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VAR2007-00025 MLP2OO7 - 00011 Richards /Wright Partition NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2007-00011 RICHARDS/WRIGHT PARTITION 120 DAYS = 12/6/2007 1 SECTION I. APPLICATION SUMMARY FILE NAME: RICHARDS/WRIGHT PARTITION CASE NOS: Minor Land Partition(MLP) MLP2007-00011 Adjustment (VAR) VAR2007-00025 PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) existing .31-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant has also requested approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. APPLICANT/ Jeff Richards &Cathy Wright OWNER P.O. Box 1657 Beaverton,OR 97075 COMPREHENSIVE PLAN DESIGNATION: R-7;MediumDensityResidential ZONE: R-7:Medium-DensityResidential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14293 SW Lukar Ct.;WCTM 2S104BC,Tax Lot 4500. PROPOSED PARCEL 1: 6,856 Square Feet. PROPOSED PARCEL 2: 6,061 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 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 DEQSION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 1 OF 18 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO SITE WORK The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the followingrequirements to the PLANNING DIVISION, Al IN: TY ARBORIST 503-639- 4171. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall establish fencing as directed by the,project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2. Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist, at least once every two weeks from initial tree protection zone (TPZ) fencing installation through building construction. The reports shad include the condition and location of the tree protection fencing and whether any changes occurred. 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). Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds or immediate suspension of work on the site until remediation measures andlor civil citations can be processed. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, alongwith any supportingdocuments and/or Tans that address the following requirements to the PLANNINDIVISION, ATTN CHERYL CAINES 503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 3. Prior to finallat,thegarage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20- foot setback from the ront property line. 4. Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size, setbacks of the existing home, lot coverage, and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6. Prior to final plat the applicant must remove the existing fence within the front yard setback Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel,and shall not be placed between the sidewalk and existing trees to be used as street trees. 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4" maples and neighboring trees of Parcel 2 being protected. 8. Prior to final plat approval, the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x $125.00 = $1,000.00) 9. Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arbonst. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. NOTICE OF DEQSION ML.P2007-00011/RIQIARDS-WRIGHT PARTITION PAGE 2 OF 18 The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or-dans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 10. A Public Facility Improvement (PFI) permit is required for this project to cover driveways, utility connections and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 11. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee",,and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 12. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. 13. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the-City Engineer deems such a plan necessary,the applicant shall provide the plan prior to issuance of building permits. 14. The applicant's construction drawings shall show"NO PARKING" signs on SW Lukar Court. 15. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 16. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Lukar Court adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, G when the improvements are part of a larger project to be constructed by a thirdarty and involves the sharing of design and/or construction expenses by the third party owners) of property in addition to the subject property,or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 17. 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." 18. 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 beon 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. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 3 OF 18 19. 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). G 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 Lukar Court, providing 27 feet from centerline, shall be made on the final prat. E. NO IE: 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 Countyhave reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature ( or partitions), or City Engineer and Community Development irector signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: The applicant shall prepare a cover letter and submit it, alongwith any supportingdocuments and/or plans that address the following requirements to the PLANNINDIVISION, ATTN CHERYL CAINES503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that existing trees utilized as street trees may be removed only if the tree dies or is hazardous according to a certified arborist. After removal the tree shall be replaced by the property owner with a 2" caliper tree from the approved Street Tree List. 21. All fences and trees on Parcels 1 and 2 shall meet current visual clearance standards prior to issuance of building permits. 22. Prior to issuance of building permits, the applicant shall demonstrate that the site coverage, height, and front, rear,and side yard setbacks for structures are as required in the base zone,or as otherwise adjusted. 23. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing, and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. G Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or-dans that address the following requirements to the ENGINEERING DIVISION,ATT : KIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 25. Prior to issuance of building permits within the subdivision the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 4 OF 18 26. During issuance of the building permit for Parcels 1,2 &3 the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be the latest approved by CWS). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING 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 PLANNING DIVISION, ATTN: TODD PRAGER 503-639- 4171, EXT 2700. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final inspection, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The .31-acre site is located on the north side of Lukar Court to the easet of Ascension Drive. Lukar Court dead ends, but could be extended in the future when the vacant site to the east is developed. Curb tight sidewalks already exist on both sides of the street. The site is part of the Hillshire Woods Planned Development (PD) (SUB94-00003) and is zoned R-7 (Medium Density Residential). Most of the surrounding properties are also zoned R-7 without the PD overlay. North of the site,the zoning is R-12 (PD). Property History. A search of City records shows no other land use approvals affecting this parcel. Proposal Description The owner is proposing a two lot partition for construction of a new, single-family home on Parcel 2. An existing single-familyresidence will remain on Parcel 1. Parcel 1 will be 6,856 square feet, and parcel 2 will be 6,061. An adjustment has been requested to allow existing mature trees along Lukar Court as street trees. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity to submit wntten comments prior to a decision being made. In addition, staff has posted a notice on the site,visible from both streets. Comments were received from neighbors who live to the north of the site along SW Walnut Lane. Only one letter was received prior to the end of the public comment period. A duplicate letter was received after the comment period closed, signed by additional property owners. Issues included opposition to the street tree adjustment because these neighbors feel that this exception does not enhance the quality o1 life for the area's citizens; it will benefit only a few. Other concerns involved adverse impacts on wildlife as undeveloped parcels in the area have become wildlife refuges. The neighbors are requesting an environmental impact study be completed prior to approval. As a safety concern, the neighbors state that Lukar Court is a narrow street and will not support adequate access for emergency vehicles. Street trees are required by the Tigard Development Code (mg, but the code also allows applicant's to request an adjustment to utile existing trees to meet this requirement. The applicant has met the criteria for the adjustment and the issue is addressed further under the Variances and Adjustments section of the decision. There are no standards within the TDC that require an applicant to conduct an environmental impact study. In addition this site is not mapped as being within habitat area on the Tigard Significant Habitat Area map generated in July of 2007. NOTICE OF DEQSION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 5 OF 18 Lukar Court is currently a dead end street with 36 feet of right-or-way and 24 feet of pavement. Emergency vehicles need 20 feet of unobstructed driving surface for access. mments received from Tualatin Valley Fire and Rescue (TVF&R) state that the proposal is approved insofar as fire apparatus access and firefighting water supplies are concerned;the dead end street is not an issue. Staff found that widening the street or replacing existing improvements is not roughly proportionate to the impact of this development and therefore cannot be required (see Impact Study section of this decision). Right-of-way is being dedicated to meet current standards and the applicant must sign a non- remonstrance agreement for future improvements. The applicant must also install "No Parking" signs on both sides of the street to meet current standards for a street with 24 feet of pavement. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments (18.370) By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss,unless the following can be demonstrated: (1) The ground within the drip-line is altered merely for drainage purposes;and (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant has requested to utilize some existing trees as street trees. The trees include a 5" Norway Maple, a 30" Coast Redwood a grouping of 4" Japenese Maples, and an 8" Shore Pine. Most of these mature trees are located near areas where new street trees would be planted. Because the Pine is not near the street, it cannot be counted as a street tree. There may also be enough space to add an additional tree near the grouping of maples. A condition of approval will address this issue. Based on the applicant's narrative, there is only a driveway proposed near the drip line of the Redwood. The applicant has also proposed tree protection for the trees. Plans provided in the Arborist Report do not include fencing around the grouping of maples. This plan must be revised to show protection fencing for the grouping of 4" maples. Because these trees will now be street trees they can onlybe removed if determined to be dead or hazardous by a Certified Arborist and must be replaced with a new tree fom the City's approved Street Tree List. A deed restnction will be placed on the parcels to ensure that future property owners are aware of these restrictions. A revised Tree Protection Plan is conditioned under the Landscaping and Screening section of this decision. FINDING: The standards of this section can be met as conditioned in this decision. CONDITION: Prior to issuance of building permits,the applicant shall record a deed restriction to the effect that existing trees utilized as street trees may be removed only if the tree dies or is hazardous according to a certified arborist. After removal the tree shall be replaced by the property owner with a 2" caliper tree from the approved Street Tree List. Land Partitions (18.420): 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 development approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this cntenon is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are availaple to serve the proposal. Therefore,this cntenon is met. All proposed improvements meet City and applicable agency standards; and NOTICE OF DECISION MLP2007.00011/RICI-1ARDS-WRIGI-1T PARTITION PAGE 6 OF 18 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 permit 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,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. Parcel 1 is 53 feet wide at its narrowest point. Parcel 2 measures 45 feet along Lukar Court,but averages to be 50 feet. Therefore,this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. The minimum lot area requirement in the R-7 zoning district is 5,000 square feet for detached single-family units. The proposed partition creates two (2) lots that are 6,856 and 6,061 square feet respectively. These lot sizes are based on a 5-foot right-of-wayinstead stead of 9 feet as required. A condition ofpapproval under the Residential Zoning Districts section of this decision will ensure a corrected site plan is provided prior to final plat approval. This criterion can be met conditionally. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed partition plat illustrates that both lots front onto Lukar Court. Parcel 1 has 60 feet of frontage and Parcel 2 has 45 feet of frontage. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-7 zoning district are as follows: front, 15 feet- side, 5 feet; street side, 10 feet; and rear, 15 feet. The setbacks for the future home will be reviewed at the time of budding permit submittal. The existing home on Parcel 1 can meet all setbacks as conditioned. Conditions of approval under the Residential Zoning Districts section will ensure the applicant shows the correct setbacks for each parcel- 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. All three lots have frontage on Lukar Court. Because there are no flag lots proposed,this criterion is not applicable. 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. No accessways are proposed. Each lot will have direct access onto a public street (Lukar Court). 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. This proposal does not include a private accessway. Irregardless, comments submitted by TVF&R did not require an additional hydrant. This requirement is met. 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. A common drive is not proposed with this application. This standard is not applicable. 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. NOTICE OF DECISION MLP2007-00011/RIC1-IARDS-WRIGHT PARTITION PAGE 7 OF 18 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. The partitioned lots are approximately 4,000 feet to the southwest of the nearest 100-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant has requested an adjustment to utilize existing trees as street trees due to the location of the trees. The request is discussed in detail under the Variances and Adjustment section of this decision. FINDING: The Land Partition standards have not been fully met but can be as conditioned in this decision. Residential ZoningDistricts (18.510): Development stanards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-7 Parcel 1 Parcel 2 Minimum Lot Size -Detached unit 5,000 sq.ft. 6,856 sq.ft. 6,061 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 56.8 ft. 50 ft. Maximum Lot Coverage 80% 33% Can be met Minimum Setbacks -Front yawl 15 ft. 23.8 ft. Can be met -Side facing street on corner&through lots 10 ft. N/A -Side yani 5 ft 5 ft. -Rear yard 15 ft. 29 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. N/A -Distance between property line and front of garage 20 ft. 23.8 ft. Maximum Height 35 ft 1 story Can be met Minimum Landscape Requirement 20% 67% Can be met The proposed lot sizes, percentages and setbacks above are based on a 5-foot right-of-way dedication and not 9 feet as required, therefore the applicant is conditioned to provide a revised site plan that shows the lot size, setbacks to the existing home, lot coverage, and minimum landscapepercentage after the 9-foot dedication. It is estimated that both lots will exceed the minimum 5,000 square feet. The front setback to the existing.home is shown as 23.8 feet assuming a 5-foot dedication. With a 9-foot dedication the setback will be 19.8 feet,w:uch still meets the front yard setback but not the garage setback When the applicant reconfigures the garage to face Lukar Court, the garage door must be set back 20 feet from the property line. The applicant states in the narrative that the lot coverage is less than 50% but did not provide calculations. Staff has estimated the percentages of lot coverage and landscaping utilizing information from the provided plan. Setbacks of the new home will meet the standards according to the applicant. Site and building plans for Parcel 2 will be reviewed through the building permit process to ensure compliance with the R-7 development standards, including setbacks, lot coverage and height restnctions. FINDING: Based on the analysis above, the Residential Zoning District standards will be met pursuant to the following conations: NOTICE OF DECISION MLP2007-00011/RIC HARDS-WRIGHT PARTITION PAGE 8 OF 18 Minimum access requirements for residential use. 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. Each parcel will have access through individual driveways. Twenty feet of pavement is shown for the proposed public street. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. No private accessways are proposed with this application. Each residence will access a public street, Lukar Court, through an individual driveway. Comments received from Tualatin Valley Fire and Rescue &R) state there are no concerns regarding fire apparatus access to the site. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. Access drives are not proposed with this partition. Each parcel will have direct access onto a public street,Lukar Court. FINDING: The Access and Egress standards have been met. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determiningthe number of dwellingunits permitted. The number of allowable dwellingunits is based on the net deveopment area. The net aa is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. The applicant has shown a 5-foot dedication but a 9-foot dedication is required. The following are estimated calculations based on a 9-foot right-of-way dedication. Of the total site area (13,443 square feet), 946.8 square feet will dedicated for right-of-wayalong Lukar Court. The square footage of the lot with the existing home must also be subtracted (6 614 square feet). The resulting net area is 5,882.2 square feet. Therefore the applicant's proposal to create 1 additional lot does not exceed the maximum density requirements of the R-7 zone. As stated before, the site is located within the Hllshire Woods Subdivision. The maximum density of the subdivision is 234 units. Only 102 units were approved for the subdivision, and therefore the creation of one additional lot will not exceed the area's maximum density. No calculations were provided by the applicant. The calculations used are estimated. The applicant will be conditioned to provide accurate density calculations for the project,including subtracting the actual square footage of Parcel 1. FINDING: Based on the analysis above,the Density Standards can be satisfied. CONDITION: Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. Landscaping and Screening(18.745): Setbacks for fences or walls. Section 18.745.050 states that fences or walls may not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795. There is an existingwooden fence on the site that is within the right-of-way, within the future clear vision area of the proposed drive forParcel 1, and exceeds the height limitation allowed along local streets within the front yard setback. FINDING: The existing fence does not meet the standards of 18.795. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 10 OF 18 CONDITION: Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence, the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet height and visual clearance requirements of the Tigard Development Code, shall be located within the boundaries of the new parcel, and shall not be placed loetween the sidewalk and existing trees to be used as street trees. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process;and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced,as in snow fencing which can be placed around the individualgtrees). The tree protection plan does not show protection for the four, 4" maples in the front of the property. All trees to remain during construction need to have adequate protection. Therefore,this requirement has not been met. 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. Street trees: Section 18.745.040 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 18.745.040E This proposed project has frontage along Lukar Court, and street trees are required. The applicant has requested to utilize existing trees as street trees. The location of the 32" Redwood, 6" Maple, and grouping of 4" Maples preclude the planting of new street trees. Considering the size, location and condition of the trees the adjustment is being granted. The adjustment is discussed in detail under the Variances and Adjustments section of this decision. As long as the existing 6" Maple, 32" Redwood, and 4" Maples, are adequately protected during construction, they can be used to meet the street tree requirement. FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the applicant complies with the condition below the standards will be met. CONDITION: The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4" maples and neighboring trees of the site being protected. Off-street Parking and Loading Requirements (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed partition will create two lots. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. The applicant states that each residence will include at least a single-car garage. In addition the proposed site plan shows space in each driveway for two additional cars. There is no bicycle parking requirement for single-family dwellings. This condition has been met. Tree Removal(18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees 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. As required for partitions the applicant submitted a treeplanprepared by Raymond Myer, certified arborists. The report contains three of the four required components. The applicant has addressed mitigation within the narrative stating that a fee in-lieu of planting will be provided. NOTICE OF DECISION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 11 OF 18 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. There are a total of 2 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. The tree plan indicates that one (1) of the viable trees is slated for removal. If one (1) of the two (2) trees will be retained, then according to the mitigation schedule above,50% of the diameter inches must be mitigated. The sum total of diameter inches of the trees which will be removed is 16. The amount of tree mitigation inches required for this project is 8 inches. To satisfy this requirement the applicant has proposed to pay a fee in-lieu at the rate of$125.00 per inch ($1,000.00). A condition of approval will ensure this cntenon is met. 