact square footage of both the shared driveway and land dedicated to public ROW (including any additional Washington County ROW requirements), which should be subtracted from the gross area. Density calculations on pre-application notes are rough estimates. 4. Revise site plan to show the length of the proposed driveway, not including the portion set aside for public ROW. 5. Proposed location and size of water meter (See Public Facilities Plan Checklist, pg. 1). 6. Provide plan showing storm and sewer laterals from the site to public lines in Shady Court (See Public Facilities Plan Checklist, pg. 2). 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772 • 7. Concerning the utility easement, you must get permission from affected property owners and provide documentation of your own easement agreement (See Public Facilities Plan Checklist,pg. 2). 8. Correct vision clearance triangle (For assistance, see Public Facilities Plan Checklist, pg. 3). 9. Letter from Washington County (WACO) regarding ROW dedication and half-street improvements (See Public Facilities Plan Checklist,pg. 2). SW Taylors Ferry Road is a county road. According to WACO, requirements include: 1) 37 feet ROW dedication from the center line for a 3-lane collector; 2) a sidewalk at ultimate line and grade; and 3) sight distance to the east (should be engineer certified). A sight distance easement from properties on the north side of the road that include line of sight may also be necessary. Please contact Phil Healy (Transportation Planner) at Washington County, (503) 846-3842. Concerning the shared private driveway, you will need to apply for an adjustment because the existing driveway does not meet access spacing standards for a collector (See Code Section 18.705.3.H.3). All new development (partitions with existing driveways included) is subject to current access spacing standards. An application for an access/egress adjustment is included with this letter. No additional fee is required for the adjustment application and it can be processed along with your Minor Land Partition. However, you may want to consider hiring an engineer to do the drawing. The drawing you recently submitted is not adequate for a Type II land use decision. Included with this letter is a list of engineering and consulting firms that have been active in Tigard within the past year. Listings are also included in the Yellow Pages phone book. If you have any questions concerning these items or need assistance, please contact me at (503) 718-2712. If you have questions regarding the Public Facilities Plan Checklist, please feel free to contact Kim McMillan at (503) 718-2642. Sincerely, Emily Eng Assistant Planner 151 25J 230 • PUBLIC FACILITY PLAN Project: t c Partition COMPLETENESS CHECKLIST Date: 4/10/06 _GRADING ® Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. ® Centerline of street(s) clearly shown. ® Street name(s) shown. _ ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? 0- Street/ROW widths dimensioned and appropriate? Show ROW dedication to provide 35 feet from centerline (see pre-app notes) ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Shared access, 2) Frontage a) Show dimensions for 15 foot easement Improvements, 3) Vision clearance triangle, 4) Tax and 10 foot paved section, 2)Address Lot and Map 18.810.030.A.5 in narrative. Must construct half-street improvements or request that you be allowed to enter into a future street improvements agreement, 3) The vision clearance triangle is not shown correctly on plans, 4) The property is located on the parcel identified as 1S125DB02300. Correct this in the narrative and on the preliminary plat. SANITARY SEWER ISSUES I Existing/proposed lines shown. t${ow existing lateral. Show Shady Court and existing utilities. Show laterals to Shady Court sewer with inverts and slopes. Address sewers in narrative under section 18.810.090. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES E Existing/proposed lines w/ sizes noted? Show existing public water line in Taylors Ferry Road Existing/proposed fire hydrants shown? l ❑ Proposed meter location and size shown? --- Show proposed meter, location and size Proposed fire protection system shown? REVISED: 04/10/06 STpRM DRAINAGE AND WATE _ 4UALITY ISSUES t I Existing/proposed lines shown? Show public line in Shady Court. Show proposed laterals for both parcels, with inverts and slopes. 5 foot easement may not DR'(crUeu,5 NOT A LL-owEL be adequate for 1 storm and 2 sewer laterals. Address storm sewer in narrative under section 1.8.810.100. ❑ Preliminary sizing calcs for water quality/detention provided? _ ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed I I COMPLETE E INCOMPLETE By: Date: 4/10/06 5_1—O CP I . 143 /CI-pPu of ,urrA c,7eD Pao pez O(A)NEis) Re-C- 7 006 b5e1-1 M UST C PerzfArssioo owl S -lam' A-6 RetM es`. 2 . M us-r fl ou 1 (e OLA-1,) St-Eoum6 (0121 6 S 61,06-r& LATE-PALS S TE l0 PU6L1 C L( JIS Si-f \I Cou,P_ r 3 . 566 VtSioiu C L c_E c �tiv�tom. 4 . Pt PPuCA N6DS -crerc Frzo0 W6As4 . Go REG tet-RDiNC Ro vv ED( c.ATI or•-1 $ L,F - ( MoUeMS c F ReaD , IT Is NG maA G H To 5 `f Yolk WlLL DO \O e0 1 R LkcReb RE-0 vM airs 5(-0 u U) € I D�M"f Fl ED N GLu D eD 1 N DTI UC- °N P 'vs REVISED: 04/10/06 ` LS 12S 3 02300 PART OF LOT 3, TRAC 1 i, BOULEVARD HEIGHTS IN THE SE 1/4 SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, �< WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON / ( COUNTY, OREGON. /6 n (_ �� EXIST. „ARCH 15, 2006 SCALE: 1"= 30' I �� -- - SEW_ LAT, 0 ,SS/ ,f , <\0 t YISTI 11 e4 - * NSIO* . ( sS1 ,----W+hlE11Z t 1 N A -------` °5 \ 44,iN. ... ( , 40,1610.L"2- ----1-o. (---\--...0 '''. -S. ,,,.,...z,----- _,....--' .--7---- FND. 3/4" I.P. `- SS ORIGIN UNKNOWN ` ��' ��"'� N05'23'58"W 2.16' \ �� \�\\\\�'�� —,-:- PROPOSED WATER ',t • $'7� F. \ \\, , 3' µ ER `��/ ., - c: h. SERVICE +} >i ' L 7�11a�f 1� Scceen�..c� pe,� P ` n\ \\ \\ Apo\ \\\1 � I s `Cafion t 8.'145,oso a� I o to Row \ \\ PA CEL\ \ �\ \ DEC-10" N 0 \ �' \\ 75S.F. \ \ \ I DEC-7 FND. 5/8" I.R. / )C{;N. t HELD EASTING �\,, N ". ALD.-32 N FOR WEST LINE °` / \ \o \ \ \ 4 \�INE-10" \ �\ \ 22 W tDE SkIPRED biz.wE/EPEE .. 21' \ , In \ \ N 1 \ \ 15 PP.vtb v�rtet N . r 1 \ 1 \ \\ \\ 20 0 ` \ ICED-32' \ \ o W a' I - lo O \ S .4 81. 4' \ - ' N 0 v �0 o ■ \\ CEE-30" \ \\ \ ti FND. 3/4" I.P. z \ \ \ \ \ \ N, HELD FOR S.E. \ \ \ _roi '� \ \ �, CORNER LOT 4 PCEL JLEVARD HEIGHTS \ 3�� \ \� b FND. 5/8" I.R. . \\ 11,707 S.F.\ �\ \ \ o PER "SHADY DELL NO. \ 1 \ HELD co \ NEW USE \ \ \\ REGISTERED \ PROFESSIONAL FOUNDATION \ �� LAND SURVEYOR 15.0' \ NN, N \ °' 21 � E \ \ \ °' `� � 5� - o "5/ I.R. N .7 csi ORE • -�, � PER SHADY�ELL� 2 \ N� FEBRUARY 8, 2000 N N MICHAEL L. MANWELL HELD N 57148 82'25'51"W \ FND. 5/8" I.R. 104.91' PER "SHADY DELL NO. 2" RENEWS: 12-31-06 22 >>> Phil Healy <Phil Healvco.washington.or.us> 05/09 2:44 PM >>> Hi Kim. We require 37 feet from centerline for a three lane collector. Our minimum frontage improvements for a partition, and what I have been requiring on Taylors Ferry Road, are a sidewalk at ultimate line and grade, roadway drainage, and sight distance. I think they will have a problem with sight distance to the east and should have an engineer's certification.They may need a sight distance easement from properties on north side of road that include the line of sight. Phil Original Message From: Kim Mcmillan fmailto:Kim©tigard-or.govl Sent: Tuesday, May 09, 2006 2:22 PM To: Phil Healy©co.washington.or.us Subject: 7200 SW Taylors Ferry Road Hi Phil, We have an application here for a 2 lot partition. We would require ROW dedication to 35 feet from centerline(existing 30 feet). Taylors Ferry is a County Road -would you require more ROW? Half street improvements are not required for partitions, but we have them sign a "Future Improvement Guarantee". Would you require more Thank you, CITY OF TIGARD April 11, 2006 OREGON Joe Bec 12545 SE Clinton Street Portland, OR 97236 RE: Completeness Review- Farcas Minor Land Partition, Case File No. MLP2006-00001 Dear Mr. Bec: The City has received your application for Minor Land Partition (MLP2006-00001) to divide one existing lot into two lots. Staff has completed a preliminary review of the application materials and has determined that the following information is necessary before the application can be deemed complete: 1. Revise site plan and/or narrative to address specific street, sewer, water and storm drainage issues (see Public Facilities Plan checklist). 2. Provide existing conditions plan. 3. Revise plan and/or narrative to show spacing of shared driveway from other driveways and streets on SW Taylors Ferry Road, a collector (see sections 18.705.030.H.2 and 18.705.030.H.3). If you have any questions concerning these items, please contact me at (503) 718-2712. If you need assistance with any of the items on the Public Facilities Plan checklist, please contact Mike White at (503) 718-2464. Sincerely, Emily Eng Assistant Planner 13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772 • PUBLIC FACILITY PLAN Project: oec Partition COMPLETENESS CHECKLIST Date: 4/10/06 GRADING IN Existing and proposed contours shown. ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES ® Right-of-way clearly shown. • Centerline of street(s) clearly shown. • Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show ROW dedication to provide 35 feet from centerline(see pre-app notes) ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Shared access, 2) Frontage 1) Show dimensions for 15 foot easement Improvements, 3) Vision clearance triangle, 4) Tax and 10 foot paved section, 2) Address Lot and Map 18.810.030.A.5 in narrative. Must construct half-street improvements or request that you be allowed to enter into a future street improvements agreement, 3) The vision clearance triangle is not shown correctly on plans, 4) Thee proper ter is located on the parcel ideas ' ' 2300. Correct this in-the narrative and on the preliminary plat SANITARY SEWER ISSUES ❑ Existing/proposed lines shown. Show existing lateral. Show Shady Court and existing utilities. Show laterals to Shady Court sewer with inverts and slopes. Address sewers in narrative under section 18.10 ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ❑ Existing/proposed lines w/ sizes noted? Show existing public water line in Taylors Ferry Road I Existing/proposed fire hydrants shown? ❑ . Proposed meter location and size shown? Show proposed meter, location and size ❑ Proposed fire protection system shown? REVISED: 04/10/06 " STORM DRAINAGE AND WATE <UALITY ISSUES Existing/proposed lines shown? Show public line in Shady Court. Show proposed laterals for both parcels, with inverts and slopes. 5 foot easement may not be adequate for 1 storm and 2 sewer laterals. Adcjiess stortnsewer in narrative under sectioillABla.100. ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ❑ INCOMPLETE By: Date: 4/10/06 REVISED 04/10/06 PART OF LOT 3, TRACT ., BOULEVARD HEIGHTS IN THE SE 1/4 SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, ''<� WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON f `z■s%r ,( ,. -e, COUNTY, OREGON. <\\ ., EXIST. ,,ARCH 15, 2006 SCALE: 1"= 30' I 7 �� ,SEW. LAT. ° \ _x— _ - -' !"_■��\ \ , i � R-� � �__ _T_r- 1i■ \,L 2 1-(� ( / FND. Vt" I.P. ■ ,A1\,,_17----..•-- �� \ S ,f / A.S� RY- / �SS ORIGIN UNKKNOWN \NWite:74..0.:;.,2P-■, 7 .7 N 2.16' `• �� \\_L —74---- ---—•�- PRO SED WATER �,?, -2']) . I - ..--- >---...----:-,..,1 \y G� ;, E " SERVICE /� `� CEO- � yy\ \ � �� Scceen'ne, per- ✓ \ N \ \ \ \ 1 6"145,050 0 i \ 1 \ \ PACEL\� \\ \ \ DEC-10" o N 1 \ ` e \\ 75 S.F. ' DEC-7"1 re END. 5/8" I.R. f` =' \ t HELD EASTING N \ - ALD-32 _ �� FOR WEST LINE \ I \o \ \ \\ `PINE-10" , I � \ \ --� \ 20 / \,e; 1 \ \\ ,,,q In Q, / -- P \\ O (CED 32 \ \ \ o co ui 'n1s al \ \ S ;• ..' 5 \ 81.1\4' \ r - In o �O' o jv \\ GE�-30"`��`i \ 7 \ v y FND. 3/4" I.P. z \ \ \ \ \ \ ti HELD FOR S.E. \ o �' \\ �y CORNER LOT 4 �. P CEL \ '�V� \\ 4 JLEVARD HEIGHTS , � \ 3 � is v \ 11\ 07 S.F.�C <I 1 \► b FND. 5/8" I.R. In\ \ a \ \ PER "SHADY DELL N0. \ l \ HELD 2 ` \lit in NEW USE \ \ \ REGISTERED PROFESSIONAL FOUN6 �TION \ \ \( r AND SURVEYOR 15.9' N \ \ N 21 Q` `„ bN � \\ \\ a � M g� i 17A 6 -X11 °'5/ "\\I.R. \ \ v ORE N =ate• "kHADY,ELL 2" \ \N FEBRUARY 8, 2000 \ \MICHAEL L. MANWELL 82.25'51 FND. 5/8" I.R. ■ 57148 "W 104.91' ' -ER "SHADY DELL NO. 2" 22 RENEWS: 12-31-06 LAND USE APPLICf'ION D teect: r .p-2-c--)°C - O b COMPLETENESS REVIEW COMPLETE .INCOMPLETE STANDARD INFORMATION: Z Deed/Title/Proof Of Ownership ❑ WA Neighborhood Mtg.Affidavits, Minutes, List Of Attendees[ Impact Study(18.390) E' USA Service Provider Letter 0.4A Construction Cost Estimate ❑ #Sets Of Application Materials/Plans [a'. Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: ❑ Building Footprint Size NA ❑ %Of Landscaping On Site ❑ %Of Building Impervious Surface On Site 1•Ak Lot Square Footage PLANS DIMENSIONED: 14a 7 ❑ Building FootprintN A ❑ Parkin S ace Dimensions(Include Accessible&Bike Parking)2, Truck Loading Space Where Applicable ❑ Building Height NIA Access Approach i Li w• Visual Clearance Triangle Shown 6,-..t. 4..11.ccsx/ i ...Correa ADDITIONAL PLANS: J . . kJ•• ❑ Architectural Plan N P ❑ Tree Inventory • Exis in. Conditions_Plan ❑ Landscape Plan n1 Site Plan ❑ Lighting Plan TREE PLAN I MITIGATION PLAN: Z ua i env - v,rc4Q try 4 ❑ E] ❑ ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.620(Tigard Triangle Design Standards) ❑ 18.765(Off-Street Parking/Loading Requirements) ❑ 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.350(Planned Development) 18.705(Access/Egress/Circulation)ri i clri a2 ❑ 18.780(Signs) ❑ 18.360(Site Development Review) ❑ 18.710(Accessory Residential Units) am- ❑ 18.785(Temporary Use Permits) 't ❑ 18.370(Variances/Adjustments) [r 18.715(Density Computations)(- -c,..re-v( .a g 18.790(Tree Removal) ❑ 18.380(Zoning Map/Text Amendment) ❑ 18.720(Design Compatibility Standards) L1.1 18.795(Visual Clearance Areasi,at' .ihustr..,_A- ❑ 18.385(Miscellaneous Permit) E[ 18.725(Envirtal performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) •'.d 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) ❑ 18.798(Wireless •.,.. .'..... . lilies) ❑ 18.410(Lot Line Adjustments) ❑ 18.740(Historic Overlay) Et ' 1:.: 1 LVeet&Utility Improvement Standard* [18.420(Land Partitions) ❑ 18.742(Home Occupation Permits) 4 6.,.1 t,-.Q ❑ 18.430(Subdivisions) E 18.745(Landscaping&Screening Standards) 4'°"" X04 a(.tit Se-Q Fr 18.510(Residential Zoning Districts) ❑ 18.750(ManufacturedMtobil Home Regulations 1 Y---114A2) ❑ 18.520(Commercial Zoning Districts) 4-1___ L_,.18 755( fia Waste/Recvclin Stistags) ll c c w ! 1 ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) L. N A c -L:h-vy.e- J ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-o1 Emily Eng-MLP( 7200 SW Taylors Ferry Road Page 2 Mr. Bec- I will respond with another email once I have researched this. They will be"unofficial" comments. After you submit your application to the city they send us a copy and we will provide a formal comment letter. Phil Healy Original Message From: JOE CRISTINA BEC jmailto:joe cristinaCo�msn.coml Sent: Wednesday, March 08, 2006 1:40 PM To: phil healyco.washington.or.us Subject: Hi Phil My name is Joe Bec and I am writing you regarding a minor partition in the city of Tigard. At the pre- app conference I was told to contact you regarding any required ROW improvements. The property address is 7200 SW Taylors Ferry Rd. I understand I need something in writing from you in order to submit my application. My fax# is 503-762-2629. cel #503-5815-4287. We would like to proceed with this application and your response is needed. Thank you, Joe CC: Emily Eng PRE - APPLICATION CONFERENCE NOTES • LITY OF TIGARD A. PRE—APPLICATION CONFERENCE NOTES Conmuiuntya-uefpnunt ,)(mpnig4 43etierCommunity (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: // '� 2( — 05 I 144 STAFF AT PRE-APP.: “y k Ks M 1 RESIDENTIAL PRE 2oco5-00o(3,53 APPLICANT: J&e AGENT: .S.,o .e, Phone: (Se_j ,c-7.5-- f 2_5/)7 Phone: L ) l PROPERTY LOCATION: .k el LOCATION: 7 2O 0 .S LA) Floy.J` 1Cel TAX MAP(S)/LOT #(S): _I S ( 2SDF — 2306 NECESSARY APPLICATIONS: L—CeArGOL p .rei2 (M L P) PROPOSAL DESCRIPTION: _ l .A.,,--.0- (2) cs y(_) /9) I 1,44 5F COMPREHENSIVE PLAN MAP DESIGNATION: L o - k_.4:ted.,24,/ii )L ZONING MAP DESIGNATION: P " ,5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 570 1 MINIMUM LOT SIZE: 7)5OOsq. ft. Average Min. lot width: 50 ft. Max. building height: 30 ft. Setbacks: Front 7. 0 ft. Side S ft. Rear 15- ft. Corner /' ft. from street. MAXIMUM SITE COVERAGE: 530 % Minimum landscaped or natural vegetation area: 2e, %. GARAGES: 2 0 ft. Er NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application will not be accepted. * NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Applicabon/Planning Division Section • • N NARRATIVE (Refer to Code Chapter 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050] As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.765) • Minimum number of accesses: Minimum access width: I `> Minimum pavement width: j r; WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) 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. �C RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s) from the gross site area: All sensitive lands areas including: Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 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 NET: 34,848 square feet NET: 37,026 square feet 3050(minimum lot area) - _,050(minimum lot area) 11.4 Units Per Acre = UTUnits Per Acre * The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTED. * Minimum Project Density is 80%of the maximum allowed density.TO DETERMINE THIS STANDARD. MULTIPLY THE MAXIMUM NUMBER OF UNITS BY.8. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residential Application/Planning Division Section .SPECIAL SETBACKS [Refer tc le Section 18.7301 STREETS: feet from the centerline of FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. [See applicable zoning district for the primary structures'setback requirements.] FLAG LOT BUILDING HEIGHT PROOVIS10NSIBgfor to_Code Chapter 18.7301 MAXIMUM HEIGHT OFC'/2 STORIES or 25 feet whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-4a zones provided that the standards of Section 18.730.010.C.2 are satisfied. rg BUFFERING AND SCREENING (Refer to Code Chapter 18.745) 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 Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level ✓ along north boundary. Buffer Level i" along east boundary. Buffer Level along nat k -boundary. Buffer Level /' along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: g LANDSCAPING (Refer to Code Chapters 18.145,18.165 and 18.105) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING (Refer to Code Chapter 18.155) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Application/Planning Division Section • 1 ] •PARKING [Refer to Code Cha s 18.765 a 18.7051 ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) off-street parking space per dwelling unit; and One (1) space per unit less than 500 square feet. Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. BICYCLE RACKS [Refer to Code Section 18.7651 BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS [Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES [Refer to Code Section 18.715.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.0. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R&0 96-44/USA Regulations-Chapter 31 LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Residential Application/Planning Division Section (ABLE 3.1 VEGETATED CORRIDOR WIDT►. SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8 ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA CORRIDOR PER SIDE 2 • Streams with intermittent flow draining: <25% 15 feet 10 to <50 acres >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine3 Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15 feet within the river/stream or wetland vegetated corridor, shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet, if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. [ SIGNS [Refer to Code Chapter 18.7801 SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.1 A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9 Residential Application/Planning Division Section . THE TREE PLAN SHAL' CLUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.190.060.E.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. Xi CLEAR VISION AREA [Refer to Code Chapter 18.1951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential Application/Planning Division Section FUTURE STREET PLAN AND EXT■ DN OF STREETS [Refer to Code Sectio► J10.030.F.1 A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS [Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) �. 18.765(Off-Street Parking/Loading Requirements) - 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) 18.705(Access/Egress/Circulation) _ 18.780(Signs) - 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) 18.715(Density Computations)18.790(Tree Removal) 18.380(Zoning Map/Text Amendments) j 18.720(Design Compatibility Standards) d, 18.795(Visual Clearance Areas) - 18.385(Miscellaneous Permits) 18.725(Environmental Performance Standards) 18.798(Wireless Communication Facilities) - 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) X18.420(Land Partitions) 18.742(Home Occupation Permits) 18.430(Subdivisions) _) 18.745(Landscaping&Screening Standards) 18.510(Residential Zoning Districts) 18.750(Manufactured/Mobil Home Regulations) - 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) - 18.530(Industrial Zoning Districts) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application/Planning Division Section ADDITIONAL CONCERNS OR COMME. . • •AO _ • A '. .L sf. . • . v 41, • ah ,A [.A PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8'/z" x 11" map of a proposed project shall also be submitted for attachment to the staff report or administrative decision. Applications with unfolded maps shall not be accepted. The Planning Division and Engineering Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Residential Application/Planning Division Section . The administrative decis or public hearing will typically occur )roximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all a d, use decisions. An appeal on this matter would be heard by the Tigard fin. 0 � z~. . A basic flow chart which illustrates the review process is available frorrrt e Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-88841 PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the 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 THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to 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. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: cJiyl't - \)__LJ CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAIL: fstafrs first name)@ci.tigard.or.us TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:lpattylmasters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION , . eh CONFERENCE REQUEST¢GEIVED CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: TC)E Address: 12-545- SE C.(■rc(wt CA- • Phone: 50 -515-10.2-i7 Case No.: PR -�uo�— City: OR- Zip: 9723CP Receipt No.: ,,?o,95 - 575 Application Accepted By: � Contact Person: %1 E l3 EC- Phone: SO3-5IS-K2p7 Date: apt 8 ' 05 Property Owner/Deed Holder(s): Zdto,1.1 F V c( OA.S DATE OF PRE-APP.: /1 - /5-0 TIME OF PRE-APP.: //= 00 Address: 11511V-Ilan� SE Gla Phone: (( 1.3-8r)-37(2/ PRE-APP. HELD WITH: \ /t/g. ` City: e C#L5.4I�Q. 912.3(p Zip: Rev.7/1/05 ilcurpin\masterslrevised\Pre-AppRequest.doc Property Address/Location(s): 1200 S (-O TA-YL R6 E.R.-(j REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): oZc�4� `J''� ol30b Zoning: V..- 4,5 p( Pre-Application Conf. Request Form Site Size. l 1,t.(12(.0 4 COPIES EACH OF THE FOLLOWING: Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be tt�� submitted by the applicant and received by the Planning Division a tal Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are Ef The Proposed Uses. one (1) hour long and are typically held between the hours of g Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol was PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE completed (see Section 18.798.080 of INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. X Filing Fee$351.00 DESCRIPTION OF PROPOSAL Applicant proposes to partition an existing 19,166 sq. ft. lot into two parcels. Parcel one would be 7,745 sq. ft. and approximately 90' x 82'. Parcel two would be 8,861 sq. ft. and approximately 85' x 105'. Parcel two would have access via a"pole"that would be 22' x 120', approximately 2,530 sq. ft. Applicant intends to build two new single family homes on the subsequent lots. QUESTIONS: l 1. Applicant has a permit that is ready to be issued for the construction of a Q i' single family home at this site. If this permit is issued, can the partition process run concurrent with the construction of said home. 2 . Said home is a 2 story home that exceeds 25' in height. If the building permit l is issued prior to the submission of the partition application, is this home jO considered a"pre-existing"use. I.E.- Does the applicant have to meet the requirements of 18.730.020.C. 3 . We would like clarification on the mitigation of trees removed from the site in order to make room for the construction of the proposed homes. .: '...'......%.. ratiAisil: .Bsio 195 \�*i= `, � 1\�,,�� * . 44111*I b il41‘4 y Gil T' _ 71r lik \........\-- •' • * 4r1111/ Aki \ 1 UT1E N.\ c j., IL . t , ,,, :.*3 o8 8 .. . -...*.' ...