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 have been defined and are adequate. 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. One tree over 12 inch caliper will be retained on the site (Tree #3, Coast Redwood). Removal of this tree is restricted because it will be considered a street tree. A condition of approval under the Landscaping and Screening section of this decision will ensure that a deed restriction is recorded for the tree. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 12 OF 18 • Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the Gry Arborist, at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the conition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall justify why the fencingwas moved, and shall certify that the construction activities to the trees did not adersely impact the overall, long-term health and stability of the tree(s). 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. • Prior to final plat approval, the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00 = $1,000.00) • Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition Of-protected trees. • Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified by the project arborist and call for an inspection by the Qty Arbonst. D. Applicant shall submit biweedy reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 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 vehicl , 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 applicant states that future homeowners will maintain visual clearance area standards for the proposed driveways, and no new plantings or structures are proposed within the visual clearance areas. There is an existing fence and trees which may be within the visual clearance area. Trees within the visual clearance areas must be limbed-up to 8 feet and the fence must be removed. If new fences arevlaced within the front yard setbacks,then they shall not be greater than 3 feet in height. This requirement has been previously conditioned under the Landsaping and Screening section of this decision. FINDING: Based on the analysis above,the Vision Clearance Standards can be met as conditioned. Impact Study(18.390) Section 18.360.090 states, "The Director shall make a finding with resect 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. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 13 OF 18 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 realroperty dedication is not roughly proportional to the projected impacts of the develo ment. 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. The development will result in a net increase of one single-family residence. Approximately 10 vehicle trips per day (rather than the applicant's estimated 5) will be created by this additional home. Impacts on the sewer,water and storm systems will be minimal. The new home on Parcel 2 will be served with sanitary sewer, water and storm by connecting with public lines within Lukar Court. Parks system development charges will be collected for the new home at building permit issuance as well as traffic impact fees. The Washington County Traffic Impact Fee ('IIF is a mitigation measure that is required at the time of 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 Artenal Street system. The applicant will be required to pay TIF's of approximately$3,200 (Effective July 1, 2007) per 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 100percent of this projects traffic impact is $10,000 ($3,200 divided by.32). The difference between the TIF paid, and the ull impact, is considered the unmitigated impact on the street system. Nine feet of right-of-way dedication is required alongLukar Court to meet current standards,approximate 946.8 square feet. The estimated cost of the dedication is $2,840.00 (946.8 square feet x $3.00/square foot. The unmitigated impact of this project on the transportation system is $3,960 ($10,000 - $3 200 - $2,840). No public street improvements are required with this project. The dedication of right-of-way is roughly proportionate to the estimated impact. 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 local street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW Lukar Court,which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 18 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. The applicant has shown proposed dedication of 23 feet from centerline, but has not provided an adequate narrative to support this,for example the number of vehicle trips per day that will use this street at ultimate build out. Therefore,the applicant shall dedicate the additional ROW to provide 27 feet from centerline. SW Lukar Court is currently partially improved. In order to mitigate the impact from this development, the applicant should install "NO PARKING" signs on each side of the street, within the ROW, and enter into a future streets improvement agreement for all other improvements. NOTICE OF DECISION MC.P2007-00011/RICHARDS-WRIGHTPARTITION PAGE 14 OF 18 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. There are no opportunities within this development to extend existing. streets. No new streets are being created through this partition. Lukar Court must be extended when the site to the east (tax lot 6200) is developed because it currently dead ends at the property line. A new block will most likely be created at that time. 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. Due to the current layout of the subdivision and probable future extension of Lukar Court upon development of tax lot 6200,there is no opportunity for or need for a bicycle/pedestrian connection with the subject site. 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. Neither parcel will be greater than 1.5 times the minimum lot size,nor 2.5 times the average lot width. Parcel 1 is 6,856 square feet, 123.53 feet deep,while being an average of 56.8 feet wide (56.8 x 2.5 = 142). Parcel 2 is 6,061 square feet, 120.75 feet deep,while being an average of 50 feet wide (50 x 2.5 = 125). 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. Each parcel will have over 25 feet of frontage along Lukar Court. Parcel 1 will have over 60 feet of frontage, while Parcel 2 will have 45 feet. 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. There is an existing sidewalk alongthe applicant's Lukar Court frontage. The sidewalk is not in the ultimate location, but the applicant will enter into a future streets improvement that will include sidewalk relocation. 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 existingmains in accordance with the provisions set forth in Design and Construction Standards bor Sanitary and Srface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing sanitary sewer main line in Lukar Court. The applicant's plan shows separate laterals for each parcel,as required. NOTICE OF DECISION MLP2007-00011/RICIIARDS-WRIGHT PARTITION PAGE 15 OF 18 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management('as adopted by 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 resultingin 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 win be permitted to discharge without detention. For a small development like a minor landartition,the City allows a fee in-lieu of on-site detention to be paid. In this case,the applicant will pay the fee in-lieu of-detention. 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,andel. • 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 constructedprior 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's plans show an existing 3/4" meter serving the existing home and a proposed 3/4" meter for the proposed home. NOTICE OFDEQSION MI.P2007-00011/RICHARDS-WRIGHT PARTITION PAGE 16 OF 18 • 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 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. 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, cleating, 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. The applicant shall submit an erosion control plan with their PFI Permit application for review and approval. 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 tee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City pnor 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 CoordinatesAD 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 gnd 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 Arborist has reviewed the proposal. Comments have been incorporated into the decision and conditions imposed. The City's Building Division reviewed the proposal but has no objections. NOTICE OF DEQSION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 17 OF 18 SECTION VII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions imposed. Tualatin Valley Fire and Rescue has reviewed the proposal and considers the proposal approved as submitted insofar as fire apparatus access and firefighting water supplies are concerned. The Beaverton School District was sent a copy of the proposal. Comments received indicate a moderate impact on the school district from two single-family dwellings. The projected number of students from this development is one (1) elementary level student. 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 OCTOBER 4,2007 AND BECOMES EFFECTIVE ON OCTOBER 19,2007 UNLESS AN APPEAL IS FILED. e�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 OCTOBER 18,2007. estions: If any questions, please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at (503) 639-4171. October 4,2007 PREPARE Y: Cheryl Caines DATE Associate Planner c\curpin\cheryl\mlp\m1p2007-00011(Richards/Wright)\m1p2007-00011 decision.doc NOTICE OF DEQSION Ivfl P2007-00011/RIQ-IARDS-WRIGHT PARTTTTON PAGE 18 OF 18 ' —� `— CITY of TIGARD ! /o/ / tiE �T-- - ///.-� �// / / GEOGRAPHIC INFORMATION SYSTEM • ���" / ` - T -i VICINITY MAP ML 2007 00011 A/9 *//s, ip $101, , wou , o�' VAR2007 00025 ------ 1111.4 44111 • ilkE RI S/ Z 1.1". .:„. WRIGHT o 1= iir# 0 ,41i ♦ . PARTITION •41I ~ SONG _ �N ' I , \## 04 •., „cof , 1 , 1 LEGEND: <O, )+V 1 NIJT lft SUB JEcr • j SITE 1 46, W H�RIZON M A / R -_RJ li lm s mii, 13 BU :T�� QP -' eC,NiTn •.t� / iiiN■ ST BEEFBEEFBENt,FI f)US-oHart RDr .,.. '' Tigard Area Map . t/1—I*/**1' N • � w 111111341&11MI J 0 80 160 240 320 400 Feet al *7 Li ' 1" 309 Leet Z • ;• 111 Z /� w_► CCbt . ii ,� I JENSHIRE ..f I I — r Information on this map is neral tion y and n should be verified with the DevelopforgementlocaServicesonlDivisio . 13125 SO Hall Blvd 4001 .F Tigard, 39R 917l (503)639-4171 � f ._.— — 7223 �1 _ 4 •. �• --- hdp.//www.ci.ligard.or_us Community Development Plot date:Aug 27,2007;C:Imagic\MAGIC03.APR . PROPOSED LOT CONFIGURATION FOR A PROPOSED PARTITION PLAT IN LOT 56, "HILLSHIRE WOODS", LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH. RANGE I WILLAMETTE MERIDIAN, CITY OF WEST.CRD, PROFSurveyor: WASHINGTON COUNTY, OREGON. `�' Weddle Surveying, Inc. 1750 SW Skyline Blvd. PREPARED FOR *I, Suite 105 JEFF RICNARDS JULY Portland, OR 07221-2544 503-705_1266 B. am Ph. (503) 292-8083 IIENI.st4 art:oxsra 31,wo° Fat: (503) 202-0038 / OWNERS CATHY L. WRIGHT MID JEFFREY T. RICHARDS SITUS; 14293 S.W. LIAM COURT 43) TAX LOT 4500,A81r MAP 2S I 048C ZONING: R-7 EXISTING 90 0 a0 40 80 O USE RESIDENTIAL •••°• •°•• • - PROPOSED USE: RESIOENTIAL SCALEI . t00 �. SITE AREA . 13,443 SQUARE FEET. JUNE 5, 2007 PROPOSED PARCEL 1 . 6,856 SQUARE FEET. PROPOSED PARCEL 2 • 6,061 SQUARE FEET. LOT 54 LOT 53 LOT 52 I1 Q N 89'21 59E 108.05' ` A •0 LEGEND „-0' I 63.tD' R3UNAfrap ION___ •_ x r >fErMac UK .u6..«c. ra F~AfAT 0 s' --- x ---rocs UNt (2 v C.-.31.4'—•-1 PROPOSED 0 \ `_ PARCEL 2 {7(; -6x10N01/5 1IOZ 1.061 S0. FT. N -!0.7.„4".„....,. ..„11:S0 NN CGMrPNui 71Q ai PROPOSED 6' in a 7 ICN In PARCEL I 4 ��= R 6,638 S0. FT. 1 LOT 55 ' °7• ^ psnls n 1 g 10mKi 1 l i .11 7. -� e'..1-1--.--. 45'--1._ to g \ i ■ g h I • VICINITY MAP 1 u.• 1 I ^ x ^+ L___ 1 0�y1-O NOT TO SCALE '--....7 25 11tar 1 a�®\ O __ A.; R �I`�� �d OYA��p1��[*p• a io t4 y ;A 11\ ---- ' ANWAl�ia -,��jj-��r.tt y11�s��`43..0 'In b L.34.24. R'203.��r�s9� Y t* 1ii\\\\, N M N 7igFOs[D 5'sof MEET om1a7x1« tlit l-�J-- — — f p Y� d • . J '(d I N S.W. LUKAR COU'T tri;* GOJ� Q • `4 Gt0� "� v+ �`G N `' I SITE <\°�P� . .1011 1441VI REQUEST FOR COMMENTS WASH CO LAND DEV. Fax:503-846-2908 Sep 10 2007 15:31 P.01 REQUEST FOR COMMF. TA V E D II n AUG 2 8 2007 _ Land Dsvelopmerit services T I.G A R D DATE: August 27.20(7Land use&Trirspor TO: Steve Conw y,Washington County Dept.of Land L s _e nsportation FROM: City of Tigard Planning Division STAFF CONTACT: Checvl Cau s,_ ate Planner(x2437) Phone: (303) 639-4171 Fax: (503) 624.3681 Email: chervlc( tigard-or.gov MINOR LAND PARTITION (MLP) 2007.00011/ADJUSTMENT (VAR) 2007.00025 > RICHARDS/WRIGHT PARTITION.< REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots arc 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utih�e existing trees as street trees. LOCATION: 14' 93 SW Lukar Court; Washington County Tax Map 2S1^u4BC, Tax Lot 4500. LONE: R-7: Medium- Density-Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also pemutted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and 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. Ifyou wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 10, 2007. 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. PLEE 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 theenclosed letter or crnail. Written comments provided below: liN aal rite_ iii _ • ill Name &Number of Person Commenting: V Q ` ---&CA.--i-e__ "7:14.L.c) -- :,. (2k. I MEMORANDUM CITY OF TIGARD, OREGON DATE: 9/24/07 TO: Cheryl Caines, Associate Planner FROM: Kim McMillan, Development Review Engine <'YV' RE: MLP2007-00011 Richards/Wright r 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. The applicant is proposing a 2-lot partition with separate driveways constructed for each parcel. The driveways are located on Lukar Court, a local street, near an intersection with Ascension Drive, a local street. There is adequate sight distance to the intersection to the west and no development to the east. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Lukar Court and Ascension Drive are both classified as local streets; therefore this code section does not apply. 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. ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 1 Lukar Court is a local street; therefore the spacing of driveways is not controlled by this code section. However, the City's engineering design standards for driveway spacing must be met. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW Lukar Court, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 18 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. The applicant has shown proposed dedication of 23 feet from centerline, but has not provided an adequate narrative to support this, for example the number of vehicle trips per day that will use this street at ultimate build out. Therefore, the applicant shall dedicate the additional ROW to provide 27 feet from centerline. SW Lukar Court is currently partially improved. In order to mitigate the impact from this development, the applicant should install "NO PARKING" signs on each side of the street, within the ROW, and enter into a future streets improvement agreement for all other improvements. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 2 satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The applicant referred to a plan as Exhibit M, but staff was unable to find this exhibit. Lukar Court is a local street that will be extended in the future to serve underdeveloped property to the east. 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 18.810.040.6.1 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 18.810.040.6.2 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. ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 3 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. There is an existing sidewalk along the applicant's Lukar Court frontage. The sidewalk is not in the ultimate location, but the applicant will enter into a future streets improvement that will include sidewalk relocation. Sanitary Sewers: Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing sanitary sewer main line in Lukar Court. The applicant's plan shows separate laterals for each parcel, as required. 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 ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 4 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. For a small development like a minor land partition, the City allows a fee-in-lieu of on-site detention to be paid. In this case, the applicant will pay the fee-in-lieu of detention. 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 MLP2007-00011 Richards/Wright 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. Public Water System: The City of Tigard provides service in this area. The applicant's plans show an existing 3/4" meter serving the existing home and a proposed 3/4" meter for the proposed home. 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 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. ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 6 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. The applicant shall submit an erosion control plan with their PFI Permit application for review and approval. 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. 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). ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 7 Recommendations: THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: A Public Facility Improvement (PFI) permit is required for this project to cover driveways, utility connections and any other work in the public right-of- way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer. The purpose of this plan is for parking and traffic control during the public improvement construction phase. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Lukar Court adjacent to the subject property, when any of the following events occur: ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 8 A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. An erosion control plan shall be provided as part of the Public Facility Improvement (PFI) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the City's global positioning system (GPS) geodetic control network (GC 22) as recorded in Washington County survey records. These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: • GPS tie networked to the City's GPS survey. • By random traverse using conventional surveying methods. Final Plat Application Submission Requirements: A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in Oregon, and necessary data or narrative. B. Attach a check in the amount of the current final plat review fee (Contact Planning/Engineering Permit Technicians, at (503) 639-4171, 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 Lukar Court, providing 27 feet from centerline, shall be made on the final plat. ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 9 E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature (for partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF BUILDING PERMITS: Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and approval: Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. Prior to issuance of building permits within the subdivision, the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. During issuance of the building permit for Parcels 1 and 2, the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS MLP2007-00011 Richards/Wright PAGE 10 REQUEST FOR COMMENTS • NI • DATE: August 27,2007 T I GA R D TO: : : • ' uichison Public orks Project Engineer FROM: City of Tigard Planning Di sn J STAFF •INTACT: Cheryl Caines,Associate Planner( 437) Phone: (503) 639-4171 F.• : (503) 624-3681 Email: cherylcatigard-or.gov INOR LAND PARTITION (M . ) 2007-00011/ADJUSTMENT (VAR) 2007-00025 ➢ RICHARD ./WRIGHT PARTITION< REQUEST: '44.e applicant is requesting . or Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detaches _ ;le-family resin•- es. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approv. . .. sjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S104BC, Tax Lot 4500. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet,and duplexes,at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and 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: SEPTEMBER 10, 2007. 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 ��e c , CP ! ' n c Li `d bc �-�/�J S /Z� !-� tt, S c Jv Name&Number of Person Commenting: Cheryl Caines - RE: Richards/Wright Partition Page 1 From: "Dalby, John K." <John.Dalby@tvfr.com> To: "Cheryl Caines" <CHERYLC@tigard-or.gov> Date: 9/17/2007 5:23:07 PM F?ECEIVED Subject: RE: Richards/Wright Partition Hi Cheryl, SEP 1 8 200/ I didn't send comments because we considered the proposal approved as CITY OF TI submitted insofar as fire apparatus access and firefighting water GARD supplies are concerned. The dead end public street is not an issue with PL4NNING/ENr,INEERING us. 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: Cheryl Caines [mailto:CHERYLC@tigard-or.gov] Sent: Monday, September 17, 2007 5:09 PM To: Dalby, John K. Subject: Richards/Wright Partition John, I did not receive comments for the above 2-lot partition located at 14293 SW Lukar Court. Normally this would not be an issue, but neighbors have commented that the dead-end street is not wide enough to meet Fire Code requirements. I don't think that is true considering it is a public street, but can you please send comments anyway? If you need a copy of the plan, please let me know. Thanks. Cheryl FECEI QED 9/05/07 SEP 1 3 2007 Ft 4r#H GOF T�GgRD Cheryl Caines sGINFIING Associate planner Planning division City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon, 97223 Dear Ms Caines, We are writing to you to ensure that you understand our strong opposition and concerns over the possible (MLP) 2007-00011 adjustment (VAR) 2007-00011 and the adjustments to street tree requirements regarding the Richards/Wright Partition File. There have been lots of changes in the area and community development codes have been established in order to enhance the quality of life for its citizens not to take away from it. Making exception to these codes to benefit the few is contrary to the overall good of the neighborhood and the city. This area has been the refuge of much wildlife, which has been forced out by other development in the area. We believe an environmental impact study should be done prior to any development being approved. As a safety concern, Lukar Ct is a narrow road and would not support increased development in regards with safe and adequate access for emergency vehicles. This property was more than likely purchased for land and development speculation and the request would not be in the best interest of the surrounding residence or the city and should not be allowed just to benefit the few. We strongly oppose this request. 1g25(� S Si cer- y, ,) /(‘ , // p1 - / ♦s. y 27 2 Sw9 Lti•.11- ( ('d c.�L /12-/c, six/ +� ,� c_"/ CL ?Z 0 6P1 itt4 In a'1 .114/1111 / / y3ov s-/AJ W 114 iyL3 v � (.4.4 (,,.• t L I V OW wC' 11-/3-410-mann=' RECEIVED PLANNING 9/05/07 SEP 0 7 2007 CITY OF TIGARD Cheryl Caines Associate planner Planning division City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon, 97223 Dear Ms Caines, We are writing to you to ensure that you understand our strong opposition and concerns over the possible (MLP) 2007-00011 adjustment (VAR) 2007-00011 and the adjustments to street tree requirements regarding the Richards/Wright Partition File. There have been lots of changes in the area and community development codes have been established in order to enhance the quality of life for its citizens not to take away from it. Making exception to these codes to benefit the few is contrary to the overall good of the neighborhood and the city. This area has been the refuge of much wildlife, which has been forced out by other development in the area. We believe an environmental impact study should be done prior to any development being approved. As a safety concern, Lukar Ct is a narrow road and would not support increased development in regards with safe and adequate access for emergency vehicles. This property was more than likely purchased for land and development speculation and the request would not be in the best interest of the surrounding residence or the city and should not be allowed just to benefit the few. We strongly oppose this request. Sincerely, (6erard, fit bC//I /1 ) / (-a-22 w `„/A Liv,J( Cheryl Caines-opposition to( MLP )2007-00011 adjustment(VAR)2007-00025 Richards/wright partition Page 1 From: gerard bulman <gmbulman©yahoo.com> To: <cherylc©tigard-or.gov> Date: 9/6/2007 8:05:35 AM Subject: opposition to( MLP )2007-00011 adjustment(VAR) 2007-00025 Richards/wright partition Dear Members of the Planning Division I am opposed to this partition request and the adjustment to the street tree requirements. Making an exception to street tree requirements would not be in concert and the flavor of the neighborhood in the area. The developer who developed the remainder of Walnut lane also tried to get an exception. He was turned down and the neighborhood is glad he was. The street tree requirement benefits and beautifies the entire city and it's residence and an exception should not be made to benefit the few. I also feel that Lukar ct is two narrow of a road for emergency vehicles to use and would have to be widen in order to make it safe enough to handle the additional development. Lastly, This area is a sanctuary for wildlife. I feel it is wildlife sensitive and I would like to see an environmental impact study done before any further development takes place. Sincerely, Gerard Bulman 14272 SW Walnut Lane Tigard, Or 97223 Building a website is a piece of cake. Yahoo! Small Business gives you all the tools to get online. http://smallbusiness.yahoo.com/webhosting 09/04/2007 14:56 5035914484 FACILITIES PAGE 01 REQUEST FOR COMMENTS T I GARD DA 11 : 1 t 27,2007 TO: jen nti£er Garland,Aeaverton Schnell District4S De ra lits &Plannin ept. FROM: of Ti_and PlanningDir,r vision STAFF CONTACT: Cher1Cvncs,Associate Plante 437 Phone: (503) 639-4171 Fax: (503) 624-3681 Email: c ei lc ti�ard-or. Or MINOR LAND PARTITION (MLP) 2007-00011/ADJUSTMENT (VAR) 2007-00025 ➢ RICHARDS/WRIGHT PARTITION.< REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing 73-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S104BC, Tax Lot 4500. ZONE: R-7: Medium- Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.763, 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 wil be rendered on the proposal in the near future. If you wish to comment on this application, NEED YO ;. •MMENTS :A K BY: S PTEMBE ' .0, 2007. You may use the space provided below or attach a separate etter to return your comments. I . are una. e to respond by the above date, please phone the staff contact noted above with your comments and co innour comments in writing as soon as possible. II you have any questions,contact the Tigard Planning Division, 13123 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. X Please refer to the enclosed letter or email. Written comments provided below: etAu1LV , I/ r/ . _A / A U 63V6\-11 EAR--h f 5-02 �� f I `G S Id Name&Number of Person Coin enting: 09/04/2007 14: 56 5035914484 FACILITIES PAGE 02 IPA 13 &4VFtofl Jennifer R. Garland Facilities Planning Coordinator SCHOOL DISTRICT jennifer_garland@beaverton.k12.or.us creating pathways to the future for all students 16550 SW Merlo Road•Beaverton, OR 97006 503.591.4319 • Fax 503.591.4484 Service Provider Statement Date: September 4, 2007 Proposed Residential Development: RichardslWright Partition (MLP 2007-00011, VAR 2007-00025) Proposed Number of Dwellings: Projected Number of Students: Single-family 2 Elementary Level 1 Attached Middle School Level 0 Multiple-family High School Level 0 TOTAL 1 The District has evaluated your proposal for residential development and has projected that the proposed development will produce the following student impact on Beaverton School District: Student Impact: Elementary Level MnrIeratp impact Middle School Level Moderate impact if development generates any middle s_chool students High School Level Moderate impact if development generates any high school students This analysis is based on the District's data on the capacity, current enrollment, projected student impact of approved yet unbuilt dwellings, and the impact of this request for service with regard to the schools within whose boundaries this proposal is located. Please be aware that this analysis is based on current school boundaries; these boundaries are subject to change. Due to rapid residential growth, the District has ongoing concerns regarding the cumulative impact of residential development on school capacities. The District will continue to monitor population and enrollment forecasts, as well as track all proposed and approved residential developments in order to anticipate significant impact on schools. Please refer to the attached data showing the District's total capacity less the current enrollment, student impact of the currently approved residential dwellings, and the resulting status of capacity. Also, please refer to the definitions of the variables used in this calculation. Service Statement valid for 90 days ry4 A ti-k---1( cfilot-/(67 Jennifer R. Garland Date Facilities Planning Coordinator Page 1 of 2 09/04/2007 14:56 5035914484 FACILITIES PAGE 03 ASSESSMENT OF DATA Elementary Middle School High School Total 2006 Available Capacity 18,410 8,110 9,748 Less Sept. 30, 2006 actual enrollment 16,906 8,426 11,409 Less future student impact of approved dwellings _ 1,146 502 538 Remaining Capacity or Capacity Deficit 358 -818 -2,199 VARIABLES DEFINED AND USED IN THIS CALCULATION: Capacity District capacity is determined by using Board approved "Objective Criteria for Determining School Capacity". The capacity criteria are included in the School Facility Plan, which was approved by the School Board in June 2002. The School Facility Plan,which was required for O.R.S. 195.110 compliance, is on file at District offices. The District's capacity stated below includes current permanent capacity, the increased capacity as provided by the November 2000 bond, and portable classrooms currently owned by the District. Capacity dedicated to self-contained special education programs has been deducted_ Elementary Level Middle School Comprehensive District Total Level High Schools Total Capacity 18,410 *8,110 *9,748 *36,268 *Does not include capacity at options schools. Enrollment in those programs is based on student and parent election to participate. Enrollment Elementary Middle School High School Special District Total Level Level Level Education Enrollment Sep. 30, 2006 16,906 8,426 11,409 588 37,329 Net Approved (Unoccupied) Residential Dwellings/Projected Students (As of September 2006) The following is the number of residential dwellings within Beaverton School District that have been approved by the city/county jurisdictions serving the District that were unbuilt or never occupied as of September 2006. Single-family dwellings approved 2,543 Attached dwellings approved 2,840 Multiple-family dwellings approved 7371 TOTAL APPROVED DWELLINGS 6,120 Based on factors currently used by the District, the following number of students would be projected from the number of approved dwellings fisted above. Projected ElementayStudents 1,146 Projected Middle School Students 502 Projected High School Students 538 TOTAL STUDENTS PROJECTED 2,186 Page 2of2 MEMORANDUM TO: Cheryl Caines FROM: Todd Prager, City Arborist RE: Richards/Wright Partition DATE: August 30, 2007 As you requested I have provided comments on the "Richards/Wright Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.370.020.C.6 Adjustments to landscaping requirements (Chapter 18.745) a. Adjustment to use of existing trees as street trees. By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss, unless the following can be demonstrated: (1) The ground within the drip-line is altered merely for drainage purposes; and (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. As long as the existing 6" Maple, 32" Redwood, 4" Maples, and 7" Pine are adequately protected during construction, they can be used to meet the street tree requirement. 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. 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. The applicant did not provide a mitigation summary for this project. Therefore, it is unclear whether this condition will apply. 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). The tree protection plan does not show protection for the four, 4" maples in the front of the property. All trees to remain during construction need to have adequate protection. Therefore, this requirement has not been met. 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. 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. As long as the existing 6" Maple, 32" Redwood, 4" Maples, and 7" Pine are adequately protected during construction, they can be used to meet the street tree requirement. 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 Raymond Myer, a certified arborist. However, the report does not contain the four required components and is therefore not acceptable (See B2 below for details). 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. However, no mitigation summary was included with the tree plan. Please include a mitigation summary and resubmit with changes. 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 have been defined and are adequate. 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 As long as the existing 6" Maple, 32" Redwood, 4" Maples, and 7" Pine are adequately protected during construction, they can be used to meet the street tree requirement. Tree Mitigation The tree plan is in need of revision as detailed under section 18.790.030 above. Specifically, please include a mitigation summary and resubmit with changes. 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 or off site in accordance with 18.790.060 (D) will be credited against the approved assurance, for two years following final plat approval. After such time, the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. Tree Protection All trees to remain during construction need to have adequate 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 Arborist 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 Arborist, the tree protection measures may be removed. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall justify why the fencing was moved and shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to 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. E- --1 REQUEST FOR COMMENTS • DA 1E: August 27,2007 T I GARD TO: Mark Vandomelen,Plans Examination Supervisor FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@tigard-or.gov MINOR LAND PARTITION (MLP) 2007-00011/ADJUSTMENT (VAR) 2007-00025 > RICHARDS/WRIGHT PARTITION.< REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S104BC, Tax Lot 4500. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and Applicant's Materials for your review. From information supplied by various departments and agencies and from other un_ormation 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: SEPTEMBER 10, 2007. 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 hone 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. -''v�► �, �. � 1 �, 563 7 I ? 2 (21 Name&Number of Person Commenting: CleanWater Services 0,,, c..n,,,il,,,c,„1 ; c ic..„. RECEIVED PLANNING AUG 3 1 2007 CITY OF TIGARD MEMORANDUM DATE: August 30, 2007 FROM: David Schweitzer, Clean Water Services TO: Cheryl Caines, Associate Planner City of Tigard Planning Division SUBJECT: Review Comments — Richards/Wright Partition, 2007-00011 MLP, 2007-0025 VAR GENERAL COMMENTS • This Land Use Review by Clean Water Services (CWS) does not constitute approval of storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must review and approve final construction plans prior to issuance of any construction and/or connection permits. • All provisions of the development submittal shall be in accordance with current CWS Design and Construction Standards, (presently R&O 07-20), and all current Intergovernmental Agreements between the City and CWS. • Final construction plans shall be reviewed and approved by CWS for conformance with current CWS Design and Construction Standards prior to issuance of any construction permits. • A Stormwater Connection Permit shall be required, as approved by CWS, prior to construction of sanitary sewer, storm and surface water systems, and any work within sensitive area buffers and vegetated corridors. • Public sanitary and storm sewer easements shall be required in accordance with current CWS Design and Construction Standards. SANITARY SEWER • Each lot in the development shall be provided with a direct gravity side sewer(service lateral) connection to a public sanitary sewer mainline in accordance with current CWS Design and Construction Standards. Each sanitary lateral shall provide service to only one lot and shall be contiguous with public right-of-way or public sewer easement. 2550 SW Hillsboro Highway• Hillsboro,Oregon 97123 Phone: (503)681-3600•Fax: (503)681-3603 •www.CleanWaterServices.org CleanWater Services Our commitment is clear. • The engineer shall verify public sanitary sewer availability to adjacent properties and extend public sanitary sewer to provide service to adjacent properties in accordance with current CWS Design and Construction Standards, (presently R&O No. 07-20). STORM DRAINAGE AND WATER QUALITY • Each lot in the development shall be provided with a gravity service lateral and individual connection to a public storm conveyance. Privately owned and maintained storm sewers, including water quality facilities, serving multiple lots shall not be approved. • A hydraulic and hydrological analysis of the existing drainage and downstream storm conveyance system, in accordance with current CWS Design and Construction Standards (presently R&O 07-20), is required. The applicant is responsible for mitigating downstream storm conveyance if the existing system does not have the capacity to convey the runoff volume from a 25-year, 24-hour storm event. • Final construction plans shall show all existing and proposed public and private storm conveyance and easements. SENSITIVE AREA • CWS has reviewed this proposal for Tax/Lot Map 2S1 04BC-04500 and issued a Sensitive Area Pre-Screening Site Assesment, CWS File Number 06-001523, for the proposed development dated May 07, 2006. Sensitive areas do not appear to exist on site or within 200' of the site. This document will serve as the Service Provider Letter. EROSION CONTROL • All CWS erosion control requirements in accordance with current CWS Design and Construction Standards shall be met. All sites exceeding one acre shall require an NPDES 1200C permit. 2550 SW Hillsboro Highway• Hillsboro, Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 •www.CleanWaterServices.org RE QUE ST FOR COMME NT S 111 DATE: August 27,2007 T I GARD TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc@tigard-or.gov MINOR LAND PARTITION (MLP) 2007-00011/ADJUSTMENT (VAR) 2007-00025 > RICHARDS/WRIGHT PARTITION' REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S104BC, Tax Lot 4500. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet,and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are alsopermitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and 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: SEPTEMBER 10, 2007. 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. Written comments provided below: Name&Number of Person Commenting: RE QUE ST FOR COMME NT S DATE: August 27,2007 T I GARD TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Cheryl Caines,Associate Planner(x2437) Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc(a?tigard-or.gov MINOR LAND PARTITION (MLP) 2007-00011/ADJUSTMENT (VAR) 2007-00025 > RICHARDS/WRIGHT PARTITION< REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S104BC, Tax Lot 4500. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Attached are the Site Plan, Vicinity Map and 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 Jou wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 10, 2007. 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. Written comments provided below: Name&Number of Person Commenting: ' -Y OF TIGARD REQUEST FOR -IMMENTS �1 NOTIFICAk. . LIST FOR LAND USE & COMMUNITY DE,,__JPMENT APPLICATIONS r FILE NOS.: 1M LP ?O°7 - OO OC / FILE NAME: P IL.i lctr�f/LkL- C h f POr-174i v1 CITY OFFICES _LONG RANGE PLANNING/Ron Bunch.Planning Mgr. 1,,,L CURRENT PLANNING/Todd Prager/Arborist ;(POLICE DEPT./Jim Wolf,Crime Prevention Officer BUILDING DIVISION/Mark(residential)Brian(commercial) , ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) _CITY ADMINISTRATION/Cathy Wheatley,City Recorder v PUBLIC WORKS/Rob Murchison,Project Engineer _PLANNING COMMISSION/GRETCHEN(+12 sets) _COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor GFILE/REFERENCE(+2 sets) CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS A _ TUAL.HILLS PARK&REC.DIST.si/rUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* „ CLEAN WATER SERVICES* Planning Manager North Division Administrative Office Marvin Spiering/SWM Program 15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124 Beaverton,OR 97005-1152 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON * _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS _ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood(WLUN Form Required) 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 '0 _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. _ Joanna Mensher,Data Resource Center(zCA) _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(CPA2oA) Mara Ulloa(Comp.Plan Amendments&Measure 37) 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(powertioes in Area) _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 Steve Conway(General Apps) Lake Oswego,OR 97034 _Planning Division(zcA)Ms 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis icn&) _CITY OF PORTLAND (Notify for Wetlands and Potential EnvvonmentalImpacts) _Development Review Coordinator _Doria Mateja(zcA)Ms14 Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section ivecetons) _Sr.Cartographer,cawzcw,Ms,. 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor,zcA,Ms is Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 _OR.PARKS&REC.DEPT. _WA.CO.CONSOL.COMM.AGNCY _ODOT,REGION 1 -DISTRICT 2A* _ODOT,RAIL DIVISION STATE HISTORIC Dave Austin(wcccA)"911'Monopole Towers) Sam Hunaidi,Assistant District Manager (Notify ifODOT 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 3 725 Sumner Street NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RIR,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 L/COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexatwnsonly) Gerald Backhaus(See Map for Area Contact) of Proiecr s Within Y.Mile of a Transit Route) 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 /NW NATURAL GAS COMPANY ,LVERIZON (MC030533) QWEST COMMUNICATIONS Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219 J —TIGARD/TUALATIN SCHOOL DIST.#23J ✓ BEAVERTON SCHOOL DIST.#48 Z COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady.Administrative Offices Jan Youngquist,Demographics Alex Silantiev ,See Map for Area Conrad) Brian Every(Apps E orrrai,horusW) 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: 6-Jun-07) (Also update:i:\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documer MAILING / NOTIFICATION RECORDS .... .............. ...... . NOTICE OF TYPE II DECISION 41 MINOR LAND PARTITION (MLP) 2007-00011 RICHARDS/WRIGHT PARTITION 120 DAYS = 12/6/2007 SECTION I. APPLICATION SUMMARY FILE NAME: RICHARDS/WRIGHT PARTITION CASE NOS: Minor Land Partition (MLP) MLP2007-00011 Adjustment (VAR) VAR2007-00025 PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) existing .31-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant has also requested approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. APPLICANT/ Jeff Richards &Cathy Wright OWNER: P.O. Box 1657 Beaverton, OR 97075 COMPREHENSIVE PLAN DESIGNATION: R-7;Medium-Density Residential ZONE: R-7:Medium-Density Residential District.The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14293 SW Lukar Ct.;WCTM 2S104BC,Tax Lot 4500. PROPOSED PARCEL 1: 6,856 Square Feet. PROPOSED PARCEL 2: 6,061 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 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 (25C) 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 OCTOBER 4, 2007 AND BECOMES EFFECTIVE ON OCTOBER 19, 2007 UNLESS AN APPEAL IS FILED. Appeal-: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as_provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal maybe 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 OCTOBER 18, 2007. estions: For urt informati�o�n_please contact the Planning Division Staff Planner, Cheryl Caines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223 or by email to cherylc( tigard-or.gov. Q� 4110'0,.,,- s O mP .. ,, � , VICINITI'�MAP ' Ill° , ' 1ILP(10--00011 .,� ,,',,'' VAP.200 0002:1 illf INS .1111 . MIL 11, RICHARDS 4 0 '''''''''°' 0 \\'EIGHT it 1 it V, 4111111,10 II� % '"* P�RTITTeN s, �� 1 MIME►/IIII&�dd'ii .20. 0 111111111 111 WGE� s� CT IN 11111111PIII Allr�� x •.w2DN % i 11Oft.,1111 NU in i lib igloo. J En : i ._.., ',„;7.1 r- Z ' JENSHI E v •11111 m a., - - �i se • rtwniry ievelopment 'of Gate:Aug 2 2.. 'MegiNV.1A I•.3.A• ' 1 Lor 34 Lor 53 S or Na • N 09'21 S•t 106.0' "" k ..ar 0 • ub 41 EI as a•.ra. C V 5 o ;1727 •r ay�„ .0 G�&1 ..tA nor as A .. $_i a $ 1 I t ... nw. . .r w 1 1`1y1Y 2a 1 '° 0 t_ y k* _ rgr i"- N tt • \ NINLIA li f4Y3MIII1I TA \ r S.I. LUKA OU T \G � \ d NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER: THE TIGARD DEVELOPMENT (DDE REQUIRES THAT IF YOU RECEIVE THIS NOTICE, IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER NOTICE OF PENDING III ,, LAND USE APPLICATION MINOR LAND PARTITION TIGARD DATE OF NOTICE: August 27,2007 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2007-00011 ADJUSTMENT (VAR) 2007-00025 FILE NAME: RICHARDS/WRIGHT PARTITION REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing.75-acre lot into two (2)parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court;Washington County Tax Map 2S104BC,Tax Lot 4500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a 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 SEPTEMBER 10, 2007. All comments should be directed to Cheryl Caines,Associate Planner(x2437) in the Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to cherylcetigard-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 SEPTEMBER 19, 2007. 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 WRITTEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPRQVAL CRITERIA. BASED UPON THE CRITERIA AND THE FAC Ib 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." 