*:. '''■c,r \ \WM )' 10 o \ \ \ \ \ 71 Z D ' ,\ \ \\ \\ \ I ( If 0s C) -D \ N \ � 1 ) 1 _ = N \� a L \1 \,i' \ Co o \ \ \ .e z p W a � \ \ \ \ ni O\ Lzi \IIP \ \s.'\ •o \ \ m .\22.00 N \4082.18 , \ \ \� \ \ \l ~ \ N r8 II G 1 \ \On (n v ` O \\ \ _ .A \ \Z O I G' ti\ \r- \ II rfi S82` 371\ s 13 � '\� N a 104.99' _ \ w 0 PRELIMINARY. SUBJECT TO REVIEWS AND REVISIONS. NOT FOR CONSTRUCTION 2 �G PROJECT: FARCAS PARTITION it V1L ENGINEERING,CONSTRUC110N MANAGEMENT 9.+;CD Eja RESIDENTIAL. CDMMERGAL,INDUSTRIAL S^C N SITE PLAN ® 17701 NE Nth Street.VANCOUVER,wA 98684 i1 i O Q \ \ PH- 360.916.84•s;.ue 0.251.6054 E i 1 o REVISION/DATE ows,iPTIoN Dr DESIGN CHEC% 7200 SW TAYLORS FERRY RD. PORTLAND, OR 97233 \ ••• 1399'1 BY BY BY PRE-APPLICATION CONFERENCE NOTES I ENGINEERING SECTION ep"n, Oregon c � pm t Shaping A Better Community PUBLIC FACILITIES Tax Mapts): 2S125DB Tax Lolls): 2300 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: X SW Taylor's Ferry Road to 35 feet from centerline (3-lane Collector) - Contact WACO for additional ROW requirements SW to feet SW to feet ❑ SW to feet Street improvements: ® Half street improvements will be necessary along SW Taylor's Ferry Road, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. 1 I Other: CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: I street improvements will be necessary along SW _ , to include: I 1 feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk 1 street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: I I street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF T1GARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: • Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) Taylor's Ferry Road - Contact WACO for conditions of approval and/or future street improvements agreement (2.) Overhead Utility Lines: I I Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Taylor's Ferry Road. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to contact CWS for review, approval and permits for connection to the public sewer. Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section 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. Detention may be required. Public storm sewer in Shady Court. 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. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on- site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: Construction of an on-site water quality facility. X Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1)Contact WACO regarding required ROW dedication, street improvements and access management. 2) Contact CWS for sanitary sewer connection(s). P 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. CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section Pay the TIE PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building 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. CITY OF Tf6ARD Pre-Application Conference Notes Page 5 of 6 Engineering Oenanment Section Other Permits. There _ie other special permits, such as ri,.,chanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: ENGINEERING DEPARTMENT STAFF DATE Phone: 15031 639-4111 Fax 15031 624-0752 document3 Revised: September 2, 2003 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section h ✓a ill A t• .0. SI; • i. - IX 4_, . . , ' ,t. t 1 ' f `�' ,� +/ } 1.7. } N .i am^ j -• ,' ---.----0 ' . * �' - • • .. ' -. . •! ,I---'-icoo... . - .-A. . A , -t ko,' '4"- .., ., iipt . ..... .. i .. , L ! r ' . _ 011if miiiii . t, 'X li-1- . . ---.. ..4 +' boa., - � i •: . . fri, , - - i r, ,'. 4 r _ �� .� ,yam •, ti lb v JJJ�� i II • • .1*: v •*. ,! e ; l ISM •yic J 'S T :1 II 4101741 .' siik .. - I . k ii__ . .. _ , _ . ... ,,,, .. . . . ., . ., ..... . . .. . . .9 , . , .. 90, c ________ _ , _,..... _., . ., . . .. it,. . Community Development P PRE 2.005-000 4S 11 AM 11 - CS- O5 A CITY OF TIGARD 11/8/2005 13125 SW Hall Blvd. 3:01:13PM ' ' ufm,,, iltl, Tigard,Oregon 97223 11 (503) 63 9-417 1 Receipt #: 27200500000000005751 Date: 11/08/2005 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2005-00098 [LANDUS] PreApp Conf 100-0000-438000 306.00 PRE2005-00098 [LRPF]LR Planning Surcharge 100-0000-438050 45.00 Line Item Total: $351.00 Payments: Method Payer User ID AcctJCheck No.Approval No. How Received Amount Paid Check CARPET WORLD CAC 1870 In Person 351.00 Payment Total: $351.00 CARPET WORLD 1870 6723 SE 56TH PORTLAND,OR 97206 Date J ` (.1.1t m L O6 24-7038/322 Pay to the a ,1 I $' 35,1 o� order of ` -- `� 2�u� 4c--4 t -�-� 8`1l‘p v�00Dollars e Bank of America. Gresham 2856 ........ . ' egon cReceipt.rpt a For --,\Ilk, :AMP, AP Information Summary 11/9/2005 1:2&51PM TIDEMARK Case#: BUP2005-00234 COMPUTER SYSTEMS, INC Activity Hold Updated Activity Description Date 1 Date 2 Date 3 Disp Level By Date BUP1010 Application received 6/1/2005 RECD None BLD 6/1/2005 BUP1020 Permit created 6/1/2005 DONE None BLD 6/1/2005 BUP1030 Check for parcel tags/CWS 6/1/2005 DONE None BLD 6/1/2005 BUP1810 Ersn Cntrl 681-4444 6/1/2005 DONE None BLD 6/1/2005 BUP1280 Issue permit 6/1/2005 DONE None BLD 6/1/2005 BUP2299 Final inspection 7/13/2005 7/14/2005 7/14/2005 PART None STI 7/14/2005 Fees Create Created Trans Fee Ty ! Description Code Revenue Account No. Date By Amt. Due PRAT [BUILD] Permit Fee 245-0000-432000 6/1/2005 BLD $62.50 5PCT [TAX] 8%State Surcharge 100-0000-207020 6/1/2005 BLD $5.00 EROS [ERPRMT] Erosion 100-0000-207307 6/1/2005 BLD $26.00 ERPC [ERPLN] Ero Plck-CWS 100-0000-207308 6/1/2005 BLD $8.45 ERP2 [EROSN] Ero Plck-COT 245-0000-433010 6/1/2005 BLD $8.45 Name Case People Listing Role Type ddress Company Name Hold Primary CON FARCAS CONSTRUCTION \one V' 15646 SE CLATSOP ST PORTLAND,OR 97236 OWN FARCAS,JOAN None Y 15646 SE CLATSOP ST. PORTLAND,OR 97236 D21/4/Lel .12.52)640;± 1 of 1 November 2005 December 2005 S M T W T F S S M T W T F 8 1 2 3 4 5 1 2 3 6 7 8 9 10 11 12 4 5 6 7 8 9 10 13 14® 16 17 18 19 11 12 13 14 15 16 17 20 21 22 23 24 25 28 18 19 20 21 22 23 24 27 28 29 30 Tuesday, November 15, 2005 i 25 26 27 28 29 30 31 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM - 10:00 AM) Pre-App 10:00 AM (10:00 AM - 11:00 AM) Pre-App Bill Bader 970-8038 8200 SW Bonita SUB 11:00 AM (11:00 AM-12:00 PM) Pre-App Joe Bec 515-4287 7200 SW Taylors Ferry MLP 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM Late Tasks Notes Cheryl Gaines 1 11/8/2005-3:00 PM } C TY of TIGARD � . t4 } ,, PEE APPL[C ION CONFERENCE NQTE �T,t >.,y may,.., ,.. y":.:7:-,:,7.1, 4,.,i1 Y ,�f �, ti �, � , . di ettn gtes are,Valid (or Six..,(G „Months} r.....r�:....�.+J"+� ,..._..�,;.;+, +�:-� �: r... �. u.c._a-=>. .._ .v� � ... :..�u �f -��lS��t�M1LY4'�l:li�: - - --- -- RESIDENTIAL MGoIE _ O sWIIIFWFFP: ,_ j APPLICANT: G'�r,� ,-.. -c�� AGENT: Phone: ( .•y1 S 7- 6 Phone: ( ) ■ PROPERTY LOCATION: _ ADDRESS/GENERAL LOCATION: -7 Z-©D SZ,c) %G .c F_+'7 / t - 1 TAX MAP(S)/LOT #(S): ." .4 •NECESSARY APPLICATIONS: L/> .2 tip-,/ - o .-__.../ 1 PROPOSAL DESCRIPTION: �� /GO-?.i_ / rte/ . dE __Z //esr� oe" ■ ! COMPREHENSIVE PLAN . MAP DESIGNATION: Ga av __e,,sf_., 6 lief=s, ye_;rc,1- 1 ZONING MAP DESIGNATION: / 7 .5 • CITIZEN INVOLVEMENT TEAM (C.LT.)AREA: .ir/c�,-Y4/ ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 5f%O MINIMUM LOT SIZE:35ev sq. ft. Average Min. lot width: S0 ft. Max. building height: - ft. Setbacks: Front,j_ft. Side ft. Rear /.S ft. Corner /. -ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: z> %. GARAGES: W ft. n NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting Handout) THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is required. Please review the Land Use Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to submitting your application or the application wilt not be accepted. ' NOTE: In order to also preliminarily address building code standards, a meeting with a Plans Examiner is encouraged prior to submittal of a land use application. CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9 Residential Appicabon Plaini g Division Section H NARRATIVE (Refer to Code Chap.__ 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. Li IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. [1 ACCESS (Refer to Chapters 18.105 and 18.765) Minimum number of accesses: / Minimum access width: / _ Minimum pavement width: �O ( ] WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION (Refer to Code Chapter 18.7151-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: 20e/All sensitive lands areas including: 9 ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ��, ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning d tricts. aX Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or If available, the actual public facility square footage can be used for deduction. I EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: 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 NET: 34,848 square feet NET: 37,026 square feet 3,050(minimum lot area) - 3,050(minimum lot area) 11A Omits Per Acre - 12.1 Units Per Acre k The Development Code requires that the net site area exist for the next whole dwelling unit NO ROUNDING UP IS PERMITTER. *Minimum Project Density is BO%N the maximum allowed density.TO DETERMINE THIS STANDARD, MULTIPLY THE MAXIMUM NUMBER OF DINTS BY'. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Residenbai Apple:ition/I laming Division S©cbon ❑ SPECIAL SETBACKS [Refer to C6. section 18330) • D STREETS: feet from the centerline of . D FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures. D. ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained between each dwelling unit or garage. D MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family residential developments. ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines. ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size. (See applicable zoning district for the primary structures'setback requirements) FIAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. ❑ BUFFERING AND SCREENING (Refer to Code Chapter 18.745) 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 Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: . IM LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the k branching width of the proposed tree species at maturity. Further information on regulations I. affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY of TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Appicafion/r'I ini g Dimon Sedan LI PARKING (Refer to Code Chaptt.d 18.765 a 18.705) ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED. Single-family Requires: One (1) ff-street parking space per dwelling unit; and One 1) space per unit less than 500 square feet. ➢ Multiple-family Requires: 1.25 spaces per unit for 1 bedroom; 1.5 spaces per unit for 2 bedrooms; and 1.75 spaces per unit for 3 bedrooms. Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of guests and shall consist of 15% of the total required parking. NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPACT SPACES. Parking stalls shall be dimensioned as follows: ➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches. ➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches. ➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned disabled person parking spaces. The minimum number of disabled person parking spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space symbol shall be painted on the parking space surface and an appropriate sign shall be posted. ❑ BICYCLE RACKS (Refer to Code Section 18.165) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. ❑ SENSITIVE LANDS (Refer to Code Chapter 18.115) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. ❑ CLEARWATER SERVICES(CWS) BUFFER STANDARDS (Refer to R a 0 96-44/USA Regulations-Chapter 3) LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive area. Design Criteria: The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table identifies the required widths: CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9 Res,clenb./App&aeon/Planning Drhsion section TABLE 3.1 VEGETATED CORRIDOR WIDTHS SOURCE CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION a ORDER 96-44 'A": SENSITIVE ARFA DEFINITI� � � - :TO SE SITILAR -` ., .RIBS kstut`k`t.: • Streams with intermittent flow draining: <25% 15 feet * 10 to <50 acres f >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams,and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and .onds • Streams with intermittent flow draining: >25% • 10 to <50 acres 30 feet + >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams,and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine(break in • Natural lakes and ponds <25%slope), add 35 feet past the top of ravine' 'Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,located a minimum of 15 feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement. 2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition. 