1111 ,,-•,��1 VICIVITI..MAP • t• '' 1IIP200--00011 � 4VAR200--00025 ohs• �;, , RICHARDS �e �t ;;slWRIGHT RIrnovw � 4111110 IIIA si LEGEND: ;' i � i; , 11, 111 f r-L- ....11=r---11 ir I s-T ••Aug n.2om:CN+a c13Ant Er, AFFIDAVIT OF MAILING I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County, Oregon and that I served the following: t�Appropbox(s)Below} ❑x NOTIC'F OF DEQSION FOR MLP2007-00011/VAR2007-00025-RICI-IARDS/WRIGHT 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 October 4,2007,and deposited in the Unite. tates Mail on October 4,2007,postage prepaid. � d7 (Person that Pre d Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the - day of ®e10 ,2007. i-T., OFFICIAL SEAL =rte. : SHIRLEY L TREAT ( `�'�'' NOTARY PUBLIC.OREGON I ` COMMISSION NO.416777 Ot .,/ _ „ ./— MY COMMISSION EXPIRES APRIL 25,2011 l dLt(lc� �``��``�``����`�`� NOTARY PUB .IC OF OREGON My Commission Expires: (+(amt( EXHIBIT A NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2007-00011 RICHARDS/WRIGHT PARTITION 120 DAYS = 12/6/2007 SECTION I. APPLICATION SUMMARY FILE NAME: RICHARDS/WRIGHT PARTITION CASE NOS: Minor Land Partition(MLP) MLP2007-00011 Adjustment (VAR) VAR2007-00025 PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) existing .31-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant has also requested approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. APPLICANT/ Jeff Richards &Cathy Wright OWNER: P.O.Box 1657 Beaverton,OR 97075 COMPREHENSIVE PLAN DESIGNATION: R 7;Medium-Density Residential ZONE: R-7:Mediu-DensityResidential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14293 SW Lukar Ct.;WCTM 2S 104BC,Tax Lot 4500. PROPOSED PARCEL 1: 6,856 Square Feet. PROPOSED PARCFL 2: 6,061 Square Feet. APPLICABLE RE VIE W CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 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 MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 1 OF 18 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO SITE WORK: The applicant shall prepare a cover letter and submit it, alongwith any supportin documents and/or plans that address the followin requirements to the PLANNING IVISION, Al'I N: CITY ARBORIST 503-639- 4171. The cover letter shill clearly identify where in the submittal the required information is found: 1. Prior to commencing site work, the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shat allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2. Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist, at least once every two weeks from initial tree protection zone ('1'PZ) fencing installation through building construction. The reports shad include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arbonst 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 trees). 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. THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall pprepare a cover letter and submit it, alongwith any supporting documents and/or plans that address the following requirements to the PLANNINDIVISION, ATTN CHERYL CAINES 503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 3. Prior to final plat,thearage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20- foot setback from the front property line. 4. Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size, setbacks of the existing home, lot coverage, and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6. Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel, and shall not be placed between the sidewalk and existing trees to be used as street trees. 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4" maples and neighboring trees of Parcel 2 being protected. 8. Prior to final plat approval, the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x $125.00 = $1,000.00) 9. Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arbonst. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition of protected trees. NOTICE OF DECISION MLP2007-00011/RJCHARDS-WRIGHT PARTITION PAGE 2 OF 18 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 DIVISION,ATTN: KIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 10. A Public Facility Improvement (PFI) permit is required for this project to cover driveways, utility connections and any other work in the public right-of-way. Six/Eight (6/8) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NO'IE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.gov). 11. The PFI permit plan submittal shall include the exact legal name, address and telephone number of the individual or corporate entity who will be designated as the "Permittee", and who will provide the financial assurance for the public improvements. For example, specify if the entity is a corporation,limited partnership, LLC, etc. Also specify the state within which the entity is incorporated and provide the name of the corporate contact person. Failure to provide accurate information to the Engineering Department will delay processing of project documents. 12. The applicant shall provide a construction vehicle access and parkingplan for approval by the City Engineer. The purpose of this plan is for parking and traffic controduring the public improvement construction phase. 13. The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. 14. The applicant's construction drawings shall show"NO PARKING" signs on SW Lukar Court. 15. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 16. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW Lukar Court adjacent to the subject property,when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when t_ie improvements are part of a larger project to be constructed by a thirdarty and involves the sharing of design and/or construction expenses by the third party owners) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 17. 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." 18. 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. NOTICE OF DEQSION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 3 OF 18 19. 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). G 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 Lukar Court, providing 27 feet from centerline, shall be made on the final prat. 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-Countyhave reviewed the final plat, submit two mylar copies of the final plat for City Engineer signature ( or partitions), or City Engineer and Community Development Director signatures (for subdivisions). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF 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 PLANNING DIVISION, ATTN CHERYL GAINES503- 639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that existing trees utilized as street trees may be removed only if the tree dies or is hazardous according to a certified arborist. After removal the tree shall be replaced by the property owner with a 2" caliper tree from the approved Street Tree List. 21. All fences and trees on Parcels 1 and 2 shall meet current visual clearance standards prior to issuance of building permits. 22. Prior to issuance of building permits, the applicant shall demonstrate that the site coverage, height, and front, rear,and side yard setbacks for structures are as required in the base zone,or as otherwise adjusted. 23. Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing, and the location of mitigation trees, if any. Attach copies of the approved Tree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C. Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Submit biweekly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 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 DIVISION,ATTN:KIM MCMILLAN 503- 639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar" copy of the recorded final plat. 25. Prior to issuance of building permits within the subdivision the City Engineer shall deem the public improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and inspected for compliance, including franchise utilities, 2) all local residential streets have at least one lift of asphalt, 3) any off-site street and/or utility improvements are substantially completed, and 4) all street lights are installed and ready to be energized. NOTICE OF DEQSION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 4 OF 18 26. During issuance of the building permit for Parcels 1,2 &3 the applicant shall pay the standard water grlity and water quantity fees per lot(fee amounts will be the latest approved by CWS). THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO FINAL BUILDING INSPECTION: The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the following requirements to the PLANNING DIVISION, ATTN: ODD PRAGER 503-639- 4171, EXT 2700. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final inspection,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. SECTION III. BACKGROUND INFORMATION Site and Vicinity Information The .31-acre site is located on the north side of Lukar Court to the easet of Ascension Drive. Lukar Court dead ends, but could be extended in the future when the vacant site to the east is developed. Curb tight sidewalks already exist on both sides of the street. The site is part of the Hillshire Woods Planned Development (PD) (SUB94-00003) and is zoned R-7 (Medium Density Residential)._ Most of the surrounding properties are also zoned R-7 without the PD overlay. North of the site,the zoning is R 12 (PD). Property History: A search of City records shows no other land use approvals affecting this parcel. Proposal Description The owner is proposing a two lot partition for construction of a new, single-family home on Parcel 2. An existing single-family residence will remainon Parcel 1. Parcel 1 will be 6,856 square feet, and parcel 2 will be 6,061. An adjustment has been requested to allow existing mature trees along Lukar Court as street trees. SECTION IV. PUBLIC COMMENTS The Tigard Community Development Code requires that property owners within 500 feet of the subject site be notified of the proposal, and be given an opportunity to submit written comments prior to a decision being made. In addition, staff has posted a notice on the site,visible from both streets. Comments were received from neighbors who live to the north of the site along SW Walnut Lane. Only one letter was received prior to the end of the public comment period. A duplicate letter was received after the comment period closed, signed by additional property owners. Issues included opposition to the street tree adjustment because these neighbors feel that this exception does not enhance the quality dl life for the area's citizens; it will benefit only a few. Other concerns involved adverse impacts on wildlife as undeveloped parcels in the area have become wildlife refuges. The neighbors are requesting an environmental impact study be completed prior to approval. As a safety concern,the neighbors state that Lukar Court is a narrow street and will not support adequate access for emergency vehicles. Street trees are required by the Tigard Development Code (TDC), but the code also allows applicant's to request an adjustment to utilize existing trees to meet this requirement. The applicant has met the criteria for the adjustment and the issue is addressed further under the Variances and Adjustments section of the decision. There are no standards within the TDC that require an applicant to conduct an environmental impact study. In addition this site is not mapped as being within habitat area on the Tigard Significant Habitat Area map generated in July of 2007. NOTICE OF DEQSION MLP2007-00011/RIQ-IARDS-WRIGHT PARTITION PAGE 5 OF 18 Lukar Court is currently a dead end street with 36 feet of right-or-way and 24 feet of pavement. Emergency vehicles need 20 feet of unobstructed driving surface for access. Comments received from Tualatin Valley Fire and Rescue (TVF&R) state that the proposal is approved insofar as fire apparatus access and firefighting water supplies are concerned; the dead end street is not an issue. Staff found that widening the street or replacing existing improvements is not roughly proportionate to the impact of this development and therefore cannot be required (see Impact Study section of this decision). Right-of-way is being dedicated to meet current standards and the applicant must sign a non- remonstrance agreement for future improvements. The applicant must also install"No Parking signs on both sides of the street to meet current standards for a street with 24 feet of pavement. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments 18.370) By means of a Type I procedure, as governed by Section 18.390.030, the Director shall approve, approve with conditions, or deny a request for the use of existing trees to meet the street tree requirements in Section 18.745.030 providing there has been no cutting and filling around the tree during construction which may lead to its loss,unless the following can be demonstrated: (1) The ground within the drip-line is altered merely for drainage purposes; and (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. The applicant has requested to utilize some existing trees as street trees. The trees include a 5" Norway Maple, a 30" Coast Redwood a grouping of 4" Japenese Maples, and an 8" Shore Pine. Most of these mature trees are located near areas where new street trees would be planted. Because the Pine is not near the street, it cannot be counted as a street tree. There may also be enough space to add an additional tree near the grouping of maples. A condition of approval will address this issue. Based on the applicant's narrative, there is only a driveway proposed near the drip line of the Redwood. The applicant has also proposed tree protection for the trees. Plans provided in the Arborist Report do not include fencing around the grouping of maples. This plan must be revised to show protection fencing for the grouping of 4" maples. Because these trees will now be street trees, they can onlybe removed if determined to be dead or hazardous by a Certified Arborist and must be replaced with a new tree fom the City's approved Street Tree List. A deed restriction will be placed on the parcels to ensure that future property owners are aware of these restrictions. A revised Tree Protection Plan is conditioned under the Landscaping and Screening section of this decision. FINDING: The standards of this section can be met as conditioned in this decision. CONDITION: Prior to issuance of building permits, the applicant shall record a deed restriction to the effect that existing trees utilized as street trees may be removed only if the tree dies or is hazardous according to a certified arborist. After removal the tree shall be replaced by the property owner with a 2" caliper tree from the approved Street Tree List. Land Partitions (18.420): 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 development approval. All necessary conditions must be satisfied as part of the development and building process. Therefore,this criterion is met. There are adequate public facilities available to serve the proposal; Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public facilities are availaple to serve the proposal. Therefore,this criterion is met. All proposed improvements meet City and applicable agency standards;and NOTICE OF DECISION MLP2007-00011/RIcHARDS-WRIGHT PARTITION PAGE 6 OF 18 • 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 theermit 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,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-7 zoning district is 50 feet. Parcel 1 is 53 feet wide at its narrowest point. Parcel 2 measures 45 feet along Lukar Court,but averages to be 50 feet. Therefore,this standard has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. The minimum lot area requirement in the R-7 zoning district is 5,000 square feet for detached single-family units. The proposed partition creates two (2) lots that are 6,856 and 6,061 square feet respectively. These lot sizes are based on a 5-foot right-of-wa dedication instead of 9 feet as required. A condition of approval under the Residential Zoning Districts section of this decision will ensure a corrected site plan is provided prior to final plat approval. This criterion can be met conditionally. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed partition plat illustrates that both lots front onto Lukar Court. Parcel 1 has 60 feet of frontage and Parcel 2 has 45 feet of frontage. This criterion is met. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-7 zoning district are as follows: front, 15 feet• side, 5 feet; street side, 10 feet; and rear, 15 feet. The setbacks for the future home will be reviewed at the time of building permit submittal. The existing home on Parcel 1 can meet all setbacks as conditioned. Conditions of approval under the Residential Zoning Districts section will ensure the applicant shows the correct setbacks for each parcel 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. All three lots have frontage on Lukar Court. Because there are no flag lots proposed,this criterion is not applicable. 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. No accessways are proposed. Each lot will have direct access onto a public street (Lukar Court). 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. This proposal does not include a private accessway. Irregardless, comments submitted by TVF&R did not require an additional hydrant. This requirement is met. 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. A common drive is not proposed with this application. This standard is not applicable. 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. NOTICE OF DEQSION MLP2007-00011/RIG-LARDS-WRIGHT PARTITION PAGE 7 OF 18 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. The partitioned lots are approximately 4,000 feet to the southwest of the nearest 100-year floodplain. Therefore, this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant has requested an adjustment to utilize existing trees as street trees due to the location of the trees. The request is discussed in detail under the Variances and Adjustment section of this decision. FINDING: The Land Partition standards have not been fully met but can be as conditioned in this decision. Residential ZoningDistricts (18.510): Development stanards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-7 Parcel 1 Parcel 2 I Minimum Lot Size -Detached unit 5,000 sq.ft. 6,856 sq.ft. 6,061 sq.ft. Average Minimum Lot Width -Detached unit lots 50 ft. 56.8 ft. 50 ft. Maximum Lot Coverage 80% 33% Can be met Minimum Setbacks -Front yard 15 ft. 23.8 ft. Can be met -Side facing street on corner&through lots 10 ft. N/A -Side yard 5 ft. 5 ft. -Rear yard 15 ft 29 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. N/A -Distance between property line and front of garage 20 ft. 23.8 ft. Maximum Height 35 ft. 1 story Can be met Minimum Landscape Requirement 20% 67% Can be met The proposed lot sizes,percentages and setbacks above are based on a 5-foot right-of-way dedication and not 9 feet as required, therefore the applicant is conditioned to provide a revised site plan that shows the lot size, setbacks to the existing home, lot coverage, and minimum landscape_percentage after the 9-foot dedication. It is estimated that both lots will exceed the minimum 5,000 square feet. The front setback to the existing home is shown as 23.8 feet assuming a 5-foot dedication. With a 9-foot dedication the setback will be 19.8 feet, which still meets the front yard setback but not thearage setback. When the applicant reconfigures the garage to face Lukar Court, the garage door must be set back 20 feet from the property line. The applicant states in the narrative that the lot coverage is less than 50% but did not provide calculations. Staff has estimated the percentages of lot coverage and landscaping utilizing information from the provided plan. Setbacks of the new home will meet the standards according to the applicant. Site and building plans for Parcel 2 will be reviewed through the building permit process to ensure compliance with the R-7 development standards, including setbacks, lot coverage and height restnctions. FINDING: Based on the analysis above, the Residential Zoning District standards will be met pursuant to the following conditions: NOTICE OF DECISION MLP2007-00011/RICE-IARDS-WRIGHT PARTITION PAGE 8 OF 18 CONDITIONS: • Prior to final plat the garage on Parcel 1 must be re-oriented to Lukar Court. The garage door must Lave a 20-foot setback from the front property line. • Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size, setbacks of the existing home, lot coverage, and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. • Prior to issuance of building permits, the applicant shall demonstrate that the site coverage, height, and front, rear, and side yard-setbacks for structures are as required in the base zone,or as otherwise adjusted. Access,Egress and Circulation(18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. 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, orarcels 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. Each parcel will have direct access onto a public street,Lukar Court. No joint access is proposed. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N 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. All proposed parcels will have direct access onto Lukar Court which is a public street. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. The applicant is proposing a 2-lot partition with separate driveways constructed for each parcel. The driveways are located on Lukar Court, a local street, near an intersection with Ascension Drive, a local street. There is adequate sight distance to the intersection to the west and no development to the east. Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. Lukar Court and Ascension Drive are both classified as local streets;therefore this code section does not apply. 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. Lukar Court is a local street; therefore the spacing of driveways is not controlled by this code section. However, the City's engineering design standards for driveway spacing must be met. NOTICE OF DECISION ML.P2007-00011/RIC HARDS-WRIGHT PARTITION PAGE 9 OF 18 Minimum access requirements for residential use. 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. Each parcel will have access through individual driveways. Twenty feet of pavement is shown for the proposed public street. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. No private accessways are proposed with this application. Each residence will access a ublic street, Lukar Court, through an individual driveway. Comments received from Tualatin Valley Fire and Rescue (I VF&R) state there are no concerns regarding fire apparatus access to the site. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a) A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet;b) A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%. Access drives are not proposed with this partition. Each parcel will have direct access onto a public street,Lukar Court. FINDING: The Access and Egress standards have been met. Density Computations and Limitations (18.715): Chapter 18.715 implements the Comprehensive Plan by establishing the criteria for determiningthe number of dwellingunits permitted. The number of allowable dwellingunits is based on the net deveopment area. The net aa is the remaining parcel area after exclusion of sensitive lands and land dedicated for public roads or parks. The net area is then divided by the minimum lot size permitted by the zoning district to determine the number of dwelling units that may be developed on a site. Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maximum and minimum number of units permitted on the site is based on the net developable area, subtracting sensitive land areas, land dedicated to public parks, land dedicated for public right-of-way, and land for private streets from the total site area. The applicant has shown a 5-foot dedication but a 9-foot dedication is required. The following are estimated calculations based on a 9-foot right-of-way dedication. Of the total site area (13,443 square feet), 946.8 square feet will dedicated for right-of-wayalong Lukar Court. The square footage of the lot with the existing home must also be subtracted (6 614 square feet). The resulting net area is 5,B82.2 square feet. Therefore the applicant's proposal to create 1 additional lot does not exceed the maximum density requirements of the R-7 zone. As stated before, the site is located within the Hlllshire Woods Subdivision. The maximum density of the subdivision is 234 units. Only 102 units were approved for the subdivision, and therefore the creation of one additional lot will not exceed the area's maximum density. No calculations were provided by the applicant. The calculations used are estimated. The applicant will be conditioned to provide accurate density calculations for the project,including subtracting the actual square footage of Parcel 1. FINDING: Based on the analysis above,the Density Standards can be satisfied. CONDITION: Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. Landscaping and Screening(18.745): Setbacks for fences or walls. Section 18.745.050 states that fences or walls may not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795. There is an existing wooden fence on the site that is within the right-of-way, within the future clear vision area of the proposed drive for-Parcel 1,and exceeds the height limitation allowed along local streets within the front yard setback FINDING: The existing fence does not meet the standards of 18.795. NOTICE,OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 10 OF 18 CONDITION: Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to insta]ation of a new fence, the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet height and visual clearance requirements of the Tigard Development Code, shall be located within the boundaries of the new parcel, and shall not be placed between the sidewalk and existing trees to be used as street trees. Protection of existing vegetation.Existing vegetation on a site shall be protected as much as possible: 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process;and 2. The plants to be saved shall be noted on the landscape plans (e. ., areas not to be disturbed can be fenced,as in snow fencing which can be placed around the individual trees). The tree protection plan does not show protection for the four, 4" maples in the front of the property. All trees to remain during construction need to have adequate protection. Therefore,this requirement has not been met. 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. Street trees: Section 18.745.040 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 18.745.0400. This proposed project has frontage alongLukar Court, and street trees are required. The applicant has requested to utilize existing trees as street trees. The ocation of the 32" Redwood, 6" Maple, and grouping of 4" Maples preclude the planting of new street trees. Considering the size, location and condition of the trees the adjustment is being granted. The adjustment is discussed in detail under the Variances and Adjustments section o?this decision. As long as the existing 6" Maple, 32" Redwood, and 4" Maples, are adequately protected during construction,they can be used to meet the street tree requirement. FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the applicant complies with the condition below the standards will be met. CONDITION: The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4" maples and neighboring trees of the site being protected. Off-street Parking and Loading Requirements (18.765): This Chapter is applicable for development projects when there is new construction, expansion of existing use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements. The proposed partition will create two lots. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. The applicant states that each residence will include at least a single-car garage. In addition the proposed site plan shows space in each driveway for two additional cars. There is no bicycle parking requirement for single-family dwellings. This condition has been met. Tree Removal(18.790): Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees on the site a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their removal, identification of trees 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. As required for partitions the applicant submitted a tree plan prepared by Raymond Myer, certified arborists. The report contains three of the four required components. The applicant has addressed mitigation within the narrative stating that a fee in-lieu of planting will be provided. NOTICE OF DEQSION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 11 OF 18 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. There are a total of 2 viable trees on site greater than 12 inches which are subject to mitigation. The applicant's tree removal plan indicates the trees on the property that are to remain and those proposed for removal. -The tree plan indicates that one (1) of the viable trees is slated for removal. If one (1) of the two (2) trees will be retained, then according to the mitigation schedule above,50% of the diameter inches must be mitigated. The sum total of diameter inches of the trees which will be removed is 16. The amount of tree mitigation inches required for this project is 8 inches. To satisfy this requirement the applicant has proposed to pay a fee in-lieu at the rate of$125.00 per inch ($1,000.00). A condition of approval will ensure this criterion is met. 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 have been defined and are adequate. 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. One tree over 12 inch caliper will be retained on the site (Tree #3, Coast Redwood). Removal of this tree is restricted because it will be considered a street tree. A condition of approval under the Landscaping and Screening section of this decision will ensure that a deed restriction is recorded for the tree. FINDING: Based on the analysis above, the Tree Removal standards will be met, if the applicant complies with the conditions listed below: CONDITIONS: • Prior to commencing site work. the applicant shall establish fencing as directed by the project arborist to protect tae trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHT PARTITION PAGE 12 OF 18 • Prior to commencing site work, the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the Gr Arborist, at least once every two weeks, from initial tree protection zone (TPZ) fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. If the amount of TPZ was reduced then the Project Arborist shall jusay 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). 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. • Prior to final plat approval, the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00 = $1,000.00) • Prior to final plat approval, the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist. The summary shall document the effect of the approved tree protection plan, account for any violations, and certify the condition ofpprotected trees. • Prior to issuance of building permits,the applicant (developer or builder) shall: A. Submit site plan drawings showing the accurate location of the trees that were preserved,the location of tree protection fencing,and the location of mitigation trees, if any. Attach copies of the approved ree Protection and Mitigation Plans. B. Submit a statement and signature of approval from a certified arborist regarding the siting and construction techniques to be employed in building the house with respect to any protected trees on site. C Install required tree protection fencing as specified by the project arborist and call for an inspection by the City Arborist. D. Applicant shall submit biweesly reports, prepared by a certified arborist, through final inspection documenting the status of required tree protection fencing. 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 vehicl , 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 applicant states that future homeowners will maintain visual clearance area standards for the proposed driveways, and no new plantings or structures are proposed within the visual clearance areas. There is an existing fence and trees which may be within the visual clearance area. Trees within the visual clearance areas must be limbed-up to 8 feet and the fence must be removed. If new fences are placed within the front yard setbacks,then they shall not be greater than 3 feet in height. This requirement has been previously conditioned under the Landscaping and Screening section of this decision. FINDING: Based on the analysis above,the Vision Clearance Standards can be met as conditioned. Impact Study(18.390) Section 18.360.090 states, "The Director shall make a finding with resect 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. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGHI"PARTITION PAGE 13 OF 18 • 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 realroperty dedication is not roughly proportional to the projected impacts of the develo ment. 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. The development will result in a net increase of one single-family residence. Approximately 10 vehicle trips per day (rather than the applicant's estimated 5) will be created by this additional home. Impacts on the sewer,water and storm systems will be minimal. The new home on Parcel 2 will be served with sanitary sewer, water and storm by connecting with public lines within Lukar Court. Parks system development charges will be collected for the new home at building permit issuance as well as traffic impact fees. The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of 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$3,200 (Effective July 1, 2007) per 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 $10,000 ($3,200 divided by.32). The difference between the TIF paid, and the Tull impact, is considered the unmitigated impact on the street system. Nine feet of right-of-way dedication is required along Lukar Court to meet current standards,approximate 946.8 square feet. The estimated cost of the dedication is $2,840.00 (946.8 square feet x $3.00/square foot. The unmitigated impact of this project on the transportation system is $3,960 $10,000 - $3,200 - $2,840). No public street improvements are required with this project. The dedication of right-of-way is roughly proportionate to the estimated impact. 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 local street to have a 54 foot right-of-way width and 32-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,and street trees. This site lies adjacent to SW Lukar Court,which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 18 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline. The applicant has shown proposed dedication of 23 feet from centerline,but has not provided an adequate narrative to support this,for example the number of vehicle trips per day that will use this street at ultimate build out. Therefore,the applicant shall dedicate the additional ROW to provide 27 feet from centerline. SW Lukar Court is currently partially improved. In order to mitigate the impact from this development, the applicant should install "NO PARKING" signs on each side of the street, within the ROW, and enter into a future streets improvement agreement for all other improvements. NOTICE OF DECISION MLP2007-00011/RICI-LARDS-WRIGHT PARTITION PAGE 14 OF 18 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. There are no opportunities within this development to extend existing_ streets. No new streets are being created through this partition. Lukar Court must be extended when the site to the east (tax lot 6200) is developed because it currently dead ends at the property line. A new block will most likely be created at that time. 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. Due to the current layout of the subdivision and probable future extension of Lukar Court upon development of tax lot 6200,there is no opportunity for or need for a bicycle/pedestrian connection with the subject site. 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. Neither parcel will be greater than 1.5 times the minimum lot size,nor 2.5 times the average lot width. Parcel 1 is 6,856 square feet, 123.53 feet deep,while being an average of 56.8 feet wide (56.8 x 2.5 = 142). Parcel 2 is 6,061 square feet, 120.75 feet deep,while being an average of 50 feet wide (50 x 2.5 = 125). 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. Each parcel will have over 25 feet of frontage along Lukar Court. Parcel 1 will have over 60 feet of frontage, while Parcel 2 will have 45 feet. 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. There is an existing sidewalk along the applicant's Lukar Court frontage. The sidewalk is not in the ultimate location, but the applicant will enter into a future streets improvement that will include sidewalk relocation. 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 existingmains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Srface Water Management(as adopted by Clean Water Services in 1996 and including any future revisions or amendments) and the adopted policies of the comprehensive plan. Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. There is an existing sanitary sewer main line in Lukar Court. The applicant's plan shows separate laterals for each parcel,as required. NOTICE OF DECISION MLP2007-00011/RICHARDS-WRIGFIT PARTT LION PAGE 15 OF 18 Storm Drainage: General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by 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 resultingfrom the development will overload an existing drainage facility, the Director and Engineer shall withold approval of the development until provisions have beengmade 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 resultingin no net increase in storm peak flows up to the 25-year event. The City will require that all new developmentsgresulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent toFanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff win be permitted to discharge without detention. For a small development like a minor landpartition,the City allows a fee in-lieu of on-site detention to be paid. In this case,the applicant will pay the fee in-lieu ofpdetention. 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. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The City of Tigard provides service in this area. The applicant's plans show an existing 3/4" meter serving the existing home and a proposed 3/4" meter for the proposed home. NOTICE OF DECISION ML.P2007-00011/RICHARDS-WRIGHT PARTITION PAGE 16 OF 18 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 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. 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 oCity 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. The applicant shall submit an erosion control plan with their PFI Permit application for review and approval. 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 CoordinatesAD 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 gnd 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 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 Arborist has reviewed the proposal. Comments have been incorporated into the decision and conditions imposed. The City's Building Division reviewed the proposal but has no objections. NOTICE OF DECISION ML.P2007-00011/RICHARDS-WRIGHT PARTITION PAGE 17 OF 18 SECTION VII. AGENCY COMMENTS Clean Water Services has reviewed the proposal. Comments have been incorporated into the decision and conditions imposed. Tualatin Valley Fire and Rescue has reviewed the proposal and considers the proposal approved as submitted insofar as fire apparatus access and firefighting water supplies are concerned. The Beaverton School District was sent a copy of the proposal. Comments received indicate a moderate impact on the school district from two single-family dwellings. The projected number of students from this development is one (1) elementary level student. 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 OCTOBER 4,2007 AND BECOMES EFFECTIVE ON OCTOBER 19,2007 UNLESS AN APPEAL IS FILED. e�al: Tieirector'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 ol-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 OCTOBER 18,2007. estions: Iyou e any questions, please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at (503) 639-4171. 0/Vzi( L 'eU J October 4,2007 PREPARE Y: Cheryl Caines DATE Associate Planner c\curpin\cheryl\rnlp\m1p2007-00011(Richards/Wright)\m1p2007-00011 decision.doc NOTICE OF DECISION MLP2007-00011/RIC-IARDS-WRIGHT PARTITION PAGE 18 OF 18 v, / , �� CITY of TIGARD / �/ \j F k �O / 7 �` GEOGRAPHIC INFORMATION SYSTEM / / Ilk , r, ���' F, r '� VICINITY MAP IfiiickWAAStat� MLP2007-00011 t VAR2007-00025 ih, 1. ill WAilkV7 RI S/ 4 Z , �„ WGHr ' . PARTTON/ 1r 0,.- 4 4 1111 ` SONG 14#1 0idir \*# z S', ` 41 ¢ I ••. 44 _ LEGEND: 2�' �vw NuT � - SUBJECT �'• / SITE W • ION j — — — `` ' O / igY�ftS fEfiR 111111 Fe$ Q may,_i 7: 111 1111 II. �- Inrao r -T 1r a/ 1I 90NRA o '!" ST Milli REEF BEND FO.7 / _OURHAM RD ) **I o Nil 111 I. Tigard Area Map P • 4111iv 0 80 160 240 320 400 Feet W.1 • Z . ,•=309 feet le Z ..11,1", m .14 :- . 1 guiTIGARD JF______---;ENSHIRE Information on this map is for general location only and I should be verified with the Development Services Division. 13125 SW Hall Blvd 1 ._, ,F: 4,,,, Tigard,OR 97223 7----- I _ �, l. http://www l.tlgard' cor.us Community Development Plot date:Aug 27,2007;C:lmagic\MAGIC03.APR PROPOSED LOT CONFIGURATION FOR A PROPOSED PARTITION PLAT IN LOT 66, "HILLSHIRE WOODS", LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE 1 WEST. mom= WILLAMETTE MERIDIAN, CITY OF TIGARD. PROfESf10NAl Surveyor: WASHINGTON COUNTY. OREGON. Weddle Surveying, Inc. /,. _�� - 1750 SW Skyline Blvd. PREPARED FOR �r, Suite 105 v Portland, OR 07221-2544 JEFF RICWVt05 503-705-1266 P1MICNF i. RYAN Ph. (503) 292-8083 Fax: (503) 292-0938 owNERs 50833 AENQIPL ANE:MINIM at;f006 CATHY L WRIGHT AND JEFFREY T. RICKARDS SITUS; 14293 S.W. LUKAR COURT TAX LOT 4500,A&T MAP 25 1 049C 0 ZONING; R-7 ZQ 0 90 40 e0 EXISTING USE: RESIDENTIAL B SCAI . 90 PROPOSED USE: READENTIAL SITE AREA . 13.443 SQUARE FEET. JUNE 5. 2007 PROPOSED PARCEL 1 . 6.656 SQUARE FEET. PROPOSED PARCEL 2 • 6.061 SQUARE FEET. LOT 54 LOT 53 Gj LOT 52 Q N 59'21 59E 108.05' 7XCX ° LEGEND 0 U 6as6 66.0 I i + 0' h " - - 44 11 r 6 w°TAs�6I.,lox Dz c rol riuXI °� WW1(ow6, 0r'NLL N E 1001:13.. --.- N —-MCC UWE 55•--__... —r•, k ct 4--.:i.4•--.••• PROPOSED O B•r^ PARCEL 2 — 1 7( ; -6Ea01301.13 l \ : 6,061 SQ. FT. r. \A $ ,X t PROM= -mammas nu ei V P L�1D ti bl O 0 R .- N 01A ri \per_ MS SQ. FT. N. *flit LOT 55 1. 6• n 8 1 7: 1 11 1 P.m 6'-1---45.--t-0 O 1 Y 1 H il --,,v-----.11 >, I VICINITY MAP I 5. NOT TO SCALE 1 y5' � I L-- �1 ,i4"1.1..E ]3'r[urooD }y An- , rl .O tta 1 W til 9� ►eaosm s•we MEET OmrAmw --1.— ‘ *4°114 ., . il • t. Y 1' ' 5.w. LUKAR COU'T �' • IR G0 Vitn . 004'. \-S. lffillirill101111111.1M:=F ail'J1,47 � OG I \ v. 44 F9‘\ `1 SITE •S`�R° JOR 44030 EXHIBII(,3 Cathy L. Wright &Jeffrey T. Richards MLP2007-00011 PO Box 1657 RICHARDS/WRIGHT PARTITION Beaverton, OR 97075 Gerard FL Bulman 14272 SW Walnut Lane Tigard, OR 97223 Erg AFFIDAVIT OF MAILING I, Patricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: {neck Appmpriace Box(s)Below) ❑x NOTICE OF DECISION FOR MLP2007-00011/VAR2007-00025 - RICLIARDS/WRIGHT PARTITION (File No./Nacre 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 October 4,2007,and deposited in the Unite. States Mail on October 4,2007,postage prepaid. P6/6 (Pers.n . rep. d No e STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the `-( day of 60-1-06C-7 ,2007. f' -, OFFICIAL SEAL {) 'x.1 . SHIRLEY LTREAT NOTARY PUBLIC-OREGON ,�A , - COMMISSION NO.418777 �Y�`-u- !; MY COMMISSION EXPIRES APRIL 25,2011 N ARY P LIC OF OREGON My Commission Expires: 44-5/11 EXHIBIT A , NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2007-00011 RICHARDS/WRIGHT PARTITION 120 DAYS = 12/6/2007 SECTION I. APPLICATION SUMMARY FILE NAME: RICHARDS/WRIGHT PARTITION CASE NOS: Minor Land Partition(MLP) MLP2007-00011 Adjustment (VAR) VAR2007-00025 PROPOSAL: The applicant is requesting approval for a Minor Land Partition to partition one (1) existing .31-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant has also requested approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. APPLICANT/ Jeff Richards &Cathy Wright OWNER: P.O. Box 1657 Beaverton, OR 97075 COMPREHENSIVE PLAN DESIGNATION: R 7;Medium-Density Residential ZONE: R-7: MediumDensityResidential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. LOCATION: 14293 SW Lukar Ct.;WCIM 2S104BC,Tax Lot 4500. PROPOSED PARCEL 1: 6,856 Square Feet. PROPOSED PARCEL 2: 6,061 Square Feet. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 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 (25G) 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 OCTOBER 4, 2007 AND BECOMES EFFECTIVE ON OCTOBER 19, 2007 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues,properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing,subject to any additional rules of procedure that maybe adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 18, 2007. estions: For information_please contact the Planning Division Staff Planner, Cheryl Caines at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 or by email to cherylcCa)tigard-or.gov. m .�,,; '.i VICINITY MAP .. r \ILP?00"-00011 `.=` ,i,,'' . VAR 1111-_1)(11125 le s . , �val•.1i' '�°a\E \\"FIGHT ,, ,,"'�O�� P_�RTITION �1 o bins►�I/AnstAkia Ng II 4911 min i ST 111111111.„,r, LEGEND: / ii j SUBJECT / .litr w 'w' , ,;"■1 � i. SITE �II . FRN Ili 1 RI( HARDs C 0 .i iOftilti MID � AK W ea Mora ig 2N W 2.II& MOO 10 Z r .is •, E r.o._u...T IGAR..............,... D ......ma.. gm ....,,,::„ • niy e:eiopmen[ Plot Aire Aug 27,2007,C.1magrt LAGIC03 APA car a. 1 ..or a.5 LOT as t Q N arm sot mos' _ U w aur e x1 , 5 R vv r • ri eta ..0\ Lor ss k um w.rt. ' '�, ■ d1 i l 'r H•O,,--\---'' \ \two, ,,..