3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to 15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback horn the top of ravine. Restrictions in the Vegetate Corridor: NO structures, development, construction activities, gardens, lawns, application of chemicals, dumping of any materials of any kind, or other activities shall be permitted which otherwise detract from the water quality protection provided by the vegetated corridor, except as provided for in the USA Design and Construction Standards. Location of Vegetated Corridor: IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit. CWS Service Provider Letter: PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. n SIGHS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. kTREE REMOVAL PLAN REQUIREMENTS IRefer to Code Section 18.190.030.CJ 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, artition, site development review, planned development, or conditional use is filed. Protection is preferred over removal where possible. CITY OF TIGARD Pre Application Conference Notes Page 5 of 9 Residential Appicabon tauang Division Section • THE TREE PLAN SHALL IN..L_UDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION (Refer to Code Section 18.190.060.11 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. j] CLEAR VISION AREA (Refer to Code Chapter 18.7951 The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN TI IREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Residential App6ca9ontPlanning Division Section ❑ FUTURE STREET PLAN AND E)ITENSIIOF STREETS (Refer to Code Section 18. .030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. I:4 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 1'/2 times the minimum lot size of the applicable zoning district. ❑ BLOCKS (Refer to Code Section 18.810.090) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS ._ 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) PC 18.765(Ott-Street Parking/Loading Requirements) 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) 18.775(Sensitive Lands Review) 18.350(Planned Development) _� 18.705(Access/Egress/Circulation) 18.780(Signs) 18.360(Site Development Review) 18.710(Accessory Residential Units) 18.785(Temporary Use Permits) - 18.370(variances/Adjustments) K 18.715(Density Computations) X- 18.790(tree Removal) 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) < 18.795(visual Clearance Areas) 18.385(Miscelkaneous Permit) 1)e18.725(Environmental Performance Standards) 18.798(careless Communication raokties) ?� 18.390(Decision Making Procedures/Impact Study) 18.730(Exceptions To Development Standards) 18.810(Street&Utility Improvement Standards) - 18.410(Lot Line Adjustments) 18.740(Historic Overlay) DL 18.420(Land Partitions) 18.742(Home occupation Permits) 18.430(Subdivisions) -IN 18.745{Landscaping&Screening Standards) _K._ 18.510(Residential Zoning Districts) _ 18.750(Manufactured/Mobil Home Regulations) 18.520(Commercial Zoning Districts) 18.755(Mixed Solid Waste/Recycling Storage) 18.530(industrial Zoning Distrids) 18.760(Nonconforming Situations) CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Appicat on/Planni g Division Section • ADDITIONAL CONCERNS OR COMMENTS: _ � �r��e ✓�� it s ��$ � .�,� �.-�� 7/e•B fe-Pe,z-e— A11274 • • �� I (-77Gc'5 e - a • CL4 L r^emu e°7- :, cue. PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 4:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1), 8'/' 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 Department will perform a preliminary review of the application and will determine whether an application is complete within 30 days of the counter submittal. Staff will notify the applicant if additional information or additional copies of the submitted materials are required. CITY OF TIGARD Pre-AppIleation Conference Notes Page 8 of 9 Residential Appic on/Planng Division Solon The administrative decision public hearing will typically occur apr...,ximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal pe -od follows all land .• decisions. An appeal on this matter would be heard by the Tigard �,_: r = . A basic flow chart which illustrates the review proce is avail - from h-'Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION (County Surveyor's Office: 503-648-8884J PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard, applicants are required to complete and file a subdivision plat naming request with the Washington County Surveyor's Office in order to obtain approval/reservation for any subdivision name. Applications will not be accepted as complete until the City receives the faxed confirmation of approval from the County of the Subdivision Name Reservation. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by the Building Division will not be granted until there is compliance with all conditions of development approval. These pre-application notes do not include comments from the Building Division. For proposed buildings or modifications to existing buildings, it is recommended to contact a Building Division Plans Examiner to determine if there are building code issues that would prevent the structure from being constructed, as proposed. Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be demolished has system .development charge (SDC) credits and the underlying parcel for that structure will be eliminated when the new plat is recorded, the 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 THE DEMOLITION PERMIT IS OBTAINED). PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to 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 statt relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: QTY OF �IIN I Lej- STQ PfO N HOLDING PRE-APP. MEETING PHONE: (503) 639-4171 FAX: (503) 684-7297 E-MAIL (staff:lint name @ci.tigard.or.us TITLE 18(QTY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us I1:lpattylmasters\Pre-App Notes Residential.doc Updated: 26-Jun-02 (Engineering section:preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Appkcabonfi lannsng Division Secion PRE-APPLICATION CONFERENCE NOTES 444, Aar I ➢ ENGINEERING SECTION Q City ofTigard,Oregn 0 t Shaping if Better Community PUBLIC FACILITIES Tax Map[sl: 2S125DB Tax Lot[sl: 02300 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW Taylors Ferry Road to 37 feet from centerline (WACO 3-lane Collector with bike lanes) SW to feet ❑ SW to feet SW to feet Street improvements: X Half street improvements will be necessary along SW Taylors Ferry Road, to include: ® 25 feet of pavement from centerline ® concrete curb • storm sewers and other underground utilities ▪ 6-foot concrete sidewalk at ultimate alignment with planter strip • street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ® Other: WACO Facilities Permit requried CITY OF TIGARD Pre-Application Conference Notes Page 1 of 6 Engineering Department Section • ❑ street improven,its will be necessary along SW , to include: ❑ feet of pavement I I concrete curb I storm sewers and other underground utilities ❑ -foot concrete sidewalk ❑ street trees I I street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: street improvements will be necessary along SW , to include: feet of pavement I I concrete curb ❑ storm sewers and other underground utilities -foot concrete sidewalk I street trees I street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: I I street improvements will be necessary along SW , to include: I 1 feet of pavement I I concrete curb I I storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: ❑ street improvements will be necessary along SW , to include: feet of pavement I I concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY OF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section Other: Agreement for Future Street Improvements: In some cases, where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) SW Taylors Ferry Road, except that a sidewalk must be constructed with this partition, according to WA CO requirements (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Taylors Ferry Road. Prior to final building inspection, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Taylors Ferry Road. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate connections to the public sewer main. CWS will review and approve the connection(s). Water Supply: The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: CITY OF TIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section • All proposed development wit"in the City shall be designed such th-t storm water runoff is conveyed to an approved public draina system. The applicant will be rep ad 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. Pay the fee-in-lieu 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. 00-7) which requires the construction of on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created impervious surfaces. The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing an on-site facility provided specific criteria are met. The City will use discretion in determining whether or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of 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. ® Payment of the fee in-lieu. Other Comments: All proposed sanitary sewer and storm drainage systems shall be designed such that City maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance access roadways may be required if existing or proposed facilities are not otherwise readily accessible. 1) Washington County may require the Engineer to design the profile and horizontal alignment along the frontage and 300 fee beyond the sitet in each direction. 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. Pay the TIF CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building 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. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section • • Other Permits. There -re other special permits, such as rws^hanical, electrical and plumbing that may also be requi Contact the Development Service ;ounter for more information. GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS All subdivision projects shall require a proposed grading plan prepared by the design engineer. The engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as well as lots that have natural slopes in excess of 20%. This information will be necessary in determining if special grading inspections will be required when the lots develop. The design engineer will also be required to shade all structural fill areas on the construction plans. In addition, each homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall include topographical contours and indicate the elevations of the corners of the lot. The builder shall also indicate the proposed elevations at the four corners of the building. PREPARED BY: - "1„ 12. Z. 3 o ENGINEERING DEPARTMENT STAFF DATE Phone: (503)639-4171 Fax: (503)624-0752 document3 Revised: September 2, 2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE-APPLICATION CONFERENCE REQUEST CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 GENERAL INFORMATION Gir �/� C FOR STAFF USE ONLY Applicant: �O Rf�1 Address: +100 Ski I f\YeLug-S 7Phone:Sb� 'gS}-3 I Case No.: /Z —ZE�O T — O o f( I City: r))IL(- JO Zip: Gj 23 Receipt No.: 2— - .5—c/ i6p�r� t'C'f'�5�+� Application Ac pep d By: Contact Person: Phone: fie•-`134- Sy-z( Date: IZ�C- 0 Property Owner/Deed Holder(s): TC',f`i FcAi"S. 1 2/ z DATE OF PRE-APP.: f 2//� TIME OF PRE-APP.: If ; (-)-\ 6 `` Address: 9 -f(,, SG CLA-1-54) Si• Phone:Sys' ?® 'Zd/(, y� /:7230 PRE-APP. HELD WITH: City: 1 v�T� �7, e� Zip. Rev.7/1/04 i:\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): Zoo Sou T-AYt,zs ri,-iY i D REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#(s): (2- f k; , Zoning: `S ❑ Pre-Application Conf. Request Form Site Size: 114 2-f 'f $f 4 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION any site-specific questions/issues that RE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the minimum of one (1) week prior to officially scheduling a proposed lots and/or building layouts pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location prepare for the meeting. of the subject property in relation to the nearest streets; and the locations of A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and weeks of the Planning Division's receipt of the request for either across the street. Tuesday or Thursday mornings. Pre-application conferences are ❑ The Proposed Uses. one (1) hour long and are typically held between the hours of ❑ Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the collocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (see Section 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. ❑ Filing Fee $296.00 �- CITY OF TIGARD 12/16/2004 13125 SW Hall Blvd. 2:28:21PM ium,,,� ;��i�i Tigard,Oregon 97223 L.... (503) 639-4171 Receipt #: 27200400000000005420 Date: 12/16/2004 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2004-00112 [LANDUS]PreApp Conf 100-0000-438000 296.00 Line Item Total: $296.00 Payments: Method Payer User ID Acct./Check Approval No. How Received Amount Paid Check CARPET WORLD KJP 1395 In Person 296.00 Payment Total: $296.00 CARPET WORLD 1395 6723 SE 56TH PORTLAND,OR 97206 `�^b'�� Date °`^� Pay rd r the OV1 f order of vQ `ai}q ` Z el\KcA A v.8 Vn `�op 3 @ l�y Dollars Bankof America. "°°" Gresham 2886 '� Oregon For ---1—.CL:SZ ----..' Ay cReceipt.rpt Page 1 of 1 Pre-Apps (CD Meetings) December2004 S M T W I F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 Thursday, December 23, 2004 8:00 8:30 9:00 Pre-app 9:30 10:00 Pre-App lee Leighton 503-684-0652 2s112cc-00200 34-lot SUB 10:30 11.00 Pre-app Bogdan Popescu 503-936-8426 7200 SW Taylors Ferry Rd 2-lot MLP 11:30 12:00 12:30 1:00 1:30 2:00 • 2:30 3:00 3:30 4:00 4:30 5:00 5:30 6:00 2:27PM Thursday,December 16,2004 000' 17701 NE 24TH ST. VANCOUVER,WA 98684 DESIGN LLC T:360-936-8426,F.360-253-6054,www.bmpdesign.us Date: December 16, 2004 City of Tigard—Planning Department RE: pre application for property located at 7200 SW Taylors Ferry Rd. Portland, OR 97233 Proposed 2 lot partition. Existing conditions: property located on the south side of SW Taylors Ferry Rd, topography slopes from North to South in approximately 7.5 % slope. Existing use: residential Existing structures: existing house, sheds, garage. Existing trees: see site map. tree surveyed. Proposed Development: 2 lots partition. Proposed use: Residential. Sanitary sewer available in SW Taylors Ferry Water available in SW Taylors Ferry Storm: proposed water quality and infiltration pond at the lower side of the property-see attached site map. BMP Design LLC Civil Engineering Design,Residential,Commercial,Industrial Projects.Construction Management,Construction Staking. Oregon&Washington a F • ......\\NiiiNii, „,, -...,,,.. T � t z T\ \ 4 - — v� v � - S LIG E \ 11/ - •-",-....."-; x � �\� CD \ ; 30 V A \ 1) 7 i z D `\ \ \\ 11 \ ilpS \ D \ o 1 N L z = ' N n II p0 b � °co \t......40.� \ : r-D \ \ . .\ \ *...„......t) 71 IP o o P., , ' \ 4k4 z• O W o �\ rn \ \ \ \ O s, d rn co ( 22.00 N 82.18' . INIW N o ter\ \ N V $N 4> \ o (A 1-4 . \ \ au, =O m� \ ` � \ N Z O O N cn \ Z I..... up?... O O N ► ' , N Z f 7o 0 N 9p . TO ' \ ` ^� w N 3 9p S82°lv 351IE - -\ \\ N 0 104.99' \ w to PRELIMINARY, SUBJECT TO REVIEWS AND VISIONS, NOT FOR CONSTRUCTION 7 2 PROJECT: FARCAS PARTITION iiei po f IN1 ENGINEERING,CONSTRUCTION MANAGEM� C 1 o 74i A S I TE PLAN *G. RESIDENTIAL,COMMERCIAL, INDUSTRIAL 43 x N L4Amma 17701 NE 24th Street,VANCOUVER,WA 96684 Ra Scups/ems us IR RSION/DAIE D nary sA o o or 7200 SW TAYLORS FERRY RD. PORTLAND, OR 97233 ` ... EVI •j NOTICE TO MORTGAGEE,LIENHOLDER,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 1111 MINOR LAND PARTITION TIGARD DATE OF NOTICE: October 4,2006 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2006-00001 ADJUSTMENT (VAR) 2006-00075 FILE NAME: FARCAS PARTITION REQUEST: The applicant is requesting approval to partition a 19,281 square foot lot into two lots of 7,501 square feet and 8,551 square feet. The applicant is also requesting approval for an adjustment to the access spacing standard for the proposed shared driveway, because it does not meet the 200-foot spacing requirement for streets on a collector. LOCATION: 7200 SW Taylors Ferry Road;Washington County Tax Map 1S125DB,Tax Lot 2300. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. REVIEW CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON OCTOBER 18. 2006. All comments should be directed to Emily Eng, Assistant Planner (x2712) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or bye-mail to E milya tigard-or.gov ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR NOVEMBER 15, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. 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 Hearings Officer 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 PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A 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 WRITIEN 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. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." I 1116111 U I� . ■ !14 W VICINITI"SLAP imimarin rem,., IMO \ILP332-4021 • r�� rjui /y� '■11�� //��0 e F_�R()_�S PARTITION ��' 1 _' VO �' RO ,a 1 ' •_■�1l 7 •iiiihi iIIIS'1I,■?7■I■plj llm " - , ,. .. ,,L-4,-1-<'... , _ 111111111 iiiiiffi al 1■1 $��■ T■'f �■lI.14 ♦ ,,. `1 • ' iir �, ■��■�� , AM*..... . I 1.110/911.11.111110.111.1111 0.1.744111 n,N• sbort,ent •a aete •t .t -. .E ,.# NOTICE OF TYPE II DECISION • P :t MINOR LAND PARTITION (MLP) 2006-00001 FARCAS PARTITION TIGARD 120 DAYS = 1/18/2006 SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition (MLP) MLP2006-00001 Adjustment (VAR) VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland, OR 97236 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located on the south side of SW Taylors Ferry Road, between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S125DB,Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLI CABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Study); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall. THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for 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: 1 THIS DECISION IS FINAL ON NOVEMBER 17, 2006 AND BECOMES EFFECTIVE ON DECEMBER 6, 2006 UNLESS AN APPEAL IS FILED. AAp eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the 'Tigard Community Development Code which provides that a written 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 5:00 PM ON DECEMBER 5, 2006. Questions: For further information please contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. �IIIIIiI"!JiIIilIp;iIuiu�igr MN .: ' ��is �dr i mg. '�'VAR2006-00075 : :r ,, uI ,■ -'1 FARCAS PARTMON ertk> RD 11. NM, T ' rig "II ILI .V1 1 � r h m Nfr� n ,,h∎ . 7I 1 Ali,\ ,l �� — I i,Muii rn�i All 91 A t11WU ST. a��o� ♦ I�� . - -- -..impriLik =-...r...7.1,==.-x_ 1 PART OF LOT 3, TRACT 1,D( EVARD HEIGHTS IN THE SE 1/4 ' / ..<< SEC11044.34, TOWNSHIP 2 SOU1H,RANOC 1 WEST, WILLAMETTE MERIDIAN,IXTY OF 1t .WASHINGTON ,.le�� j<` COUNTY,OREGON, ,' %'' .\ --"C•.,y T 21,2006 SCALE: 1%, 30' Wr I V.N05•2356 V ,C�i 4 55 We114I CLFAR41CS ! L . �- TRNHpIL 1 lop. ,� -- -' � ` . , , / NH*3/4' 1 ^k? .. : �� SSINCE , \\te.754ING P°` \ \ \ i+"m "\ \� � �, occ-+o'PNo.6/e IA. \ 73>\e.I. eI 1 c-r 7,601 6.r141'D MST"WEBf LK ■ �\ 4Lb-32 ) -k`` PARC0.4 �y 1.651 AF., WIMP 6 PAVED 7E0110N n •\ • 2.465 SF. 1 -_ q. �r_r " a \ ea3oVat \ g 4' PNO.3/4'LP. z \I \ \ .74 y ■ I '. 1 \ \ 3e.' \ L m��2 \ \ 9 . •0 ' ski si S 1 l \\ \ \ MD N.S. CANO 5.0' .7"4"" - \ \ \ \ 1!1 r \ n 2 �\ \ §' 6 Boa, .1. o 7144 - N e2.26b1'1F ` \\\\�N. : .r� O RAYIII 12-31-00 1 w et. • NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2006-00001 FARCAS PARTITION 120 DAYS = 1/18/2006 SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition(MLP) MLP2006-00001 Adjustment to Access Spacing Standard VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland,OR 97236 Portland,OR 97223 ZONING DESIGNATION: R-4.5: Low DensityResidential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 7200 SW Taylors Ferry Road. The subject site is located on the south side of SW Taylors Ferry Road,between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S125DB, Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Stud)); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);and 18.810(Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 1 OF 23 SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS Tualatin Valley Fire and Rescue was provided the opportunityto comment,but did not submit comments. Qwest reviewed the proposal and noted that it has no facilities to serve the subject site. Qwest does not object to the proposed partition. The Washington County Department of Land Use and Transportation has reviewed the proposal and made findings in response to County code criteria. Full comments by Naomi Vogel-Beattie are in the County's preliminary review, dated October 12, 2006, included in the case file. A copy of this preliminary review will also'ae sent to the applicant and owner along with this decision. Summarized comments have been included in the Access, Egress and Circulation section and Public Facility Concerns section of this decision. Conditions of approval are included in a section entitled "REQUIRED WASHINGTON COUNTY CONDITIONS OF APPROVAL" at the beginning of this decision. SECTION VIII. PROCEDURE AND APPEAL INFORMATION Notice: Notice was mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON NOVEMBER 17,2006 AND BECOMES EFFECTIVE ON DECEMBER 6,2006 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 cif-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 maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 5,2006. Questions: If you have any questions, please call the City of Tigard Current Planning Division, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon at(503) 639-4171. December 17,2006 P ARE C : g DATE Assistant Planner AM= December 17.2006 APPROVE to BY: •'c . d Bewersdo DATE Planning Manager NOTICE OF DECISION MLP2006-00001/FARCAS PARTITION PAGE 23 OF 23 REVISED 14 II NOTICE OF TYPE II DECISION TIGARD MINOR LAND PARTITION (MLP) 2006-00001 FARCAS PARTITION 120 DAYS = 1/18/2007 SECTION I. APPLICATION SUMMARY FILE NAME: FARCAS PARTITION CASE NOS: Minor Land Partition (MLP) MLP2006-00001 Adjustment (VAR) VAR2006-00075 PROPOSAL: The applicant is requesting a Minor Land Partition to partition one (1) existing 0.44-acre lot into two (2) parcels for detached single-family dwellings. The applicant is also requesting an adjustment to the access spacing standard for the proposed driveway because it does not meet the 200-foot spacing standard on collector. The applicant requests that the spacing standard be adjusted to 38 feet. APPLICANT: Joe Bec OWNER: Ioan Farcas 12545 SE Clinton Court 7200 SW Taylors Ferry Road Portland, OR 97236 Tigard, OR 97223 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: The subject site is located on the south side of SW Taylors Ferry Road, between SW 74th Avenue and SW 70th Avenue;Washington County Tax Map 1S125DB,Tax Lot 2300. PROPOSED PARCEL 1: 7,501 Square Feet PROPOSED PARCEL 2: 8,551 Square Feet APPLI CABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures/Impact Study); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 18.730 (Exceptions to Development Standards); 18.745 (Landscaping and Screening); 18.760 (Nonconforming Situations); 18.765 (Off-Street Parking and Loading Requirements); 18.790 (free Removal); 18.795 (Visual Clearance Areas);and 18.810 (Street and Utility Improvement Standards). SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request. The findings and conclusions on which the decision is based are noted in the full decision, available at City Hall • THIS APPROVAL SHALL BE VALID FOR 18 MONTHS FROM THE EFFECTIVE DATE OF THIS DECISION. All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be obtained for 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 r Final Decision: THIS DECISION IS FINAL ON NOVEMBER 20, 2006 AND BECOMES EFFECTIVE ON DECEMBER 7, 2006 UNLESS AN APPEAL IS FILED. Areal: 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 97221 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 5:00 PM ON DECEMBER 6, 2006. S Questions: For further information please contact the Planning Division Staff Planner, Emily Eng at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. , —T-- no VIQNITY AP �, �i Itsa. i"l I-♦ MLP2006 00001� � . P, VAR2006.00075 ..: ;• 1.1 „r. <> ■■ IIII IIFARSPARON 4111 till III 11111.9110 girl e, P IMO RIi1I1j- � , I . ,: •i7■4■1 LA,... .,‘,i__rn — ,II t i■■■ �_ ■ ■ �1 I■■ �■ .,� 1 � s aw ■ i■ Ilk .a■>■ A 1111111111.6-6 !r ♦♦ ..• ■■ �► � 1111■� 4. a� ■■■- E . ■.r� N IS illeler.00 ■.■ ■ 11�i��!■■■■■.■.. 1 FMr OF LOT 3, TRACT 1, M RVMO MOH” 114C 1IC110N 3a, TOW4P4P 1" ' / .<C 2 2gU1M, RAM Or I 1' ma , MKLAMIITI MIMIaAM,aTY a< o, wAw�M/T6M I j.\ comfy,ORIOOM. Is i sewM ui. Y 21,2002 SCAM 1'. 30' tt f'` \� / iii': - - MM'27'N1r L1r' T I Mali 1 r ilifrii r}.��"■' i • MN 3/p ( - savor / ' rO- - 4#1)"I I \\\ \► 10\ %\� \ 1 'iIxc-ioMT tIn\\;S64.,: \\l0�`I -7• Trot Ii. • \ . Ads 111040.0.lipsytior I.R.FOR It T . I �-\\-o i, ,, 12. .t \ \ 2Rh1wSY IrAO'MNO KOIION sfQIRN WG \ , 2.4111 Si. t ` \ ROW 010. _� y l\ I \ \ \ 771 RA C \ 8 . \ Olt \ or2\0'afl \ ti RA.2/1'L►. • 'C\$ \ \ I. sl. V Mho FOR Lc 0014 ItO4, _. it \ \ 1+ ° \\ \\ yV ■ IL 1`'11.►\ \ g 9�; . A i \ \ 1I 1 \\ \ �~ Map II � Avanirt Is ' \ \ \ \lq •t I R ‘�11��w I % \"�3 \ \ R 1 i / M 1ruvvw \\ \ MAIM 1,41.11 ta.11r J - " Washington County,Oregon 2006-114126 09125/2006 02:11:51 PM • ► Cnta1 6tn■21 RECORDS1 ,$6.00$11.00-Total a$37.00 After recording return to: 11111111 111 11 111111111111 1111 11111 cis 01014624200601141260040047 1437200 Rd. I,Richard Hobemlcht,Director of A mint and r, ,, and,OR.97223 Taxation and Ex-Officio County Clerk for Washington . t- County,Oregon,do hereby certify that the within r.1 v o e Sec instrument of writing was received and recorded in the 12-9-(5 SE C.L.