-,-....X I ®, � �S _ - _ f. - Alli K,A _00°' f s.q. iC�$ COURT �kr d 251048C-06700 2S109BC-07000 EXH I B I1c AHMED SYED T&SARAH R BONNEVILLE POWER 14237 SW WALNUT LN ADMINISTRATION TIGARD, OR 97223 1002 NE HOLLADAY PORTLAND, OR 97232 2S104BC-06500 2S104BC-06200 AMANATIDIS EVANTHIA& BOWMAN MARVIN S PANAGIOTIS 13875 SW 158TH TER 14277 SW WALNUT LN TIGARD,OR 97224 TIGARD, OR 97223 2S104BC-02700 2S104B8-01600 AMIRKANI INTESAR& BRIDGMAN HAROLD • SAFADI TAREK 14359 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-07100 2S104BC-01300 ANBE RANA&SCOTT BRIGHT WILLIAM ALBERT 12610 SW BAILEY TER 14444 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04100 2S104BC-07700 ANDERSON MARTIN B/BONNIE BULMAN GERARD H 14300 SW WALNUT LN 14272 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 104BC-078I2S104BC-07400 BAI -Y o•SODS OWNERS OF CALDERON RONALD R&MARIA M LOT - 14210 SW WALNUT LN , TIGARD, OR 97223 2S104BC-03700 2S104BC-01800 BARRERA ADELINA T CARESS ROBERT K&LOURDES M 14363 SW WINDSONG CT 14150 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-05100 2S104BB-01300 BERGER TORSTEN& CARLSON SCOTT A ANDERSON JAMIE M 14323 SW WINDSONG CT 12840 SW ASCENSION DR TIGARD, OR 97223 TIGARD, OR 97223 2S104B8-01000 2S104BB-02400 BOESEN MARTHA K CHO JOSEPH AND SOOK 14301 SW WINDSONG CT 14174 SW WINDSONG DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-00600 2S104BB-00900 BOHAN THOMAS D& CHRISTENSEN LARRY L&CINDY M DIANE E 14293 SW WINDSONG CT 14115 SW FERN TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-07000 2S104BC-07200 COBB DAVID J &RITA FAZAL ZUBAIR 14179 SW WALNUT LN 12650 SW BAILEY TER TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-02500 2S104BB-02100 COLLINS LANNY L&BARBARA G GABEL JESSE M 14158 SW NORTHVIEW DR 14232 SW WINDSONG CT TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-01900 2S104BC-06600 COOPER RONALD W GASPEED MITRA ELAINE E 14255 SW WALNUT LN 14120 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-02000 2S1048C-04200 COUMES PAUL A&SANDEE K GRAHAM CYNTHIA A 14268 SW WINDSONG CT 14621 SW 126TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S1048C-04000 2S104BB-00400 DAWUD JENNIFER A&WAIL A HARRINGTON CLAYTON L& 14297 SW WALNUT LN TERESA M TIGARD, OR 97223 10006 SW 72ND AVE TIGARD,OR 97223 2S104BC-05200 2S10480-01700 DEBOIS DREW S&PATRICIA A HOHNBAUM MICHAEL LEE&KARI ROC 12878 SW ASCENSION DR 14160 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-03400 1045C-01511 ESPEY JULIE& HO B•.M MICHAEL LEE&KARI ROC SETO BRIAN 141.: - FERN ST 14393 SW WINDSONG CT ARD,O 97223 TIGARD, OR 97223 2S104BC-01200 2S1046C-03300 EVEN ERICH M HOLLOWAY JASON A&JENNIFER N 2208 SE 82ND AVE 12625 SW ASCENSION DR PORTLAND,OR 97233 TIGARD,OR 97223 2S104BB-01700 2S104BC-06300 FARQUHAR TERESSA GAIL TRUST HULTQUIST LARRY A 14328 SW WINDSONG CT 14125 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-07600 2S104BC-04300 FAULKNER ANNE MARIE/HARRY JENSEN RONALD D&ANN H TRS 14250 SW WALNUT LN 14340 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 • 2S104BC-03100 2S104BC-05000 JOHNSON THEODORE R&JUDY A MCCARRY SHERI&BRIAN 12689 SW ASCENSION DR 12816 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S105AA-01300 2S104BB-02200 KEANE CATHERINE M& MINOR CRAIG NEWTON SHEA MICHAEL J 14210 SW WINDSONG CT 12554 SW CREEKSHIRE PL TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-01400 2S104BC-07500 KELLY BARBARA S TRUSTEE MORENO TIM&JULIE 14335 SW WINDSONG CT 14234 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-06900 2S105AD-02300 KLUVER L CURTIS&TOMI J NAKAJIMA MICHAEL I&STACY A 14191 SW WALNUT LN 14545 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S10466-00700 2S104BC-06800 KRUMM TERRY J&LORI L NAMIKI JAMES J 14237 SW WINDSONG CT 14203 SW WALNUT LN TIGARD, OR 97223 TIGARD, OR 97223 2S1048C-04800 2S104BB-02600 LAZARENKO ORYSYA NGUYEN LAN THI 12748 SW ASCENSION DR 14134 SW NORTH VIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104B0-03500 28104BC-05900 LIM EUNKYONG KRIS&SUNG SOO OLVERA FROYLAN GARCIA& 14387 SW WINDSONG CT FILAGONIA V TIGARD,OR 97223 12610 SW ASCENSION DR TIGARD, OR 97223 2S104BB-01900 2S104BC-04400 LOCHRIDGE DAVID R&ELISA M OLVERA-GARCIA FROYLAN& 14294 SW WINDSONG CT OVERA-VALDEZ FILOGONIA& TIGARD,OR 97223 OLVERA LETICIA 12610 SW ASCENSION DR TIGARD,OR 97223 2S104BC-02800 2S105AA-01500 LUTOSTANSKI NICOLE PALERMINI RONALD L&MARY C 14399 SW FERN ST 16140 SW SNOWY OWL LN TIGARD,OR 97223 BEAVERTON, OR 97007 2S104BB-01500 2S104BC-01000 MARX ELIZABETH D& PORTLAND GENERAL VIRGILIO CATHERINE ELECTRIC COMPANY 14341 SW WINDSONG CT 121 SW SALMON ST TIGARD, OR 97223 PORTLAND, OR 97204 2S104BC-04600 2S104BB-01800 PROVOST MARY M SINGH BALWINDER& 14330 SW LUKAR CT KAUR HARCHARAN TIGARD, OR 97223 14306 SW WINDSONG CT TIGARD, OR 97223 2S104BB-07400 2S104BC-03600 READ DORAN L&WENDY J SPEHAR GREGORY&CARLA 14100 SW NORTHVIEW DR 14371 SW WINDSONG CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-02200 2S104B8-02700 RUNYON ANTHONY J&SERENA J STREGE MELVIN J&NELDA J 14040 SW FERN ST 14116 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD,OR 97223 2S104BC-04900 2S1048C-07300 SABATKA GREGORY A TANG LI& 12764 SW ASCENSION DR LIN DOCAS TIGARD,OR 97223 12655 SW BAILEY TER TIGARD, OR 97223 2S104BB-00600 2 1046B-0820, SALCEDO MANUEL M&ANA NORMA TI •RD OF 14215 SW WINDSONG CT 1312 HALL BLVD TIGARD, OR 97223 T :ARD, •• 97223 2S1048C-06000 2S1046B-02300 SHEELEY PAULA L TRAN THANH T& 3285 NW RIDGE RD LUU THANH NGA THI SCAPPOOSE,OR 97056 14196 SW WINDSONG CT TIGARD,OR 97223 2S1048B-00800 2S104BC-03800 SHUREIH TARIQ M TURNER SCOTT M& 14269 SW WINDSONG CT TURNER TOBY K TIGARD, OR 97223 14364 SW WINDSONG CT TIGARD,OR 97223 2S104BC-04700 2S104BC-03900 SICHEL JACQUELINE A UMIGER MARKUS K&LAURA M 14296 SW LUKAR CT 14333 SW WALNUT LN TIGARD,OR 97224 TIGARD, OR 97223 2S104BC-05700 2S104BB-00500 SIERRA PACIFIC COMMUNITIES LLC UPADHYAY SATISH&SAROJ PO BOX 1754 14170 SW NORTHVIEW DR LAKE OSWEGO, OR 97035 TIGARD,OR 97224 2S105AD-03100 2S105AA-01400 SIERRA PACIFIC DEVELOPMENT INC VAITA KRISTINA& PO BOX 1754 WRIGHT ROBERT E LAKE OSWEGO, OR 97035 12586 SW CREEKSHIRE PL TIGARD,OR 97223 25104BC-03200 VALEV VALERI N& JAMUS REINA 0 12651 SW ASCENSION DR TIGARD,OR 97223 2S1048C-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD, OR 97224 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD,OR 97223 2S104BC-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD, OR 97223 2S104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD, OR 97223 2S104BC-04500 WRIGHT CATHY L& RICHARDS JEFFREY T PO BOX 1657 BEAVERTON, OR 97075 2S104BB-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE,OR 97070 IT I AFFIDAVIT OF MAILING UI I, Patricia L. Lunsford being first duly sworn/affirm, on oath depose and say that I am a Planning Administrative Assistant for the City of Tigard,Washington County,Oregon and that I served the following: (Check Appropnaie Box(s)Below} ❑x NOTICF OF PENDING LAND USE DECISION FOR MLP2007-00011/VAR2007-00025 - RIC HARDS/WRIGHT 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 August 27,2007,and deposi din the United States Mail on August 27,2007,postage prepaid. , / / A JtT (Person •. red No. e STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the 2 T day of Ce-)(C hLe--►"- ,2007. a, OFFICIAL SEAL (/ 1 4.f:1-..- ( KRISTIE J PEERMAN rNOTARY PUBLIC-OREGON ) ( co, ; COMMISSION NO.419242 O) n 1 MY COMMISSION EXPIRES JULY 28,2011 O NO ARY PUBlk OF OREGON My Commission Expires: 724) EXHIBIT A NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER THE TIGARD DEVELOPMENT (ODE 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: August 27,2007 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2007-00011 ADJUSTMENT (VAR) 2007-00025 FILE NAME: RICHARDS/WRIGHT PARTITION REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing.75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utili7P existing trees as street trees. LOCATION: 14293 SW Lukar Court;Washington County Tax Map 2S 104BC,Tax Lot 4500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes,detached single-family homes with or without accessory residential units,at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a 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 SEPTEMBER 10, 2007. All comments should be directed to Cheryl Caines,Associate Planner(x2437) 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 cherylcatigard-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 SEPTEMBER 19, 2007. 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 DIRECIF.D 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 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 FAC1b 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/E VIDE NCE AVAILABLE FOR RE VIEW: 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." kV �ri F, / VI'.INIr k MAP liit.,.►y� z , * � e� LP2(k--oon1 I ..., /10' 4, �,,-_(S,,; 411, =. ! RIAl_1A 0 /Milk009 \\RI(;HT0. P_\FTITION MIMIC illilladial P , •441 1 ,,,11UU LEGEND: /4 4N'' w M� 1II1IIIRM ■ / s 'EST 3 II 1�4, o ,jjp 1 il lk i Ls iiiii rck 7114rill ST Mil 1111 NI y A r.. „ • m .� TIOAR p r''ry„pMnl -, Plod.•Ni921`200/•7ImaPCV.1A(AIC03 AP • 2S104BC-06700 2S109BC-07000 EXHIBIT AHMED SYED T&SARAH R BONNEVILLE POWER 14237 SW WALNUT LN ADMINISTRATION TIGARD,OR 97223 1002 NE HOLLADAY PORTLAND, OR 97232 2S104BC-06500 2S104BC-06200 AMANATIDIS EVANTHIA& BOWMAN MARVIN S PANAGIOTIS 13875 SW 158TH TER 14277 SW WALNUT LN TIGARD, OR 97224 TIGARD, OR 97223 2S104BC-02700 2S104BB-01600 AMIRKANI INTESAR& BRIDGMAN HAROLD SAFADI TAREK 14359 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-07100 2S104BC-01300 ANBE RANA&SCOTT BRIGHT WILLIAM ALBERT 12610 SW BAILEY TER 14444 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04100 2S104BC-07700 ANDERSON MARTIN B/BONNIE BULMAN GERARD H 14300 SW WALNUT LN 14272 SW WALNUT LN TIGARD, OR 97223 TIGARD,OR 97223 104BC-078•i 2S104BC-07400 BAI -Y fr.•ODS OWNERS OF CALDERON RONALD R&MARIA M LOT - 4 14210 SW WALNUT LN , 0 TIGARD, OR 97223 2S104BC-03700 2S1048C-01800 BARRERA ADELINA T CARESS ROBERT K&LOURDES M 14363 SW WINDSONG CT 14150 SW FERN ST TIGARD,OR 97223 TIGARD, OR 97223 2S104BC-05100 2510488-01300 BERGER TORSTEN& CARLSON SCOTT A ANDERSON JAMIE M 14323 SW WINDSONG CT 12840 SW ASCENSION DR TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-01000 2S104BB-02400 BOESEN MARTHA K CHO JOSEPH AND SOOK 14301 SW WINDSONG CT 14174 SW WINDSONG DR TIGARD,OR 97223 TIGARD,CR 97223 2S104BC-00600 2S104BB-00900 BOHAN THOMAS D& CHRISTENSEN LARRY L&CINDY M DIANE E 14293 SW WINDSONG CT 14115 SW FERN TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-07000 2S104BC-07200 COBB DAVID J&RITA FAZAL ZUBAIR 14179 SW WALNUT LN 12650 SW BAILEY TER TIGARD,OR 97223 TIGARD,OR 97223 2S104B6-02500 2S104BB-02100 COLLINS LANNY L&BARBARA G GABEL JESSE M 14158 SW NORTHVIEW DR 14232 SW WINDSONG CT TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-01900 2S104BC-06600 COOPER RONALD W GASPEED MITRA ELAINE E 14255 SW WALNUT LN 14120 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BB-02000 2S104 BC-04200 COUMES PAUL A&SANDEE K GRAHAM CYNTHIA A 14268 SW WINDSONG CT 14621 SW 126TH AVE TIGARD,OR 97223 TIGARD,OR 97224 2S104BC-04000 2S104BB-00400 DAWUD JENNIFER A&WAIL A HARRINGTON CLAYTON L& 14297 SW WALNUT LN TERESA M TIGARD,OR 97223 10006 SW 72ND AVE TIGARD,OR 97223 2S104BC-05200 2S104BC-01700 DEBOIS DREW S&PATRICIA A HOHNBAUM MICHAEL LEE&KARI ROC 12878 SW ASCENSION DR 14160 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S1046C-03400 104BC-015.. ESPEY JULIE& HO B• • MICHAEL LEE&KARI ROC SETO BRIAN 141.: - FERN ST 14393 SW WINDSONG CT ARD,0' 97223 TIGARD,OR 97223 2S104BC-01200 2S104BC-03300 EVEN ERICH M HOLLOWAY JASON A&JENNIFER N 2208 SE 82ND AVE 12625 SW ASCENSION DR PORTLAND,OR 97233 TIGARD,OR 97223 2S104BB-01700 2S104BC-06300 FARQUHAR TERESSA GAIL TRUST HULTQUIST LARRY A 14328 SW WINDSONG CT 14125 SW FERN ST TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-07600 2S104BC-04300 FAULKNER ANNE MARIE/HARRY JENSEN RONALD D&ANN H TRS 14250 SW WALNUT LN 14340 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-03100 2S104BC-05000 JOHNSON THEODORE R&JUDY A MCCARRY SHERI&BRIAN 12689 SW ASCENSION DR 12816 SW ASCENSION DR TIGARD, OR 97223 TIGARD, OR 97223 2S105AA-01300 2S104BB-02200 KEANE CATHERINE M& MINOR CRAIG NEWTON SHEA MICHAEL J 14210 SW WINDSONG CT 12554 SW CREEKSHIRE PL TIGARD, OR 97223 TIGARD, OR 97223 2510468-01400 2S1049C-07500 KELLY BARBARA S TRUSTEE MORENO TIM&JULIE 14335 SW WINDSONG CT 14234 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-06900 2S105AD-02300 KLUVER L CURTIS&TOMI J NAKAJIMA MICHAEL I&STACY A 14191 SW WALNUT LN 14545 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104B0-00700 2S104BC-06800 KRUMM TERRY J&LORI L NAMIKI JAMES J 14237 SW WINDSONG CT 14203 SW WALNUT LN TIGARD,OR 97223 TIGARD,OR 97223 2S104BC-04800 2S104B13-02600 LAZARENKO ORYSYA NGUYEN LAN THI 12748 SW ASCENSION DR 14134 SW NORTH VIEW DR TIGARD,OR 97223 TIGARD, OR 97223 2S1049C-03500 2S104BC-05900 LIM EUNKYONG KRIS&SUNG SOO OLVERA FROYLAN GARCIA& 14387 SW WINDSONG CT FILAGONIA V TIGARD,OR 97223 12610 SW ASCENSION DR TIGARD,OR 97223 2S104BB-01900 2S104BC-04400 LOCHRIDGE DAVID R&ELISA M OLVERA-GARCIA FROYLAN& 14294 SW WINDSONG CT OVERA-VALDEZ FILOGONIA& TIGARD,OR 97223 OLVERA LETICIA 12610 SW ASCENSION DR TIGARD, OR 97223 2S10480-02800 2S105AA-01500 LUTOSTANSKI NICOLE PALERMINI RONALD L&MARY C 14399 SW FERN ST 16140 SW SNOWY OWL LN TIGARD, OR 97223 BEAVERTON,OR 97007 2S104BB-01500 2S104BC-01000 MARX ELIZABETH D& PORTLAND GENERAL VIRGILIO CATHERINE ELECTRIC COMPANY 14341 SW WINDSONG CT 121 SW SALMON ST TIGARD,OR 97223 PORTLAND, OR 97204 2S104BC-04600 2S104BB-01800 PROVOST MARY M SINGH BALWINDER& 14330 SW LUKAR CT KAUR HARCHARAN TIGARD, OR 97223 14306 SW WINDSONG CT TIGARD, OR 97223 2S10468-07400 2S104BC-03600 READ DORAN L&WENDY J SPEHAR GREGORY&CARLA 14100 SW NORTHVIEW DR 14371 SW WINDSONG CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-02200 2S104BB-02700 RUNYON ANTHONY J&SERENA J STREGE MELVIN J&NELDA J 14040 SW FERN ST 14116 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04900 2S104BC-07300 SABATKA GREGORY A TANG LI& 12764 SW ASCENSION DR LIN DOCAS TIGARD, OR 97223 12655 SW BAILEY TER TIGARD,OR 97223 2S104BB-00600 2 104BB-0820* SALCEDO MANUEL M&ANA NORMA TI •RD OF 14215 SW WINDSONG CT 1312 HALL BLVD TIGARD,OR 97223 T :ARD, ►• 97223 2S1040C-06000 2S104B8-02300 SHEELEY PAULA L TRAN THANH T& 3285 NW RIDGE RD LUU THANH NGA THI SCAPPOOSE,OR 97056 14196 SW WINDSONG CT TIGARD,OR 97223 2S104B8-00800 2S104BC-03800 SHUREIH TARIQ M TURNER SCOTT M& 14269 SW WINDSONG CT TURNER TOBY K TIGARD,OR 97223 14364 SW WINDSONG CT TIGARD,OR 97223 2S104BC-04700 2S104BC-03900 SICHEL JACQUELINE A UMIGER MARKUS K&LAURA M 14296 SW LUKAR CT 14333 SW WALNUT LN TIGARD,OR 97224 TIGARD, OR 97223 2S104BC-05700 2S104B8-00500 SIERRA PACIFIC COMMUNITIES LLC UPADHYAY SATISH&SAROJ PO BOX 1754 14170 SW NORTHVIEW DR LAKE OSWEGO, OR 97035 TIGARD,OR 97224 2S105AD-03100 2S105AA-01400 SIERRA PACIFIC DEVELOPMENT INC VAITA KRISTINA& PO BOX 1754 WRIGHT ROBERT E LAKE OSWEGO, OR 97035 12586 SW CREEKSHIRE PL TIGARD,OR 97223 2S104BC-03200 VALEV VALERI N& JAMUS REINA 0 12651 SW ASCENSION DR TIGARD, OR 97223 2S1046C-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD,OR 97224 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD, OR 97223 2S104BC-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD,OR 97223 2S104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD, OR 97223 2S104BC-04500 WRIGHT CATHY L& RICHARDS JEFFREY T PO BOX 1657 BEAVERTON, OR 97075 2S104BB-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE,OR 97070 Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES (on. I of Il Ii:lcurnlnlsetuollabels\CIT West.docl UPDATED: 4-Mav-07 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2007-00011/VAR2007-00025 Land Use File Name: RICHARDS/WRIGHT PARTITION I, Cheryl Caines, Associate 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) ►'4 k3 S w LL.Lko- Com. 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 3k day of Al s f ,2007. C%�G�uCQ . Signature Person Who Performed Posting h:\login\patty\masters\affidavit of posting for applicant to post public hearing.doc RICHARDS/ WRIGHT PARTITION MINOR LAND PARTITON (MLP) 2007- 00011/ ADJUSTMENT (VAR) 2007-00025 REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees street trees. LOCATION: 14293 SW Lukar Court; Washington County Tax Map 2S 104BC, Tax Lot 4500. ZONE: R-7: MediumDensity Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.71..,, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. Further information maybe obtained from the Planning Division (staff contact: Cheryl Caines, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to c he rylca tigard-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. v o CHFy F a CITY of TIGARD l(C:9;s-s.7.C.C.1-8-181:011040013..,- '4` GEOGRAPHIC INFORMATION SVSTEM • , AREA NOTIFIED , - 1r :gip , ��s *as 500r oy ) VAIlk its. 701041100700 ,0 �. R ....O 0410017.0 ' ' � 104100 ,0 ��■r 04181 iB , lel FOR: Cathy Wright ',.11100:00 2S 040800.10 , ' ;i.BaB00800000 1aB10 "0 ,,,,r •SONGS ' CO .11111811 23104100180. - •1011121 , Sw RE: 2S104BC, 4500 2S107BB0190075 04900 OB ../ 00 11 , ` G 141//1081 T3104002I700 231141100 00 107 00 x011 ` al in 8514 ` Q 11104 013111 251 BC00.00 1S11•006:00 74040103000 7511141004000 1S1048C06700 251044C011100 •. 1 10114101 23 BC07�002SIp44C0 500 23104t0O 800 .„ '�2 7 Property owner information • 1111111/100 N - - is valid for 3 months from • -' 251. BC 04 00 2S104BC07400 7SIMBC07fi00151040010600 111 the date printed on this ma 117W00M0 'S10400000 1S 04004109 2510700/5002,104',201,1170400"" p 70 aBC 01700 I \"1 3JO48C07100 lik (� FBRVD N �`,�.,• aaecan o t 7011Ng1M1!011001011 N14 •\\\` - . ' C 7Ef111111141 CL malcen0l v - 711aecas2Bo • ] 1111.1 R 751050007100 7Ma1413104 2gf04BC04100 a8C04fi64 ` " - 7S1aBC07000 \\ - 41. III in I 11400' TSIMBC0790U 011Ca801 - Z�10540013i0 M40002000 - 7/1/1101111 "l— II2S1aBCO2700 114101401 CO II 11111ST mlaelxu a1CB1014 751 EI Y00 ',�111111110100 mon 701141011114 n Ill .11140101 m1410B1141 m1110B11B1 i- W Z 0411111 N = J CA / • �. --� . J 11 C 5900 1S1041201100 W 2011N11pN 0 100 200 300 400 Feet 01 z 10400600 CL 411 o� 0 1"=314 feet 3 m III (111 CC _mai. 11 x. JENSHIRE I I c„A��i Information on this map is for general location only and 0 should be verified with the Development Services Division. 13125 SW Hall Blvd Tigard,OR 97223 / / / / •4• ' 1http:%5ww03) -4171 .vc39iga d.or.us Community Development Plot date:Aug 1,2007;C:\rnagic\MAGIC03.APR 2S104BC-06700 2S109BC-07000 AHMED SYED T&SARAH R BONNEVILLE POWER 14237 SW WALNUT LN ADMINISTRATION TIGARD, OR 97223 1002 NE HOLLADAY PORTLAND, OR 97232 2S104BC-06500 2S104BC-06200 AMANATIDIS EVANTHIA& BOWMAN MARVIN S PANAGIOTIS 13875 SW 158TH TER 14277 SW WALNUT LN TIGARD, OR 97224 TIGARD, OR 97223 2S104BC-02700 2S104B8-01600 AMIRKANI INTESAR& BRIDGMAN HAROLD SAFADI TAREK 14359 SW WINDSONG CT 12765 SW ASCENSION DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-07100 2S104BC-01300 ANBE RANA&SCOTT BRIGHT WILLIAM ALBERT 12610 SW BAILEY TER 14444 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04100 2S104BC-07700 ANDERSON MARTIN B/BONNIE BULMAN GERARD H 14300 SW WALNUT LN 14272 SW WALNUT LN TIGARD, OR 97223 TIGARD, OR 97223 104BC-0788i 2S104BC-07400 BAI . Y i •ODS OWNERS OF CALDERON RONALD R&MARIA M LOT - 14210 SW WALNUT LN , • TIGARD, OR 97223 2S104BC-03700 2S104BC-01800 BARRERA ADELINA T CARESS ROBERT K&LOURDES M 14363 SW WINDSONG CT 14150 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-05100 2S104BB-01300 BERGER TORSTEN& CARLSON SCOTT A ANDERSON JAMIE M 14323 SW WINDSONG CT 12840 SW ASCENSION DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-01000 2S104BB-02400 BOESEN MARTHA K CHO JOSEPH AND SOOK 14301 SW WINDSONG CT 14174 SW WINDSONG DR TIGARD. OR 97223 TIGARD, OR 97223 2S104BC-00600 2S104BB-00900 BOHAN THOMAS D& CHRISTENSEN LARRY L&CINDY M DIANE E 14293 SW WINDSONG CT 14115 SW FERN TIGARD, OR 97223 TIGARD, OR 97223 • r , 2S104BC-07000 2S104BC-07200 COBB DAVID J&RITA FAZAL ZUBAIR 14179 SW WALNUT LN 12650 SW BAILEY TER TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-02500 2S104BB-02100 COLLINS LANNY L& BARBARA G GABEL JESSE M 14158 SW NORTHVIEW DR 14232 SW WINDSONG CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-01900 2S104BC-06600 COOPER RONALD W GASPEED MITRA ELAINE E 14255 SW WALNUT LN 14120 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BB-02000 2S104BC-04200 COUMES PAUL A& SANDEE K GRAHAM CYNTHIA A 14268 SW WINDSONG CT 14621 SW 126TH AVE TIGARD, OR 97223 TIGARD, OR 97224 2S104BC-04000 2S104BB-00400 DAWUD JENNIFER A&WAIL A HARRINGTON CLAYTON L& 14297 SW WALNUT LN TERESA M TIGARD, OR 97223 10006 SW 72ND AVE TIGARD, OR 97223 2S104BC-05200 2S104BC-01700 DEBOIS DREW S&PATRICIA A HOHNBAUM MICHAEL LEE&KARI ROC 12878 SW ASCENSION DR 14160 SW FERN ST TIGARD. OR 97223 TIGARD, OR 97223 2S104BC-03400 2 104BC-015I• ESPEY JULIE& HO B• dM MICHAEL LEE&KARI ROC SETO BRIAN 141.: - FERN ST 14393 SW WINDSONG CT ARD, O' 97223 TIGARD, OR 97223 2S104BC-01200 2S104BC-03300 EVEN ERICH M HOLLOWAY JASON A&JENNIFER N 2208 SE 82ND AVE 12625 SW ASCENSION DR PORTLAND, OR 97233 TIGARD, OR 97223 2S104BB-01700 2S104BC-06300 FARQUHAR TERESSA GAIL TRUST HULTQUIST LARRY A 14328 SW WINDSONG CT 14125 SW FERN ST TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-07600 2S104BC-04300 FAULKNER ANNE MARIE/HARRY JENSEN RONALD D&ANN H TRS 14250 SW WALNUT LN 14340 SW WALNUT LN TIGARD. OR 97223 TIGARD, OR 97223 2S104BC-03100 2S104BC-05000 JOHNSON THEODORE R&JUDY A MCCARRY SHERI& BRIAN 12689 SW ASCENSION DR 12816 SW ASCENSION DR TIGARD. OR 97223 TIGARD, OR 97223 2S105AA-01300 2S104BB-02200 KEANE CATHERINE M& MINOR CRAIG NEWTON SHEA MICHAEL J 14210 SW WINDSONG CT 12554 SW CREEKSHIRE PL TIGARD. OR 97223 TIGARD. OR 97223 2S1048B-01400 2S104BC-07500 KELLY BARBARA S TRUSTEE MORENO TIM&JULIE 14335 SW WINDSONG CT 14234 SW WALNUT LN TIGARD, OR 97223 TIGARD, OR 97223 2S1048C-06900 2S105AD-02300 KLUVER L CURTIS&TOMI J NAKAJIMA MICHAEL I &STACY A 14191 SW WALNUT LN 14545 SW FERN ST TIGARD. OR 97223 TIGARD, OR 97223 2510486-00700 2S104BC-06800 KRUMM TERRY J &LORI L NAMIKI JAMES J 14237 SW WINDSONG CT 14203 SW WALNUT LN TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04800 2S104BB-02600 LAZARENKO ORYSYA NGUYEN LAN THI 12748 SW ASCENSION DR 14134 SW NORTH VIEW DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-03500 2S104BC-05900 LIM EUNKYONG KRIS&SUNG SOO OLVERA FROYLAN GARCIA& 14387 SW WINDSONG CT FILAGONIA V TIGARD, OR 97223 12610 SW ASCENSION DR TIGARD, OR 97223 2S104BB-01900 2S104BC-04400 LOCHRIDGE DAVID R& ELISA M OLVERA-GARCIA FROYLAN& 14294 SW WINDSONG CT OVERA-VALDEZ FILOGONIA& TIGARD, OR 97223 OLVERA LETICIA 12610 SW ASCENSION DR TIGARD, OR 97223 2S104BC-02800 2S105AA-01500 LUTOSTANSKI NICOLE PALERMINI RONALD L&MARY C 14399 SW FERN ST 16140 SW SNOWY OWL LN TIGARD, OR 97223 BEAVERTON, OR 97007 2S104BB-01500 2S1046C-01000 MARX ELIZABETH D& PORTLAND GENERAL VIRGILIO CATHERINE ELECTRIC COMPANY 14341 SW WINDSONG CT 121 SW SALMON ST TIGARD, OR 97223 PORTLAND, OR 97204 2S104BC-04600 2S104BB-01800 PROVOST MARY M SINGH BALWINDER& 14330 SW LUKAR CT KAUR HARCHARAN TIGARD, OR 97223 14306 SW WINDSONG CT TIGARD, OR 97223 2S104BB-07400 2S104BC-03600 READ DORAN L&WENDY J SPEHAR GREGORY&CARLA 14100 SW NORTHVIEW DR 14371 SW WINDSONG CT TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-02200 2S104BB-02700 RUNYON ANTHONY J &SERENA J STREGE MELVIN J&NELDA J 14040 SW FERN ST 14116 SW NORTHVIEW DR TIGARD, OR 97223 TIGARD, OR 97223 2S104BC-04900 2S104BC-07300 SABATKA GREGORY A TANG LI& 12764 SW ASCENSION DR LIN DOCAS TIGARD,OR 97223 12655 SW BAILEY TER TIGARD, OR 97223 2S104BB-00600 2 104BB-0820 SALCEDO MANUEL M&ANA NORMA TI RD Y OF 14215 SW WINDSONG CT 1312 HALL BLVD TIGARD, OR 97223 T ARD, 97223 2S104BC-06000 2S104BB-02300 SHEELEY PAULA L TRAN THANH T& 3285 NW RIDGE RD LUU THANH NGA THI SCAPPOOSE, OR 97056 14196 SW WINDSONG CT TIGARD, OR 97223 2S104BB-00800 2S104BC-03800 SHUREIH TARIQ M TURNER SCOTT M& 14269 SW WINDSONG CT TURNER TOBY K TIGARD, OR 97223 14364 SW WINDSONG CT TIGARD, OR 97223 2S104BC-04700 2S104BC-03900 SICHEL JACQUELINE A UMIGER MARKUS K&LAURA M 14296 SW LUKAR CT 14333 SW WALNUT LN TIGARD, OR 97224 TIGARD, OR 97223 2S104BC-05700 2510486-00500 SIERRA PACIFIC COMMUNITIES LLC UPADHYAY SATISH&SAROJ PO BOX 1754 14170 SW NORTHVIEW DR LAKE OSWEGO, OR 97035 TIGARD, OR 97224 2S105AD-03100 2S105AA-01400 SIERRA PACIFIC DEVELOPMENT INC VAITA KRISTINA& PO BOX 1754 WRIGHT ROBERT E LAKE OSWEGO, OR 97035 12586 SW CREEKSHIRE PL TIGARD, OR 97223 • • 2S104BC-03200 VALEV VALERI N& JAMUS REINA 0 12651 SW ASCENSION DR TIGARD,OR 97223 2S104 B C-03000 WAGNER DANIEL J&MELISSA J 12707 SW ASCENSION DR TIGARD, OR 97224 2S104BB-01100 WILKSON JAMES W& KAREN G 14309 SW WINDSONG CT TIGARD, OR 97223 2S104 B C-02900 WOLF TIMOTHY L&GINA R 12733 SW ASCENSION DR TIGARD, OR 97223 2S104BC-01600 WOZNIAK JOHN G AND DARLENE M 14200 SW FERN ST TIGARD, OR 97223 2S104BC-04500 WRIGHT CATHY L& RICHARDS JEFFREY T PO BOX 1657 BEAVERTON, OR 97075 2S104BB-01200 WYLY CRAIG W 32293 SW LAKE DR WILSONVILLE,OR 97070 Charlie and Larie Stalzer Susan Beilke 14781 SW Juliet Terrace 11755 SW 114th Place Tigard, OR 97224 Tigard, OR 97223 Craig Smelter David Walsh PO Box 1467 10236 SW Stuart Court Tualatin, OR 97062 Tigard, OR 97223 Harold and Ruth Howland 13145 SW Benish Tigard, OR 97223 Kevin Hogan 14357 SW 133rd Avenue Tigard, OR 97224 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 CPO 4B Holly Shumway, Chair 14535 SW Woodhue Street Tigard, OR 97224 Beverly Froude 12200 SW Bull Mountain Road Tigard, OR 97224 Barry Albertson 15445 SW 150th Avenue Tigard, OR 97224 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 CITY OF TIGARD - WEST INTERESTED PARTIES loo. I of 11 Ii:lcurolnlsetuollabels\CIT West.docl UPDATED: 4-Mav-07 RECEIVED ► .INNING CITY OF TIGARD AUG 0 1 L007 COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION GITy of TIGARD III 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX 503-624-3681 (Attn: Patty/Planning) EMAIL: pattyatigard-or.gov REQUEST FOR 500-FOOT PROPERTY OWNER MAILING LIST 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: `� 7�g `_ f 4 Z ?� ��W Ir �'a ( sio , c5 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. IF YOU HAVE BEEN NOTIFIED BY PLANNING TO OBTAIN YOUR LABELS, PLEASE INDICATE THAT YOU NEED 2 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 postage on the envelopes in the form of postage stamps (no metered envelopes and no return address) and resubmitted to the City for the purpose of providing notice to property owners of the proposed land use application and the decision. The 2 sets of envelopes must be kept separate. The person listed below will be called to pick up and pay for the labels when they are ready. NAME OF CONTACT PERSON: Ca PHONE: ( ° ► NAME OF COMPANY: FAX EMAIL: caa4.y.e.f e\Vs+'La c �.�;t ,.►\ This request may be emailed, mailed, faxed, or hand delivered to the City of Tigard. Please allow a 2-day minimum for processing requests. Upon completion of your request, the contact person listed will be called to pick up their request that will be placed in"Will Call" by the company name (or by the contact person's last name if no company) at the Planting/Engineering Counter at the Permit Center. The cost of processing your request must be paid at the time of pick up, as exact cost can not be pre-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 t print one set of labels by the number of sets requested. - EXAMPLE - S'e<st - COSTFOR THIS REQUEST - 4 sheets of labels x$2/sheet =$8.00 x 2 sets = $16.006 sheet(s)of labels x$2/sheet =$ x o2 sets = .22),OP 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 f sheet(s)of labels x$2/sheet for interested parties =�x o2 sets = QV GENERATE LIST — $11.00 GENERATE LIST = Lll0a, TOTAL = $31.00 TOTAL1$ ^+ La `Q..L..I \ - 251046C-04500 WRIGHT CATHY L& RICHARDS JEFFREY T PO BOX 1657 BEAVERTON. OR 97075 � !/v g -q/ 7 A / 1ite.* < yQ J CJ Abez-ro/(.. APPLICANT MATERIALS LAND USE PROPOSAL DESCRIPTION 120 DAYS = 12/6/2007 FILE NUMBERS: MINOR LAND PARTITION (MLP) 2007-00011 ADJUSTMENT (VAR) 2007-00025 FILE TITLE: RICHARDS/WRIGHT PARTITION APPLICANT/ Cathy L. Wright&Jeffrey T. Richards OWNER PO Box 1657 Beaverton,OR 97075 REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into two (2) parcels for detached single-family residences. The proposed lots are 6,061 and 6,856 square feet in size. The applicant is also requesting approval for an Adjustment to the street tree requirement to utilize existing trees as street trees. LOCATION: 14293 SW Lukar Court;Washington County Tax Map 2S104BC,Tax Lot 4500. ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet,and duplexes,at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810. DECISION MAKING BODY BELOW: ❑ TYPE I ® TYPE II ❑ TYPE III ❑ TYPE IV COMMENTS WERE SENT: AUGUST 27, 2007 COMMENTS ARE DUE: SEPTEMBER 10, 2007 El HEARINGS OFFICER (MON.) DATE OF HEARING: TIME: 7:00 PM ❑PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM El CITY COUNCIL (TUES.) DATE OF HEARING: TIME: 7:30 PM Z STAFF DECISION (TENTATIVE) DATE OF DECISION: SEPTEMBER 19, 2007 COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION El VICINITY MAP ® DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT ® SITE PLAN ® STORM WATER ANALYSIS El TRAFFIC STUDY ® NARRATIVE ® ARBORIST REPORT ® OTHER MISCELLANEOUS STAFF CONTACT: Cheryl Caines,Associate Planner (503) 639-4171,Ext. 2437 • PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION R� , 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 EIVED L'1 . 11i 503.639.4171/503.684.7297 ^ CITY OF TIGARD R "` 2007 OREGON LAND USE PERMIT APPLICATION pul.FITy OR r ,SAD File # M(„p?bol 'OOO 1 ( Other Case # Date 4I'.27-c:7 By , Receipt# ,oc 7 - i A :. City _` Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ AdjustmentNariance (I or II) mt,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 AU T IVI 1Y WILL OCCUR(Address if avai ble) 1 11A g 5 S 00 kAA.K ck r Coi,rk a.rii q 12 2 3 T AX MAP t. l AX LU I NUS. 2310413G 04600 TU 1 AL Si 1 E SIZE ZONING CLASSIFICATION 13 , LILA Sq ,Ci-. Q . 1 SFR , 6 Joao S9. c. Mio , APPLICAN I* n(� .<.. hr t`j ► ch 0.r6&S C.qk\ A W r( o h t' MAIL IG ADDRESS/CI I Y/S I A I E'LIP 4 . 0 . g 0 x 1 CQ S-1 .t-q,\/LC+U n , Q R 01 I 0 15 PHONE NU. FAX NO 503 - rf o,5 - 1.2 4 to 5 0 3 . Le of • Le c)T1 PRIMARY CON IAC ERSON PHONE NU. �- - L c..h(A.rd.S 03 - r1 v - t z 4(4 PROPER 1 Y OWNER/DEED HOLDER(Attach li if more�( t one) Cath W f h 4' 42.-T`t" c ho�.rd.S • MAILIN Si 'ADURE5CII 1" Y/S E/LIP V • fox 1 (9 5 1 P) scfL.r{vn , OR ' i '101,5 PHONE NU. FAX NO. 503 • q t 3 - 5"14'bcaNn`i 6. 03 -10S -1244 <4 6-403- LQ IN - 117og4 *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) �� ((1,010e• LO-r)� 00...r 6-i ;on Por .pQA---n0 14.:---: DP' ✓tInpt.rh% f:4,6A -1 t, CA jr p�.f'rye..L . 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. 4 - 114 - D1 Ow r' nre A CU Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date CITY OF TIGARD 6/21/2007 IN ,4 13125 SW Hall Blvd. 2:09:18PM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000002873 Date: 06/21/2007 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2007-00025 [LANDUS] 50%Joint App Fee 100-0000-438000 132.00 VAR2007-00025 [LRPF] LR Planning Surcharge 100-0000-438050 19.50 Line Item Total: $151.50 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check LUKAR LLC KJP 1045 In Person 151.50 Payment Total: $151.50 cReceipt.rpt Page 1 of 1 CITY OF TIGARD 4/30/2007 .:11Pli 2 13125 SW Hall Blvd. 10:22:18AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200700000000001886 Date: 04/30/2007 - Line Items: Case No Tran Code Description Revenue Account No Amount Paid MLP2007-00011 [LANDUS]Partition Fee-2 Lots 100-0000-438000 2,617.00 MLP2007-00011 [LRPF]LR Planning Surcharge 100-0000-438050 386.00 Line Item Total: $3,003.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check LUKAR LLC CAC 1039 In Person 3,003.00 Payment Total: $3,003.00 24-22/1230 1 0 3 9 LUKAR LLC 153658997959 14293 SW LUKAR CT `` TIGARD, OR 97223-2045 1 Z 1 1 6�] DAT I F. `p„ ORDPAY TOEROF THE C_ . 4-.� 0 L z—A I $ 3 06 S t/ -, i a a 1 ry --r\-.. ^,_ - —CV., )- LLARS 8 I + cReceipt.rpt ,,, rm. rf Five Stu Savior Guaranteed tly USbankCORI ,. n City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 • !NI NI TIGARD August 15, 2007 Jeff Richards Cathy Wright 14293 SW Lukar Ct. Tigard, OR 97223 RE: Completeness Richards/Wright Minor Land Partition, Case File No. MLP2007-00011 Dear Mr. Richards and Ms.Wright: The City of Tigard received your original application submittal for a Subdivision on April 27, 2007. The development site is located at 14293 SW Lukar Court. Staff has completed a preliminary review of the submittal materials and has determined that your application was complete as of August 8th for the purpose of beginning the 120-day review period for a final decision. The formal comment and review process typically takes 6 to 8 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that additional items may arise during the application review which may require further clarification. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, Cheryl Caines Assistant Planner c: MLP2007-00011 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 151 LETTER OF TRANSMITTAL FOR COMPLETENESS PLANNING/ENGINEERING DIVISIONS TIGARD When submitting documents to complete a DATE STAMP: land use application, the Applicant shall provide a copy of the Incompleteness Letter and the Public Facility Completeness ��.� o Checklist along with materials addressing G� all of the elements listed. AUG 0 8 2007 DO NOT SUBMIT ITEMS FOR COMPLETENESS CI i Y 1 .C'. UNTIL ALL REQUIRED ITEMS CAN BE SUBMITTED � AT ONE TIME. �I.Q;�Intit\ricn•,�,inr-D�i�rr. TO: 1� _ 1 FROM: _ A � _ ��, \— PHONE NUMBER `\ \ ' LA- RE: RE: M L- p Loc - ( c , , v ,\ Q _2- 007 - 002._ S (Case number and project name must be included) COMME NTS: City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigara, OR 97223 July 18, 2007 T I G A R D Jeff Richards Cathy Wright 14293 SW Lukar Ct. Tigard, OR 97223 RE: Completeness Richards/Wright Minor Land Partition, Case File No. MLP2007-00011,VAR2007-00025 Dear Mr. Richards and Ms.Wright: The City has received your application for a minor land partition (MLP2006-00011) to divide a .31 acre site into two parcels. The development site is located at 14293 SW Lukar Court. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: • Submit 8 copies of complete application packets. This includes plans and all application materials that have been submitted to the City. If items have been revised, please only include the revised version. • Submit 7 additional copies of plan sets. These may be reduced copies provided they are legible. • Submit two sets of pre-stamped, pre-addressed envelopes. Property owner list must be produced by Patty Lunsford in the Planning Department, 503-639-4171, ext. 2438. These can be addressed in an addendum to the original narrative. Please submit three copies of the addendum. Should you have any questions with regard to these items, contact me at 503-639-4171 x2437. Sincerely,�� C" O Ce.-..) Cheryl Caines Associate Planner c: MLP2007-00011 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 DATE: July 13, 2007 TO: Cheryl Caines City of Tigard 13125 SW Hall Blvd Tigard, Oregon 97223 FROM: Jeff Richards Cathy Wright RE: 14293 SW Lukar Court Enclosed are three copies of the requested addendum to the original narrative that was requested to complete the application for a minor land partition (MLP2006-00011). The development site is located at 14293 SW Lukar Court. Should you have any questions we can be reached at (503)705-1266. Thanks! LETTER OF TRANSMITTAL CURRENT PLANNING DIVISION T I GARD When submitting documents to satisfy Conditions of DATE STAMP: Approval for land use decisions,the Applicant shall clearly identify the condition number and where in the submittal the required information can be found dl U ' ` `` JUL 1 3 2007 PLACITY )r i ''ARD TO: C1 C cin FROM: \--le= PHONE NUMBER: *3 - 1 pS-1,24(0 RE: Coke C ► ()/i LP - LhN-Az I ; I �(Case number number and project name must be included) COMMENTS: La Amnia�' q����� ct Tkan ic_s City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 July 5, 2007 Jeff Richards T I G A R D Cathy Wright 14293 SW Lukar Ct. Tigard, OR 97223 RE: Completeness Richards/Wright Minor Land Partition, Case File No. MLP2007-00011 Dear Mr. Richards and Ms.Wright: The City has received your application for a minor land partition (MLP2006-00011) to divide a .31 acre site into two parcels. The development site is located at 14293 SW Lukar Court. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please make necessary revisions to the narrative and plans for the following issues. • 18.370.020.C.6.a — Variances and Adjustments. Please address the criteria from this section. From the Public Facility Completeness Checklist (attached) • 18.810.070, 18.810.090, & 18.810.100 — How are these facilities being provided? Restrictive covenant, a new lateral to the existing public line in Lukar, etc. • Restrictive Covenant—Please state that the right-of-way is being dedicated with this proposal (how much) and that a restrictive covenant is being requested for the remainder of the improvements because Lukar Court does not meet any currently approved City street section. These can be addressed in an addendum to the original narrative. Please submit three copies of the addendum. Should you have any questions with regard to these items, contact me at 503-639-4171 x2437. Sincerely, • Cheryl Caines Associate Planner c: MLP2007-00011 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 2SI 0415c PUBLIC FACILITY PLAN Project: ki,nards/Wright MLP 0O COMPLETENESS CHECKLIST Date: 5/22/07 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. 54 Future Street Plan: Must show street profiles, topo 18.810.030.E The narrative needs to be on adjacent parcel(s), etc. expanded to include how the street will be extended in the future to serve the property to the east. A plan is required to show this ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? Street/ROW widths dimensioned and appropriate? Ovide ROW dedication, minimum 23 feet from centerline to allow parking one side with future improvements. Rough proportionality will allow for this dedication. Narrative needs to be revised. _ ❑ Private Streets? Less than 6 lots and width appropriate? _ ❑ Other: 1) Applicant must request they be allowed to 1) Restrictive covenant will be how this enter into a rest tive covenant for future half-street applicant can meet the current street improvement 2) 18.810.070, 18.810.090, standards since Lukar Court does not mee 18.810.100 any currently approved City street sectio Narrative needs to address these sections of the code SANITARY SEWER ISSUES Existing/proposed lines shown. Show existing and proposed laterals. Provide 24 x 36 plan sheets ❑ Stubs to adjacent parcels required/shown? WATER ISSUES /: Existing/proposed lines w/sizes noted? Show existing and proposed laterals I Existing/proposed fire hydrants shown? Proposed meter location and size shown? Show existing and proposed meters with sizes noted ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES IExisting/proposed lines shown? Show existing and proposed laterals REVISED. 05/22/07 -r ❑ 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? ( 3/07 The submittal is ereby deemed [' COMPLETE ® I COMPLETE By: l5 ' ' ' Date: 5/22/07 REVISED: 05/22/07 City of Tigard, Oregon • 13125 SW Hall Blvd. • Tigard, OR 97223 May 23,2007 • Jeff Richards i Cathy Wright 14293 SW Lukar Ct. TI G A R D Tigard, OR 97223 RE: Completeness Richards/Wright Minor Land Partition, Case File No. MLP2007-00011 Dear Mr. Richards and Ms.Wright: The City has received your application for a minor land partition (MLP2006-00011) to divide a .31 acre site into two parcels. The development site is located at 14293 SW Lukar Court. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Narrative. Please make necessary revisions to the narrative and plans for the following issues. • 18.370.020.C.6.a — Variances and Adjustments. The landscape portion of the narrative states that existing trees will be used for street trees. Please state how the d ' 1 criteria will be met. A fee of$151.50 is also required for the adjustment. (50% of o , eua .- the application fee of$303.00). • 18.510 — Residential Zoning Districts. Please provide facts on how each lot will meet the development standards found in Table 18.510.2. 2. Public Facility Items. Please provide the information required by our development review engineer, as shown on the attached sheet. 3. This is not a completion item, but should be noted by the applicant. The tree removal section of the narrative states that some trees may be removed later. Trees marked on the tree plan to be saved cannot be later removed unless the applicant goes back through the partition process to modify the tree removal plan. Removal of these trees is considered illegal tree removal (Tigard Development Code 18.790.060) and is therefore subject to fines and mitigation. Should you have any questions with regard to these items, please contact me at 503-639- 4171 x2437. Sincerely, C C Cheryl Gaines Assistant Planner c: MLP2007-00011 Land Use File Phone: 503.639.4171 • Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 • PUBLIC FACILITY PLAN Project: _hards/Wright MLP COMPLETENESS CHECKLIST Date: 5/22/07 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 18.810.030.E The narrative needs to be on adjacent parcel(s), etc. expanded to include how the street will be extended in the future to serve the property to the east. A plan is required to show this ❑ Traffic Impact and/or Access Report _ ❑ Street grades compliant? Street/ROW widths dimensioned and appropriate? Provide ROW dedication, minimum 23 feet from centerline to allow parking one side with future improvements. Rough proportionality will allow for this dedication. Narrative needs to be revised. ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Applicant must request they be allowed to 1) Restrictive covenant will be how this enter into a restrictive covenant for future half-street applicant can meet the current street improvements, 2) 18.810.070, 18.810.090, standards since Lukar Court does not meet 18.810.100 any currently approved City street section. 2) Narrative needs to address these sections of the code SANITARY SEWER ISSUES Existing/proposed lines shown. Show existing and proposed laterals. Provide 24 x 36 plan sheets 11 Stubs to adjacent parcels required/shown? WATER ISSUES II Existing/proposed lines w/ sizes noted? Show existing and proposed laterals ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Show existing and proposed meters with sizes noted ❑ Proposed fire protection system shown? STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? Show existing and proposed laterals REVISED 05/22/07 ❑ Preliminary sizing calcs for w— 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 [l COMPLETE ® INCOMPLETE By: Date: 5/22/07 REVISED: 05/22/07 W ri 91 l- LAND USE APPLICA ION Project: "'l_AD aoo- - 000 t I Pari; f; Ge. Date: 5 -r7-LD'3 COMPLETENESS REVIEW I I COMPLETE 1 I INCOMPLETE STANDARD INFORMATION: ®' DeediTitle/Proof Of Ownership ❑--- :: •te: •- :. ' „inutes,list-Of-Atterrdtes Impact Study (18.390) 0' USA Service Provider Letter Cns ion Ccs. Fermate ❑ #Sets Of Application Materials/Plans 1Z Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count) PROJECT STATISTICS: Build,iy f uotorirrt Site ❑ %Of!-andscaping On Site ❑ Lot Square Footage ❑ % Of Building Impervious Surface On Site PLANS DIMENSIONED: EI-----Building ootpi nit B PBfiEfRg SpaCEi�tirTeTf TTS-(Include Accessibte&Bike Parking) disgSpace_Whea Applis,able ❑- g 14- Er Access Approach And Aisle Visual Clearance Triangle Shown j ADDITIONAL PLANS: - tie-e d .I I Si 2- Se " 5- Vicinity Map ❑ bra(--fin ❑ Existing Conditions Plan 5 tendscape Pla+} Tree Inventory ❑ Site Plan 5 Lighti P(an TREE PLAN/MITIGATION PLAN: J Q,a ici,'_n h14:c,..-1, c>.-?/ c.�Je,ii e n i- Er Qr t,kc_--ke'\ Lre 4t,\4,„ / r y U" rn, E:r}o_+i a •, ADDITIONAL REPORTS: (list any special reports) ❑ ❑ ❑ ❑ ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional use) 5 18.620(Tigard Tris n rs Interpretation) Triangle Design Standards) 5 18.765(Off-Street Parking/Loading Requrements) ❑ 18.340(Directo 5 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) 5 18.350(Planned Development) [2' 18.705(AasEgress/Circulation) ❑ 18.780(signs) [a__ 18.360(Site Devebpment Review) ❑ 18.710(Accessory Residential Unit) ❑ 18.785(Temporary Use Permits) 18.370(Variances/Adjustments) 0' 18.715(Density Computations) ❑ 18.790(Tree Removal) 18.380(Zoning Mapfiezt Amendments) 5 18.720(Design Compatibility Standards) ❑ 18.795(Visual Clearance Areas) 5 18.385(Miscellaneous Permits) ❑ 18.725(Environmental Performance Standards) ❑ 18.797(Water Resources(WR)Overlay District) 18.390(Decision Making Procedures/Impact Study) ❑ 18.730(Exceptions To Development Standards) 5 18.798(Wireless Communication Facilities) I18.410(Lot Line Adjustments) 5 18.740(Historic Overlay) 5 18.810(Street&Utility Improvement Standards) 18.420(Land Partitions) 5 18.742(Home Occupation Permits) ❑ 18.43Q.