-11UroN C!. book of records of saidCroY_yr y. 'c 67Zr i.Hht� oiR GRANT OF EASEMENT Richard W.Hobemlcht,Directors of mint and Taxation,Ex• fflclo County Clerk (171-3(e For M 02 00 6-0000 I Sanitary and Storm Sewer Pamela Lindberg, Grantors, grant, bargain, sell and convey to Ioan Farcas, Grantee its successors and assigns, a Sanitary and Storm Sewer easement in, upon, and across all the following described property, situated in Washington County, as follows, to wit: See attached EXHIBIT'S A, B, & C. This easement is in favor of Tax Lot 1S125DB02300 The duration of the easement shall be perpetual. The Grantors may make any use of the described property provided that such use does not interfere with the purpose of this easement. The true consideration for this conveyance is non-monetary. Dated e -a5-0(Q , 2006 By: Pamela Li dberg iw'r•. OFFICIAL SEAL STATE OF OREGON TAWNYA R ROGERS NOTARY PUBLIC-OREGON �'°{ COMMISSION NO.375461 )ss MY COMMISSION EXPIRES DEC.10,2007 COUNTY OF C. 4ceitfl1 ) This instrument was acknowledged before me on 25 day of Serr S , 2006 by Pamela Lindberg, an individual. ( 44)14`W'4 €' NOTARY PUBLIC STATE OF OREGON My commission expires: EXIHIBIT "A" PART OF LOT 22, "SHADY DELL NO. 2" IN THE SE 1 /4 SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SEPTEMBER 6, 2006 SCALE: 1 "= 30' PENDING AT 20 PARTITION PLAT DOC. NO. 2004-1 13330 — S 82'1 ` � 8'35"E 105.00' "` 5.04' 25.19' - °' ` \/ Ni O 0 G .\/ � � V 5.00' WIDE I••.--- ,� ��. PRIVATE r2 � Q SANITARY SEWER w 3 in tP AND STORM ° ° o TEMPORARY 22 4. DRAIN EASEMENT rt2.) 0 25.00' WIDE 21 ° ° n CONSTRUCTION do o EASEMENT �� Cl V z / ` �, 63.4) - \\6\ 0, e -7 1,9 L. L. 634) L. -, L \ / G' . 22•. 19 LL I' 9). L O` -1. L. = -- 0, QQ 133•04. , 25.12' �`� 23 REGISTERED L = \■ PROFESSIONAL 5.00' C'i LAND SURVEYOR / CURVE RADIUS LENGTH DELTA CHORD CH.BEARING ./It't‹./.V irli 1 149.98' 48.01' 18'20'31" 47.81' S 35'19'42"W OREGON 2 149.98' 25.12' 09'35'41" 25.09' S 30'57'17"W FEBRUARY 8, 2000 3 149.98' 5.00' 01'54'38" 5.00' S 27'06'46"W MICHAEL L. MANWELL 57148 RENEWS: 12-31-06 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE: (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "B" A 5.00 FOOT WIDE PRIVATE STORM DRAIN AND SANITARY SEWER EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITUATED IN THE SE 1/4 OF SECTION 34, T2S, R1 W, W.M., CITY OF TIGARD,-tSkA.G44AMAS COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: ' \N ASti 11J(iTO'I4 BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 82'18'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 5.04 FEET; THENCE S 00'33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 68.03 FEET; THENCE S 63'47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 129.97 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 5.00 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 01'54'38", LONG CHORD BEARS S 27'06'46" W, A DISTANCE OF 5.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63'47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00'33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71 .80 FEET TO THE POINT OF BEGINNING. CONTAINS 1,007 SQUARE FEET. REGISTERED \ PROFESSIONAL LAND SURVEYOR O R E G O/7/1411(inve FEBRUARY 8, 2000 \\ MICHAEL L. MANWELL \` 57148 EXPIRES 12-31 -2006 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE: (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "C" A 25.00 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS TO BE TERMINATED UPON COMPLETION OF A PRIVATE SANITARY SEWER AND STORM DRAIN LINE FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITJATED IN THE SE 1/4 OF SECTION 34, T2S, R 1 W, W.M., CITY OF TIGARD, COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: -w R St+1061TotJ BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 8718'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 25.19 FEET; THENCE S 00'33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 52.94 FEET; THENCE S 63'47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 119.39 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 25.12 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 09'35'41", LONG CHORD BEARS S 30'57'17" W, A DISTANCE OF 25.09 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63'47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00'33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71.80 FEET TO THE POINT OF BEGINNING. CONTAINS 4,706 SQUARE FEET. REGISTERED PROFESSIONAL LAND SURVEYOR O R E G O N AL 2 FEBRUARY 8, 2000 MICHAEL L. MANWELL 57148 EXPIRES 12-31-2006 M I Ke uul4 r T� AI% WASHINGTON COUNTY, OREGON Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350-13, Hillsboro, Oregon 97124 (503)846-8761 FAX: (503)846-2908 c ' \ ! April 17, 2007 \ _\\ AP r. 17 2:07 Cornel/loan Farcas 15646 SE Clatsop Street , � ".rtGARD Portland, OR 97236-5504 Re: Farcas Partition - Project No. 07908 SW Taylors Ferry Rd — City of Tigard Your submittal, to obtain a Facility permit, has been deemed complete and forwarded to the Engineering Division. Prior to plat recordation, the Facility_Permit must be issued. Prior to the issuance of a Facility Permit, the following must be completed: Obtain departmental approval of the public improvement construction plans. II. Execute a construction agreement and provide assurance in the amount to be determined by Washington County Engineering Division. While waiting for departmental approval on the construction plans, you may: A. Provide proof of liability insurance as shown on the enclosed example. B. Submit an original executed Inspection Option form. (Form is enclosed.) C. Provide evidence that the following items have been completed. (Submittal of proposed plat will suffice for plat-related items and contact Jamil Kamawal, 503-846-7932 for other documents): 1. Dedicate additional right-of-way to provide 37 feet from centerline of SW Taylors Ferry Road frontage. 2. Dedicate additional right-of-way to provide adequate corner radius at the intersection of SW Taylors Ferry Road. 3. Provide for access restriction along SW Taylors Ferry Road frontage, except at approved access points. Any other requirements will be detailed to you after plan approval. If you have any questions, call this office at 503-846-3843. !/ Alf !/, C - gi t K.thleen E. Haupt Planning Assistant Enclosures (2): Example of Proof of Liability Insurance, Inspection Option form. c. ZCS Engineering, 10121 SE Sunnyside Rd, Ste 205, Clackamas, OR 97015 City of Tigard 07908_FPReq . Paov�-wool Mike White - Arlington inspection 122806.pdf Page 1 CWK2 Land Development Consultants Daily Construction Report Date: 12-28-06 Inspector: Chris Kittredge Project No. WBR.001 Weather: Cloudy,dry Project Name: Arlington Heights Temperature: 40 Developer/Owner: Tom Weber • Wind: Windy Contractor: Ken Leahy Soil Conditions: Damp Supervisors): Phil Carlsson Forecast: Overcast Backhoes 1 Dump trucks Tractor&Disc Scrapers Pavers Dozers 1 Water Truck 1 Track Ballast Grader Compactors Mini excavator Wheel Loaders 1 Track Liner Compressors Graders 1 Rollers Excavators Sub Foremen Operators Laborers Description/Location/Equip. Demolition: Demolition 2: Excavation: Paving: _ Excavation: Grading: San.Sewer Testing: Erosion Control: Curb: Observations 12:10 am-Arrived on site to inspect erosion control BMP's on-site. No new work has been performed since last visit other than erosion control measures. The site remains"buttoned up"temporarily for the winter. The site has been covered with a large amount of new straw since my last visit Dec 21. Summit Ridge Street has been smooth graded to repair gulleys in subgrade created during recent heavy rains.Off-site flows appear fairly clean, water downstream in creek appears clear. An additional row of sediment fence has been placed along the south property line. *rock berms along bottom on site in roadway have been cleaned(again since the 21s)of sediment and reconstructed. Sediment pond at bottom of site also appears to have been cleaned recently(again since the 21s1) and appears to be functioning adequately. 12:55 pm- Left site. III CITY OF TIGARD 9/21/2007 i 13125 SW Hall Blvd. 1 1:54:21 AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000004303 Date: 09/21/2007 Line Items: Case No Tran Code Description Revenue Account No kmount Paid MLP2006-00001 [TREES]Tree Replacement 225-0000-417000 2,750.00 Line Item Total: $2,750.00 Payments: Method I':ncc User ID Acct./Check No. Approval No. How Received Amount I'aid CreditCard JOHN FARCAS ST 000122 In Person 2,750.00 Payment Total: $2,750.00 cReceipt.rpt Page 1 of I Kim Mcmillan - sewer maps/permit for 7200 SW Taylors Ferry. Page 1 ..pk(2_ C-AS From: "JOE CRISTINA BEC" <joe_cristina @msn.com> To: "Kim Mcmillan" <Kim @tigard-or.gov> Date: 9/20/2006 3:56:30 PM Subject: sewer maps/permit for 7200 SW Taylors Ferry. Hi, I was at the city today and talked to Emily regarding getting a permit for the sewer construction at this site. I brought in sewer maps from my engineer which Emily said she would forward to you. I just have several questions because I talked to the engineer and I don't think the maps line up with what is actually going to be installed. -at the house end the line is shown outside of the 5' easement, they lost track of how much room we have to work with. -if the line gets bumped out toward the property line at the house, I think we can keep the lines centered in the easement the entire length. -profiles 2 and 3 show the sanitary line below the storm, I would prefer to keep them both at the same slope and elevation. (The sanitary line would be the same as the storm line) -the storm is shown as one 3" line, we will actually have two 4" lines unless 3" lines would work. Also, is it possible to have both future houses share one 4" line? -is there a minimum depth for the sanitary line or is 12" of cover enough? -is there a min. depth for the sanitary at the curb line? Only about 2 feet is shown and I don't think that is going to work. -can abs be used in ROW? -I think if we put in a 22 1/2 bend in the sanitary line at the property line we would get more cover on the line unless what is shown is going to work. -does any of this have to be reviewed with CWS or is this just City of Tigard jurisdiction? How can we go about getting a permit for this work? The owner wants to install the lines ASAP in order to get the house done and I think possibly to avoid wet weather. I would go ahead and record a easement but the legal description of the property at 7200 SW Taylors Ferry will change and I don't know what the new legal is going to be. Can we get the permit to do the work being as there is already and easement on the plat?Any idea? Please contact me asap as the contractor wanted to start on the work today but could not obtain a permit from the city. Thank you, Joe 503-515-4287 • 14 LP,60 io -00001 EXIHIBIT "A" PART OF LOT 22, "SHADY DELL NO. 2" IN THE SE 1 /4 SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON COUNTY, OREGON. SEPTEMBER 6, 2006 SCALE: 1 "= 30' PENDING 20 PARTITION PLAT Q DOC. NO, 2004-113330 P S 82 18 35 E' 105.00' 5.04' 25.19' - (7 o e ■ en K) N O p ` 5.00' WIDE - Ir--- r'� `C� PRIVATE w Mo c6� O SANITARY SEWER x r Ls AND STORM 'r° o TEMPORARY 22 DRAIN EASEMENT ° 25.00' WIDE 21 0 0 0 CONSTRUCTION 0 o EASEMENT d'cs3 n z v) L r'.� �/ x\\\634, �O . ■\\ S 6�'4> \∎� �?2E ' 779 3 N 9 63.4 \ \ / G'` 22•� ��i.c, � / 73,3 L = �� O 2 3 .04, 25.12' // C') REGISTERED I L = \ �' PROFESSIONAL 5.00' ' C,)• LAND SURVEYOR / CURVE RADIUS LENGTH DELTA CHORD CH.BEARING 7)71 j /// 1 149.98' 48.01' 18'20'31" 47.81' S 35'19'42"W OREGON 2 149.98' 25.12' 09'35'41" 25.09' S 30'57'17"W FEBRUARY 8, 2000 3 149.98' 5.00' 01'54'38" 5.00' S 27'06'46"W MICHAEL L. MANWELL 57148 RENEWS: 12-31-06 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE: (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "B" A 5.00 FOOT WIDE PRIVATE STORM DRAIN AND SANITARY SEWER EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITUATED IN THE SE 1/4 OF SECTION 34, T2S, R1W, W.M., CITY OF TIGARD, CLACKAMAS COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 82'18'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 5.04 FEET; THENCE S 00°33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 68.03 FEET; THENCE S 63'47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 129.97 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 5.00 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 01'54'38", LONG CHORD BEARS S 27°06'46" W, A DISTANCE OF 5.00 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63'47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00'33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71 .80 FEET TO THE POINT OF BEGINNING. CONTAINS 1 ,007 SQUARE FEET. REGISTERED PROFESSIONAL LAND SURVEYOR /' IWIIL O R E G O FEBRUARY 8, 2000 MICHAEL L. MANWELL 57148 EXPIRES 12-31 -2006 MICHAEL LEE MANWELL PROFESSIONAL LAND SURVEYOR 2847 SE 18TH CIRCLE GRESHAM, OR 97080 PHONE: (503) 661-5270 SEPTEMBER 6, 2006 EXHIBIT "C" A 25.00 FOOT WIDE TEMPORARY CONSTRUCTION EASEMENT ACROSS A PORTION OF LOT 22, "SHADY DELL NO. 2", WASHINGTON COUNTY PLAT RECORDS TO BE TERMINATED UPON COMPLETION OF A PRIVATE SANITARY SEWER AND STORM DRAIN LINE FOR THE BENEFIT OF THAT TRACT OF LAND DESCRIBED IN DEED DOCUMENT NUMBER 2004-111330, FOR A PROPOSED FUTURE PARTITION, SITUATED IN THE SE 1/4 OF SECTION 34, T2S, R1W, W.M., CITY OF TIGARD, CLACKAMAS COUNTY, STATE OF OREGON, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID LOT LOT 22; THENCE S 82°18'35" E ALONG THE NORTH LINE OF SAID LOT 22, A DISTANCE OF 25.19 FEET; THENCE S 00°33'30" W PARALLEL WITH THE WEST LINE OF SAID LOT 22, A DISTANCE OF 52.94 FEET; THENCE S 63'47'22" E PARALLEL WITH THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 119.39 FEET TO A POINT OF CURVATURE ON THE WEST LINE OF SAID LOT 22 SAID LINE ALSO BEING THE NORTHERLY RIGHT OF WAY LINE OF S.W. SHADY COURT; THENCE 25.12 FEET ALONG THE ARC OF A 149.98 FOOT RADIUS CIRCULAR CURVE TO THE LEFT THROUGH A CENTRAL ANGLE OF 09'35'41 ", LONG CHORD BEARS S 30°57'17" W, A DISTANCE OF 25.09 FEET TO THE SOUTHEAST CORNER OF SAID LOT 22; THENCE N 63'47'22" W ALONG THE SOUTH LINE OF SAID LOT 22, A DISTANCE OF 133.04 FEET TO THE SOUTHWEST CORNER OF SAID LOT 22; THENCE N 00°33'30" E ALONG THE WEST LINE OF SAID LOT 22, A DISTANCE OF 71 .80 FEET TO THE POINT OF BEGINNING. CONTAINS 4,706 SQUARE FEET. REGISTERED PROFESSIONAL LAND SURVEYOR O R E G O N FEBRUARY 8, 2000 MICHAEL L. MANWELL 57148 EXPIRES 12-31-2006 Note: The tree mitigation fee has been corrected from$4,750 to $2,750. Tree #5 is a 33" Alder and will be removed because it is diseased and dying, as noted by the Project Arborist in the tree inventory dated 2/21/05. Trees #2 and 13 are 18" and 21" respectively, but are fruit trees and should have been excluded from the mitigation calculations. The revised calculations are below: Total trees (healthy) over 12 caliper inches: 7 Total trees over 12 caliper inches retained: 5 Percentage of trees retained: 71% Total inches lost: 44 Percentage of inches to be mitigated: 50% Inches to be mitigated: 22 Mitigation fee ($125/caliper inch: $2,750 Prepared 9/13/2007 by: Emily Eng t Assistant Planner 4 At STATEMENT PHONE ate- < DRENDEL'S TREE SERVICE INC. 635-1892 _Ro ,i Large Trees Our Specialty COB #104389 Owner Operator • TREES TOPPED,TRIMMED OR REMOVED • FULLY INSURED •CERTIFIED AREORIST • STUMP REMOVAL • WE SATISFY • OVER 50 YEARS EXPERIENCE LOCALLY • LICENSED •LANDSCAPE MAINTENANCE • FREE ESTIMATES CHEERFULLY 5583 SE WOODHAVEN • MILWAUKIE, OREGON 97222 T4 W-e--4- .1\----74, 7 e, 0 S dt ".! RA�_-t/ DATE / 20 G% j 0 .z,.. .2...,„el #s .41 f�, 1 / S a tic c t- t-e[yco�`e Pt-�_"e r1fo.-'i o✓► ✓E3/c� 1 GG CLa. f^- 3 // 5 a- `' c G[idE1/-1 6.cl e —1- ,d r- TC # -. _ / T ' S a t mod c=r aic�7` _ – l�(e cL,>. al-e- m.--- I -._ �u _7 '1 S a. `' / 7- S . /4' 6, e r a•to r�Trn hr-a.rr s lea, i-� -t'/t ' avc1 fr- e_ 5 e..3.1.-, Min, 111 3 « � a0 /41 c0-ed is--a_ e T 7 c d r- 3 y'r 1 S a. v e 1 14-1 e q d I, El,1`ct. /'""" el e_... (.- ca 2'— id e r- :/ dpi'- re. 1 ' �.h ,��-z mo- t_ S a e�e`�,�.a 33 � CA d€_,;— .Q_ 5 . - 'c' i--e-rLr C' CR __.d e-e-,4.4-e----‘27--1_4 tC-,--L,.e...i_, Pitf34-ZZ DRENDEL'S TREE SERVICE AGREES TO PERFORM THE ABOVE DESCRIBED SERVICES IN A WORKMAN LIKE MATTER,AT THE ABOVE PRICE. PURCHASER AGREES TO PAYMENT IN FULL UPON COMPLETION OF THE ABOVE WORK UNLESS OTHER ARRANGEMENTS ARE MADE IN ADVANCE. PURCHASER'S SIGNATURE FEB-19-2005 01 :50 PM Btu wa ov �YJ� -.+ ,... ,- `� T O s. w \14,41'‘- wM �� \ ) , -- i i ' n 1 _ t _ I • l•L • 1.1%-I`,ti e. N 1 v: 1 Jz l./ r c. . I . h -, • is b T � � \` \ ' l I icn Fri— I : 5 .11 , ; ; 5 '-_,,,. ......„ tii,, .. \._ _ \ ._. \ .. .\,‘__ , e ::+ z • ktil i I� w i "�\ ow o \S \ T \22.O0' N ( 2.18' ' • \ \ \ �' `� \ \ \ N . .ENI, ► , v. \ i . • _ .l o° ` o . � \ m \ c r-- \ ., I, r 2 ` 0 \ ! "' S ` ,,,,\ w z 1 , . \ . \ m .:1 V/ \N ,8 o 5 � ..: S \ W - . __ . . . � -... _ _ ,--..,,,,,, ._ rn \ \ 4/2 S82°1835;E \ N 104.99' �\ N• o JECT TO REVIEWS AND REVISIONS, NOT FOR CONSTRUCTION PROJECT: FARCAS PARTITION I SITE PLAN �,4>4,4 ,K amt orsesurmete ° r 1 oma, or _ 7200 SW TAYLORS FERRY RD. PORTLAND, OR 97233 i Emily Eng - RE: MLP2006-00001 City of''. Ord Page 1 (4/14-4-i h-c,,, -i • -- C f 3 I L c,7 From: "Dalby, John K." <John.Dalby @tvfr.com> To: "JOE CRISTINA BEC" <joe_cristina @msn.com> Date: 8/22/2007 4:15:02 PM Subject: RE: MLP2006-00001 City of Tigard The access driveway shown on the submitted drawing is approved. The location of the fire hydrant is also approved however, the hydrant must be capable of providing a minimum of 1000 gallons per minute at 20 psi residual pressure. This requirement assumes no building exceeds 3600 feet in total floor area(s). John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 From: JOE CRISTINA BEC [mailto:joe_cristina @msn.com] Sent: Friday, August 17, 2007 2:45 PM To: Dalby, John K. Subject: MLP2006-00001 City of Tigard Hi, My name is Joe Bec and I am the applicant for the above referenced land use action in the City of Tigard. In order to get approval for our final plat we need "The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting." We are proposing a two lot partition at 7200 SW Taylors Ferry Rd. I have attached a site map showing the lots, the existing fire hydrant and approximate distances. Can you please respond to this e-mail if this is adequate and I will attach/add your comments to our submittal. Alternately, you may respond to Emily Eng directly at Emily @tigard-org. Emily is the planner assigned to this case. If you have questions you can reach me at 503-515-4287. Thank-you, Joe Emily Eng - RE: MLP2006-00001 City of T'-ard Page 2 CC: "Emily Eng" <Emily @tigard-or.gov> Emily Eng-MLP 2006-00001 Page 1 From: "Dalby, John K." <John.Dalby©tvfr.com> To: "Emily Eng" <Emily©tigard-or.gov> Date: 9/13/2007 7:12:22 AM Subject: MLP 2006-00001 Hi Emily, I received the fire flow test results for the water supply system serving this proposed development. The results were satisfactory and as a result, all of our conditions have been met. John K. Dalby, Deputy Fire Marshal II Tualatin Valley Fire & Rescue, North Division 14480 SW Jenkins Road Beaverton, OR 97005-1152 503-356-4723 CC: "JOE CRISTINA BEC" <joe_cristina©msn.com> PART OF LOT 3, TRACT BOULEVARD HEIGH 1 S IN I tic SI 1/4 's\',:-- ` SECTION 34, TOWNSHIP 2 SOUTH, RANGE 1 WEST, ./ -L ( � � � WILLAMETTE MERIDIAN, CITY OF TIGARD, WASHINGTON ; (" - COUNTY, OREGON. a/ / -��' EXIST. _•T. 11, 2007 SCALE: 1"= 30' • ...sgyi. LAT. \ � 44 „.-- _ / DWY I> 4� ,_____ )01. '',!,-....„, L -11/2 . -'.. ''.--111-------t------FND_ 3/4 I.P. `! - ,, �� -- ORIGIN UNKNOWN @ .4 A SSM /-_-_-_____4:- �/ S NOS23 58'W 2.16' _ 000.1„ ,__ 1 Vow aFUawcE 0 ��\ r / NEW 3/4" :' .-\ _-'- � _;� �\ = \ SERVICE • CD .3 -sit I -. `\\. \ \ s► \ 3.00' WIDE � -` \ \� \� SCREENING PER t \ � P OPOSED N o � I° + TOTAL SITE 18.754.050 \ \ N w�to' +alt ee�r _co- „, i 19,281 S.F. \ \ \ DEC-10" TtY�,c.e 4 3 - 0A o } ` ' ` y`i \ i ;1 I PARCEL 1 A�rbor.vI 3 o.c ! ` • 7501 .F \ . .1 !\ DEC-7" 7,501 S.F. `? \ \ ALD 32" } ` ' - PARCEL 2 N ; _ \ \ \ :. PINE-10 .551 S.F. 22.00' WIDE 15.00' i...1 2Zf:�p \ \ 1 DRIVEWAY DRIVEWAY _ \ \ 2,458 S.F. 15.00 PAVED SECTION , \ \ ROW DED. "� \ \ \�• 771 S.F. STREET 'TIMES I 1 a CE -32" \ \ ' co 0 20 nniru. 1" PER -'— 15. WIC �- \ \ °0 o PRN la CO 18. `145. o40G 1 aD t I * ..rte �� " „0 ' X89' '2�l'E \` o + T \ _ . ' \ v FND. 3/4" I.P. \I. \ s \ \ ti HELD FOR S.E. I ; CORNER LOT 4 - \ \ m \ \ n JLEVARD HEIGHTS 2 \ \ 38.9\ \. m \ 8,551\gF. \ f b FND. 5/8" I.R. I \I-11) I l PER "SHADY DELL NO. m \ 1 \ \ \\ HELD Po; r REGIS7ER1 ED 0 Ew SE \ \\ \ PROFESSIONAL ' ; OUNDA \ \ \� RECEIVED LAND SURVEYOR 15.0 N n 21 _ t N \ N a; ;or'- P 1 1 2007 t ' n ed \‘ \ \ N N 0 e? 0 pr) CO `l``1' , o-VELD D. 5/8N.R. \ \ t �+a CITY OF TIGARD OREGON - vi PER-"SHADY BELL NO."2 N PLANNINGIENGINEERING AID�MANWELL I �, ,` N. N HELD 57148 I Si'tiy 104.9-----------1,._. --------- PER 5 DELL NO. 2" RENEWS: 12-31-00 \ 22 \ Me c S (,w.a, h W,t i c-(, Zv r z.} u-tA d z2_ . Eillk-E- cL 1 lam/-t-cio3 9/13/2007 �CCEL/7 =onditions Associated With 3:40:13PM Case #: MLP2006-00001 Condition Status Updated Code Title Hold Status Changed By Tag Date By 000 I INSTALL TREE PROTECTION MEASURES None NOT ME"f EAE 12;20 2006 MSB 1. Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be inspected and approved by the City Forester prior to commencing any site work. The tree protection fencing shall remain in place through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. If the Builder is different from the Developer or initial applicant: Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site development,location of tree protection fencing,and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases,until the Certificate of Occupancy has been approved. After approval from the City Forester,the tree protection measures may be removed. 0001 BI-WKLY ARBORIST REPORTS None NOT MET EAE 12/20/2006 MSB 2. Prior to any Certificates of Occupancy,the applicant shall ensure that the Project Arborist has submitted written reports to the City Forester,at least,once every two weeks,from initial tree protection zone(TPZ)fencing installation, through the building construction phases,as he monitors the construction activities and progress. This inspection will be to evaluate the tree protection fencing,determine if the fencing was moved at any point during construction,and determine if any part of the Tree Protection Plan has been violated. These reports must be provided to the City Forester until the time of the issuance of any Certificates of Occupancy. The reports shall include any changes that occurred to the TPZ as well as the condition and location of the tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencing was moved,and shall certify that the construction activities to the trees did not adversely impact the overall,long-term health and stability of the tree(s). If the reports are not submitted or received by the City Forester at the scheduled intervals,and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor,the City can stop work on the project until an inspection can be done by the City Forester and the Project Arborist. Prior to issuance of any Certificates of Occupancy,the Project Arborist will submit a fmal certification indicating the elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,stable and viable in their modified growing environment. 0001 SIGNAGE AT FLAG LOT DRIVEWAYS None NOT MET KSM 12/26/2006 MSB 27. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the addresses that are served by the given driveway or street. 0001 PAY FEE-WTR QUAL&QUAN None NOT MET KSM 12/26/2006 MSB 28. During issuance of the building permit,the applicant shall pay the fee in-lieu of constructing an on-site water quality and water quantity facility. The fee is based on the total area of new impervious surfaces. 0001 ALL LANDSCAPING COMPLETE None NOT MET EAE 12/26/2006 MSB 29. All landscaping shall be complete and in conformance with the final approved plans. A member of the planning division shall conduct a walkthrough the site to ensure that this condition is met. 0001 SUBMIT TREE MITIGATION PLAN None NOT MET EAE 9/13/2007 EAE i {Z`tn,1J 1n( IG Z CJ -I lN`* E (1 /1�/2 Cwt Page 1 of 5 CaseConditions..rpt 9/13/2007 �CCEL/7 conditions Associated With 3:40:14PM Case #: MLP2006-00001 Condition Status Updated Code Title Hold Status Changed By Tag Date By 3. The applicant shall submit a tree mitigation plan. The required tree mitigation is 38 caliper inches. The applicant may plant trees onsite,offsite,or pay a fee-in-lieu at the rate of$125 per caliper inch(38 inches x$125=$2,750.00). Any tree mitigation plan must be approved by the City Forester. Only trees spaced 20 feet on center or greater will be counted towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space to allow them to reach full maturity without becoming a nuisance or a danger to surrounding structures, utilities,hardscape,etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard and only one tree per front yard. In order to develop tree species diversity onsite the following guidelines apply to street trees: "No more than 30%of any one family be planted onsite. "No more than 20%of any one genus be planted onsite. "No more than 10%of any one species be planted onsite. Note: Mitigation fee was corrected from$4,750 to$2,750. The mitigation fee stated in the decision did not factor out a dead tree and fruit trees(for which no mitigation is necessary). 0001 CASH ASSURANCE FOR TREES None NOT MET EAE 9/13/2007 EAE 4. Prior to beginning site work,the applicant shall submit a cash assurance,bond,or other means of ensuring compliance with the required mitigation in the value of$4,750.00(38 caliper inches x$125 per caliper inch). Two years after the date of final plat approval,the applicant will be refunded the amount of cash assurance for trees that have been planted in accordance with 18.790.060.D and remain healthy. For any mitigation trees that are not properly planted and not healthy,the applicant shall pay the remaining value of the assurance as a fee in lieu of planting. In addition,if the applicant saves more trees than indicated on the tree protection plan,the mitigation cost will be reduced according to code standards. Note: Applicant is not planting mitigation trees and will pay the mitigation fee. Therefore,cash assurance is not applicable. 0001 FACILITY PERMIT FROM WA CO None NOT MET KSM 12/20/2006 MSB 5. Prior to commencing onsite improvements,the applicant shall obtain a facility permit from the Department of Land Use and Transportation of Washington County,to perform work within the right-of-way of Taylors Ferry Road. Submittal requirements are outlined in the October 17,2006 memo from Naomi Vogel-Beattie,Associate Planner.A copy shall be provided to the City Engineering Department prior to issuance of a Public Facility Improvement(PFI) permit Permit. Submit three sets of complete engineering plans to the County and one set to the City for construction of the following public improvements: A. Concrete sidewalk to County standard along SW Taylors Ferry Road site frontage. B. Access to SW Taylors Ferry Road to County Standards. C. Improvements within the right-of-way as necessary to provide adequate intersection sight distance at SW Taylors Ferry Road access point. D. Closure of all existing driveways to SW Taylors Ferry Road,other than at the access point approved by Washington County under the current land use application. E. Adequate roadway drainage along SW Taylors Ferry Road frontage(to include cleaning,grading and shaping of the ditch). F. Adequate illumination at the site's access to SW Taylors Ferry Road. Adequate illumination shall consist of at least one 200 watt high pressure sodium cobra head luminaire mounted at a minimum mounting height of 20 feet on existing utility poles if available. Additional requirements as outlined in the October 17,2006 memo from Naomi Vogel-Beattie, Washington County Associate Planner. 0001 PROVIDE ADEQUATE CORNER RADIUS None NOT MET KSM 12/20/2006 MSB 6. The applicant shall coordinate with Washington County to determine the ROW dedication(beyond 37 feet from centerline)to provide adequate corner radius. Page 2 of 5 CaseConditions..rpt 9/13/2007 conditions Associated With 3:40:14PM CCELI Case #: MLP2006-00001 Condition Status Updated Code Title Hold Status Changed By Tag Date By 0001 CONNECT TO PUB SAN SEW None Met 5/2/2007 KSM 5/2/2007 MSB 7. The applicant shall provide connection of proposed parcels to the public sanitary sewerage system. A CWS connection permit is required to connect to the existing public sanitary sewer system in Taylors Ferry Road. A City of Tigard connection permit is required to connect to the existing public sanitary sewer system in Shady Court. 0001 TVWD APPROVAL TO CONNECT None Met 5/2/2007 KSM 5/2/2007 MSB 8. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection prior to issuance of the City's Public Facility Improvement permit. 0001 EROSION CONTROL PLAN None Met 5/2/2007 KSM 5/2/2007 MSB 9. An erosion control plan shall be provided as part of the Public Facility Improvement(PFI)permit drawings. The plan shall conform to the"Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 0001 FIRE MARSHALL APPROVAL None Met EAE 9/13/2007 EAE 10. The applicant shall provide written approval from the Fire Marshall to show that the location of the fire hydrant and length of the accessway is suitable for fire-fighting. Contact John Dalby at(503)356-4723. 0001 DEED RESTRICTION FOR TREES None NOT MET 4/5/2007 EAE 4/5/2007 EAE 11. The applicant/owner shall record a deed restriction to the effect that any existing tree greater than 12"diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. Note: This condition to be met prior to building permits. 0001 PAY ADDRESSING FEE None Met 8/10/2007 KSM 8/10/2007 BRS 12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 0001 TAYLORS FERRY RD/NON-ACCESS None Met 5/16/2007 KSM 5/16/2007 BRS 13. Provide a non-access reservation along SW Taylors Ferry Road frontage,except at the access point approved in conjunction with this land use application. 0001 COMMON DRVWY AGREEMENTS None Met 5/16/2007 KSM 5/16/2007 BRS 14. A joint use and maintenance agreement shall be executed and recorded on City standard forms for all common driveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior to recording. 0001 STATE PLANE COORDINATES None Met 8/10/2007 KSM 8/10/2007 BRS 15. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system(GPS)geodetic control network(GC 22)as recorded in Washington County survey records.These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: "GPS tie networked to the City's GPS survey. " By random traverse using conventional surveying methods. 0001 FINAL PLAT REQUIREMENTS None Met 8/10/2007 KSM 8/10/2007 BRS Page 3 of 5 CaseConditions..rpt 9/13/2007 :onditions Associated With 3:59:05PM �CCELI Case#: MLP2006-00001 Condition Status Updated Code Title Hold Status Changed By Tag Date By 16. Final Plat Application Submission Requirements: A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B.Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit Technicians, at(503)639-4171,ext.2421). C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05), Washington County,and by the City of Tigard. D. The right-of-way dedication for Taylors Ferry Road,providing 37 feet from centerline minimum,shall be made on the final plat. The additional right-of-way dedication to provide adequate corner radius shall be made on the final plat. E.NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F.After the City and County have reviewed the final plat,submit two mylar copies of the final plat for City Engineer signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions). 0001 OBTAIN WA CO FACILITY PERMIT None NOT MET KSM 12/26/2006 MSB 17. The applicant shall obtain a Washington County Facility Permit. Refer to instructions by Naomi Vogel-Beattie in the document included with this decision. 0001 MEET DEVLOP STANDARDS None NOT MET EAE 9/13/2007 EAE 18. The applicant shall revise the site plan to show that the proposed dwelling on Parcel 1 will meet development standards in an R-4.5 zone. The setbacks shall be not less than the following: front-20 feet;east side-5 feet;west side- 15 feet(for a corner lot);and rear-15 feet. The applicant shall indicate the height of the dwelling,which shall not exceed 30 feet. Note: Neither lot is a corner lot. Side setbacks shall be 5 feet from the property line or access easement. 0001 VISION CLEARANCE TRIANGLE None Met EAE 9/13/2007 EAE 19. The applicant shall revise the site plan to correct the vision clearance triangle according to the diagram for a private access in 18.795.040.B. 0001 PROVIDE PLANTING PLAN None Met EAE 9/13/2007 EAE 20. The applicant shall provide a planting plan to indicate new street trees along the frontage on SW Taylors Ferry Road and along the private driveway at the appropriate size and spacing per 18.745.040.C. The applicant may use existing street trees as new street trees by applying for a Type I landscaping adjustment. 0001 STREET TREES None Met EAE 9/13/2007 EAE 21. Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the City Forester. The City Forester has recommended planting native species of trees as street trees,such as Big Leaf Maple, Cascara or Oregon White Oak. Properly sized oaks can be found at River Oak Farm&Nursery. Call Diane at 503-357-2745. In order to develop tree species diversity onsite the following guidelines apply to street trees: " No more than 30%of any one family be planted onsite. " No more than 20%of any one genus be planted onsite. " No more than 10%of any one species be planted onsite. 0001 SCREENING PLAN None Met EAE 9/13/2007 EAE 22. The applicant shall indicate what type of screening will be used along the shared driveway.The applicant shall indicate the type and height of screening on the planting plan. Screening shall comply with 18.745.050.B.5. The height of a fence or wall, if used,shall not exceed 6 feet or obstruct the vision clearance area. 0001 PHOTOMYLAR COPY OF PLAT None NOT MET KSM 12/26/2006 MSB 23. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar" copy of the recorded final plat. Page 4 of 5 CaseConditions..rpt 9/13/2007 7onditions Associated With 3:40:14PM CCEL/� Case #: MLP2006-00001 Condition Status Updated Code Title Hold Status Changed By Tag Date By 0001 COMPLETE ROAD IMPROVEMENTS None NOT MET KSM 12/26/2006 MSB 24. Prior to issuance of building permits the road improvements required shall be completed and accepted by Washington County. 0001 FINAL SIGHT DISTANCE CERT None NOT MET KSM 12/26/2006 MSB 25. Prior to issuance of building permits,the applicant must provide Washington County with final certification of adequate sight distance in accordance with County Code,prepared and stamped by a registered professional engineer. 0001 OFF-SITE UTILITY EASEMENTS None NOT MET KSM 12/26/2006 MSB 26. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be submitted to and accepted by the City prior to issuance of a building permit. Page 5 of 5 CaseConditions..rpt 4 rin IC 5// ZBINDEN•CARTER•SOUDERS E N G I N E E R I N G 06/16/08 /1-/ y'moo 6 —o0 oa/ Washington County, OR Department of Land Use and Transportation, Land Development Services 155 North First Avenue, Suite 350 — MS13, Hillsboro, OR 97124 (503) 846-8761 — Fax: (503) 846-2908 Attn: Assurances Subject: Farcas Partition — FINAL Sight Distance Certification Case File# 07-908 The access for this project is located 17 feet north of the sites' north property line, onto SW Taylors Ferry Rd. The speed limit along SW Taylors Ferry Rd. is 30 mph, based upon the posted speed limit, requiring 300 feet of sight distance in both directions, in accord with Code Section 501-8.5 F(4). As required by Code Sections 501-8.5 F(3)(a) and 501-8.5 F(3)(b), sight distance from the access to SW Taylors Ferry Rd was measured to be 300 feet to the west of the access in one direction and 300 feet to the east of the access in the other direction. These Code Sections respectively require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (Actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the intersection sight distance at the access for Farcas Partition conforms to the requirements for sight distance as set forth in the Washington County Community Development Code. t j tifcs\ivat pt. r . •• Gl ti II • 2c0x '. a L \ e 7 Troy D. Lyver, PE L: DEC.31,2 �`a, �� 10121 SE Sunnyside Rd. Suite 205, Clackamas, OR 97015 • P 503.659.2205 • F 503.659.2433 I Klamath Falls • Bend • Portland • Grants Pass 1 RECEI'JFP MAY 16 2013 CITY OF TIGARD ci> 'Wile Tree Service, Inc. \ Gary NebergaiiNIMINGDWOPLe 1978 11254 SE 21st • Milwaukie. OR 97222 • (503)653-6873 • Cell: (503)969-7917 W'I L 1 OC — C7 c, o o h May 14, 2013 Cornel Farcas Sent via e-mail: farcas.cornel @gmail.com Re: Arborist Report Mr. Farcas, Thank you for choosing City Wide Tree Service as your Arborist. After looking over the project with you at 7208 SW Taylors Ferry Road, here is what needs to take place for the tree protection plan. The group of cedars on the northwest corner of the property will need a fence around the trees at the drip line, as we talked about.This can be done with one fence for the group. The second fence will be needed for the two cedars on the south side. This fence also needs to be at the drip line. If the property owner to the south will not allow it on their property then it will need to follow the south property line in a "D" shape. The third fence will be to protect the fir on the east property line. You can use the fence that exists as one side of the protective fence so this one will also have a "D" shape. Note: All fences to be installed shall be at least 5 feet in height and be metal. The fences need to be installed prior to any site work. No equipment, materials, pedestrians, etc. shall enter the tree protection area without approval. I will be on site at random, bi-weekly,to check on the tree protection zone. Please feel free to contact me with any questions. My cell number is (503) 997-9757. Sincerely, Daniel Nebergall City Wide Tree Service, Inc. ISA PN-7179A CCB# 100699 • Liability Policy#02-CC-957552-4 • SAIF# 485761