(Subdivisbns-__`_ Q' 18.745(Landscaping&Saeening Standards) •( r I (f 18.510(Residential Zoning District) ) ❑ 18.750(Manufactured/Mobil Home Regulations) It Li 18.520(Commercial Zoning Distracts) ❑ 18.755(Mixed Solid WasteiRecycling Storage) ❑ 18.530(Industrial Zoning Dustnct) ❑ 18.760(Nonconforming Situations) ADDITIONAL ITEMS: I:\curpin\masters\revised\land use application completeness review.dot REVISED: 17-Jan-ot APPLICATION RECEIVED JUN 2 12007 CITY OF f;G AD PLANNING!ENG!NEERING 14293 SW Lukar Court Tigard, Oregon 97223 2 Parcel Partition April 27, 2007 Resubmitted June 2007 REPORT CONTENTS Data Sheet Project Overview Subject Site and Abutting Property Information Partition Application Request Conclusion Exhibits LIST OF EXHIBITS Exhibit A - Proposed Lot Configuration Existing Conditions Map Tree Preservation Plan Exhibit B - City of Tigard Land Use Permit Application Exhibit C - 14293 SW Lukar Court Tax Map Exhibit D - City of Tigard Pre-Application Conference Notes Exhibit E - Impact Study Exhibit F - Parcel Size and Yield Calculations Exhibit G - Tree Assessement Exhibit H - Clean Water Services Verification Exhibit I - TSP Street Function Exhibit J - Warranty Deed Exhibit K - Clean Water Services Storm Drainage Exhibit L — Clean Water Services Sanitary Sewer Exhibit M — SW Lukar Court Future Street Plan Exhibit N — SW Lukar Court Proposed and Existing Water Laterals, Storm Drainage Laterals and Sanitary Sewer Laterals DATA SHEET APPLICANT: Jeff Richards Cathy Wright P.O. Box 1657 Beaverton, Oregon 97075 PROPERTY DESCRIPTION: Tax Map 2S1 04BC Tax Lot 4500 PROPERTY OWNERS: Jeff Richards Cathy Wright 14293 SW Lukar Court Tigard, Oregon 97223 SITE SIZE: Approximately 13,443 square feet ZONING DESIGNATION: R-7 PROPOSAL: 2 Parcel Partition Addendum Revisions to the submitted proposal are described as below; CHAPTER 18.370.020.C.6.a This code section relates to adjustments to landscaping requirements. The applicant is specifically requesting an adjustment to the street tree requirement. The applicant desires to utilize the existing trees as street trees. The applicant is requesting an adjustment to the street tree requirements based on the preservation of existing mature trees. Given the location of retained trees typical street tree locations are not feasible. Due to the size, location and stature of the 32" Redwood (#3) in addition to the 6" Maple (#4) planted nearby it is not feasible, practical or healthy to plant additional street trees. There is a proposed driveway beginning at the drip line of the Redwood. The proposed driveway is 20' feet wide. A second grouping of 4" maples to the east is located between the 2 proposed driveways. Finally, a 7" Pine is located on the other side of proposed driveway 2. These existing trees are located in potential areas where street trees would normally be planted. Since there are already existing healthy trees in these locations the applicant is requesting that they be accounted for as street trees. Tree protection fencing will be installed as required to protect the trees during construction. A fee of $151.50 is included for this adjustment (50% of the application fee of $303.00). See attached Exhibits A and G -Tree Preservation Plan/Tree Assessment. The standard for street trees is therefore satisfied. Restrictive Covenant The applicant is requesting that they be allowed to enter into a restrictive covenant for future half street improvements. Since SW Lukar Court does not meet any currently approved street standards the applicant is proposing dedication of 5' to create 23' from the centerline of SW Lukar Court. This 5' section is identified in the proposed lot configuration previously submitted. The approximate area being dedicated is 526 square feet. The dedication of this area is for right-of-way and is being dedicated in conjunction with approval of this proposal and subsequent partitioning of the site into two parcels. PROJECT OVERVIEW PROJECT DESCRIPTION The applicants, Jeff Richards and Cathy Wright, are proposing a partition to create one additional single family residential parcel from the existing parcel. The subject property is located at 14293 SW Lukar Court. This application addresses the applicable requirements for approval of this proposal in the Tigard Community Development Code. The Tigard Comprehensive Plan Map designates the subject site R-7 (Medium Density Residential). The current site area is approximately 13,443 square feet. The newly created parcel will be approximately 6,061 square feet with the remaining parcel of approximately 6,856 square feet. A dedication of approximately 526 square feet for right of way for future improvements will be made to the City of Tigard at the time of recorded partition. The newly created parcel will feature one single-family detached home. The current site is noted with a single-family detached home which will remain with some modifications. All utilities are available to service the proposed and existing sites. A City of Tigard application form has been prepared and is included as part of this approval request (See Exhibit B). A complete list of drawings and exhibits follows the table of contents. SUBJECT SITE AND ABUTTING PROPERTY INFORMATION SUBJECT SITE The subject property contains approximately 13,443 square feet fronting SW Lukar Court in the R-7 (Medium Density Residential) zone. Tax records identify it as tax lot 4500, tax map 2S1 04BC, Washington County (See Exhibit C). ABUTTING PROPERTIES The subject site has residential uses in close proximity. Properties to the north are comprised of parcels with single-family residences ranging in size from 5,663 square feet to 6,534 square feet. Properties to the west are comprised of parcels with single-family residences ranging in size from 6,098 square feet to 9,147 square feet. Properties to the south are comprised of parcels with single-family residences from 6,098 square feet to 6,969 square feet. The property adjacent to the east is a 1.25 acre parcel supporting one single family residence dwelling at this time. SERVICES AND FACILITIES SANITARY SEWER City of Tigard provides public sanitary sewer through a gravity system to the south of the subject property which is the preferred route for making a connection. Sanitary sewer stubs will extend from the existing line in SW Lukar Court. WATER SUPPL YAND FIRE PROTECTION The site will be served by Tualatin Valley Water District (TVWD). There is an existing public water line to the south of the subject property in SW Lukar Court. The proposal allows for connection to the water system with a one-inch service line. STORM DRAINAGE Storm water runoff from the development will be limited to runoff from future dwellings, e.g. roof drains as well as the driveways. Storm water runoff from roof drains will be directed to the existing storm system. Due to the normal impact on the greater system, the applicant proposes a fee-in-lieu of a storm water management facility consistent with Clean Water Services guidelines. OTHER UTILITIES: POWER— TELEPHONE—GAS—CABLE TELEVISION Portland General Electric and Verizon provide electric power and telephone services, respectively. Northwest Natural Gas and Comcast provide natural gas and cable television, respectively. All of these utilities will be provided to the site and coordinated with the appropriate utility. PARTITION APPLICATION REQUEST The following sections of this narrative address the approval criteria that apply to this proposed partition. Quoted provisions appear in italics, followed by findings of fact and proposed conclusions of the law. TIGARD COMMUNITY DEVELOPMENT CODE CHAPTER 18.370 —VARIANCES AND ADJUSTMENTS The applicant originally requested for an adjustment in the setback standards and variance of the average minimum width. These requests are retracted and the acceptability of this proposal does not rely on these factors. CHAPTER 18.390 — DECISION MAKING PROCEDURES/IMPACT STUDY Section 18.390.040-Type II Procedure Response: The proposal is for creation of an additional single family residential parcel by reconfiguring the current parcel. Per table 18.390.1, partitions are reviewed as a type II action; therefore, Section 18.390.040 applies. A. Pre-application conference. A pre-application conference is required for Type II actions. Pre-application conference requirements and procedures are set forth in section 18.390.080C. Response: A pre-application conference was held on May 10th, 2006 with the City of Tigard staff. A copy of the city's notes is attached as Exhibit D. This standard is satisfied. Per e-mail with Cheryl Caines (Assistant Planner, City of Tigard) no second pre-application was deemed necessary. B. Application requirements. 1. Application Forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080 El; 2. Submittal Information. The application shall: a. Include the information requested on the application form; b. Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Response: This application includes the required forms for a Type II application for land partition (See Exhibit B). This application addressed the applicable requirements for approval of a partition in the City of Tigard Community Development Code. The required fee for partition review is submitted with this application. This narrative and the Impact Study in Exhibit E provide relevant facts addressing the effect of this partition on public facilities and services. This standard is satisfied. CHAPTER 18.420 — LAND PARTITIONS Section 18.420.30 Approval Process A. Decision-making process. The Director shall approve, approve with conditions or deny and application partition, which shall be reviewed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. Response: The proposal is for a two-parcel partition. By the provision of this Section, the appropriate review process is a Type II procedure. This application addresses the relevant review criteria for a Type II partition application. Section 18.420.040 Application Submission Requirements A. General submission requirements. All applicants shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. Response: A City of Tigard application form has been prepared and included as part of this approval request (See Exhibit B). A complete list of drawings and exhibits follows the Table of Contents. This standard is satisfied. B. Specific submission requirements. All applications shall include the preliminary lot line map and necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. Response: As discussed above, all requirements for a Type II application have been submitted with this application. This standard is satisfied. Section 18.420.050 Approval Criteria A. Approval Criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; Response: The proposed partition complies with all applicable ordinances within the City of Tigard Community Development Code. The proposed parcels meet or exceed the minimum lot standards of the R-7 zone. Public services will be provided to each parcel. 2. There are adequate public facilities available to serve the proposal; Response: Sanitary sewer and water are available at SW Lukar Court. Both parcels front SW Lukar Court; therefore, this is the preferred connection. 3. All proposed improvements meet City and applicable agency standards; and Response: The proposal includes a full compliment of utility extensions. Proposed utility extensions have been designed to meet both City of Tigard and Clean Water Services requirements. 4. All proposed lots conform to the specific requirements below: a. The minimum of the building envelope area shall meet the lot requirement of the applicable zoning district. Response: The subject property is located in the R-7 zone. Minimum average lot width for the R-7 zone is 50 feet. The proposed parcels average at least 50 feet in width. This meets or exceeds the required minimum; therefore, this provision is satisfied. For a detailed discussion regarding the dimensional standards of the R-7 zone, please refer to Section 18.510 of this narrative. b. The lot area shall be required by the applicable zoning district. In the case of a flag lot, the access way may not be included in the lot area calculation. Response: The proposal is for a two parcel partition comprised of traditional rectangular parcels with frontage along SW Lukar Court; neither of which is classified as a "flag lot". The subject property is located in the R-7 zone district. The required minimum lot area for the R-7 zone is 5,000 sq ft for detached dwellings. The proposed parcels are at least 5,000 sq ft for detached dwellings which exceeds the prescribed minimum. For a detailed discussion regarding the dimensional standards of the R-7 zone, please refer to Section 18.510 of this narrative. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. Response: The proposal is for a two parcel partition comprised of traditional rectangular parcels with frontage along SW Lukar Court. The proposed parcels front the public right-of-way by at least 15 feet; therefore this provision is satisfied. d. Setbacks shall be as required by the applicable zoning district. Response: The proposal does not include plans for home construction. Future construction of single-family dwellings will be required to comply with the provisions of the underlying zone. The proposal does not include a request for variances or adjustments which would preclude future compliance with these regulations. To demonstrate feasibility, required building setbacks can be found on Exhibit A - Preliminary Plat. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard, provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. Response: The proposal does not include flag lots; therefore, this provision is not applicable. f. A screen shall be provided along the property line of a lot record where the paved drive in an access way is located within ten feet of an abutting lot in accordance with Sections 18.745050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. Response: The proposal does not include a paved access way that is within 10 feet of an abutting lot of record. This provision is not applicable. g. The fire district may require the installation of a fire hydrant where the length of an access way would have a detrimental effect on fire-fighting capabilities. Response: The proposal is for a two-parcel partition. Both parcels front SW Lukar Court and have direct access to SW Lukar Court. The nearest fire hydrant is located along Ascension Drive, approximately 150 feet west of the subject property. The existing hydrant meets the Tualatin Valley Fire & Rescue standards for serving residential dwellings. The proposal does not necessitate an additional hydrant. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Response: Each proposed parcel will have their own access to SW Lukar Court. This provision is not applicable. 5. Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. Response: The proposal is for a two parcel partition. Access to the subject property will be by SW Lukar Court. SW Lukar Court is identified in the City of Tigard Transportation System Plan (TSP) as a local street. According to TSP "Local streets have the sole function of providing access to immediate adjacent land. Service to through traffic movement on local streets is deliberately discouraged by design." This provision is not applicable for this proposal. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred- year flood plain, 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 flood plain in accordance with the adopted pedestrian/bicycle pathway plan. Response: The subject property is not located within or adjacent to the one-hundred- year flood plain; therefore, this provision is not applicable. 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. Response: This proposal does not include a request for adjustments or variances. CHAPTER 18.510— RESIDENTIAL ZONING DISTRICTS Section 18.510.020 — List of Zoning Districts E. R-7: Medium-Density Residential District. The R-7 zoning district is designed to accommodate attached single-family homes, detached single-family homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also permitted outright. Some civic and institutional uses are also permitted conditionally. Response: The subject site for the proposed partition is in the City of Tigard's R-7 zoning district, requiring a minimum site size of 5,000 square feet for detached single family homes. The resulting minor partition will create a 6,286 square foot parcel and a 7,158 square foot parcel. A detailed discussion regarding the dimensional standards can be found in Section 18.510.050 of this document. The criterion is therefore satisfied. SECTION 18.510.030 — USES B. Use table. A list of permitted, limited, conditional and prohibited uses in residential zones is presented in Table 18.510.1. Response: Single-family residential homes are allowed by this Section of the City of Tigard Community Development Code. The applicant intends to utilize the partition lots for single-family detached dwellings in accordance with provisions in the zoning code; therefore this criterion is met. SECTION 18.510.040 — MINIMUM AND MAXIMUM DENSITIES A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80% of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximums densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments. Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715020C and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. Response: The gross area for the proposed development is .31 acres. Based on this area, the maximum density allowed is 2.68 units or 2 units. The minimum density is 2.15 units or 2 units. The development proposes 2 parcels. (This calculation has been preformed in accordance with Section 18.715; the detailed calculation is provided in Exhibit F, Parcel Size and Yield Calculations.) The applicant requests no adjustments for this application and thus the standard is satisfied. 0 SECTION 18.510.050— DEVELOPMENT STANDARDS A. Compliance required. All development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-7(Single Family Dwelling Unit) Minimum Lot Size 5,000 Sq Ft Detached unit. Average Minimum Lot Width 50 Sq Ft Detached unit lots Maximum Lot Coverage 80% Minimum Setbacks Front Yard 15 Ft Side facing street on corner& through lots 10 Ft Side Yard 5 Ft Rear Yard 15 Ft Side or rear yard abutting more restrictive zoning district 30 Ft Distance between property line and front of garage 20 Ft Maximum Height 35 Ft Minimum Landscape Requirement 20% Response: Future construction of single-family dwellings will comply with these standards. The minimum lot size for detached unit in this zoning district is 5,000 Sq Ft. Each of the lots are at least 5,000 Sq Ft. The required average minimum lot width is 50 Feet. The proposed partition line allows for both sites to meet this criteria. Parcel 1 is noted with a width of approximately 63'feet at the front and has a width of approximately 53' feet at the back. 53' feet is the minimum width for this parcel. Parcel 2 is noted with a width of approximately 45' feet at the front and has this width for approximately 52.88 feet before being increased to 55' feet at the back. This parcel has a width of at least 55' feet for approximately 57.67'feet. These calculations provided for both parcels to have an average lot width of at least 50' feet. Parcel 1 is already noted with an existing residence. The current residence and proposed driveway will have a lot coverage of less than 50%. The maximum lot coverage is 80% in this district. Parcel 2 is currently unimproved but will meet this criteria once improved. The current residence on Parcel 1 allows for a front yard setback of at least 15 feet, a side yard setback of at least 5 feet, a rear yard setback of at least 15 feet and at least 20 feet to the front of the garage. The current improvement is also of a single level design and is far less than the maximum height of 35 feet. The current improvements as built meet the development standards in this residential zone. New improvements constructed on Parcel 2 will meet these development standards as described. The applicant requests no variances or adjustments to these standards. This criterion is met. SECTION 18.510.060 — ACCESSORY STRUCTURES A. Permitted uses. Accessory structures are permitted by right in all residential zones subject to the following: 1. Dimensional requirements: a. On sites containing less than 2.5 acres, an accessory structure may not exceed 528 square feet. On sites 2.5 acres or larger, an accessory structure may not exceed 1,000 square feet; b. An accessory structure may not exceed 15 feet in height; c. In no case shall the primary structure and accessory structure(s) exceed the maximum lot coverage allowed in the base zone; d. An accessory structure may not be located within the front yard setback; e. An accessory structure must maintain a minimum side and rear yard setback of five feet; 2. Non-dimensional requirements: a. No accessory structure shall encroach upon or interfere with the use of any adjoining property or public right-of-way including but not limited to streets, alleys and public and private easements; b. An accessory structure shall comply with all of the requirements of the Uniform Building Code. All accessory structures except those less than 120 square feet in size require a building permit; c. An accessory structure which is non-conforming is subject to the provisions of Chapter 18.760, Non-Conforming Situations, when an alternation, expansion or reconstruction is requested; d. The erection of television receiving dishes on the roof of a structure is not permitted in any residential zone. 3. All freestanding and detached towers, antennas, wind-generating devices and TV receiving dishes, except as otherwise regulated by Wireless Communication Facilities(Chapter 18.798), shall have setbacks equal to or greater than the height of the proposed structure. Suitable protective anti-limb fencing and a landscaped planting screen, in accordance with Chapter 18.745, Landscaping and Screening, shall be provided and maintained around these structures and accessory attachments. Response: At the time of construction, any accessory structures will be required to meet the above requirements. This standard is satisfied. CHAPTER 18.705 ACCESS, EGRESS, AND CIRCULATION 18.705.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures(see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Response: The proposed partition will comply with the rules and standards of this chapter. The proposed partition is for construction of a new single-family detached home. Therefore the provisions of this chapter apply. 18.705.030 General Provisions A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Response: Access to the site will be from SW Lukar Court. No private streets are being proposed. This criteria is 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. Response: Scaled preliminary development plans are included with this application. Included are preliminary plat map of lots. This criteria is met. C. Joint access. Owners of two or more uses, structures, or parcels of/and 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: Response: This provision is not applicable for this proposal. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Response: All vehicular access and egress points will connect directly to SW Lukar Court. This standard is therefore satisfied. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Response: The curb cuts will meet the standards in Section 18.810.030. Each proposed parcel will include a curb cut for driveway access. This standard will be satisfied at the time of construction. F. Required walkway location. On-site pedestrian walkways shall comply with the following standards: 1. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two-family dwellings)and mu/ti-family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6- inch vertical separation (curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Response: The proposal is for creation of an additional parcel for a single family detached dwelling. This provision is therefore not applicable. 0. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or b. Would provide inadequate access for emergency vehicles; or c. 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. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management(NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to back out onto the roadway. 3. 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. Response: This provision is not applicable to this proposal. H. Access Management 1. An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO(depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right- of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far from the intersection as possible. 3. 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. 4. The minimum spacing of local streets along a local street shall be 125 feet. Response: Access to the subject property will be from SW Lukar Court. SW Lukar Court is identified in the City of Tigard Transportation System Plans (TSP) as a local street. The proposal is for creation of an additional single family parcel with no new streets. This provision is satisfied. I. Minimum access requirements for residential use. 1. 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; Response: Pursuant to table 18.705.1 below 1 to 2 single family detached dwellings are required to have one driveway with 15 feet of access in a 10 foot paved width minimum. The proposal includes a driveway of at least 15 ft in width for each parcel. TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Minimum Pavement Unit/Lots Driveways Required Width Width 1 or 2 1 15' 10' 3-6 1 20' 20' 2. Vehicular access to multi-family structures shall be brought to within 50 ft of the ground floor entrance or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units. Response: The proposal is for a single family detached parcel partition. Therefore this provision does not apply. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code; 4. Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular, paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured, paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet;. c. The maximum cross slope of a required turnaround is 5%. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Response: The proposal is for creation of an additional single family parcel. Each parcel will have access to SW Lukar Court via a private driveway of at least 15 ft in width. SW Lukar is a local street with a private dead end and there are no impacts which require mitigation. Therefore this provision is satisfied. CHAPTER 18.715 — DENSITY COMPUTATIONS 18.715.030 Residential Density Transfer A. Rules governing residential density transfer. The units per acre calculated by subtracting land areas listed in Section 18.715.020 A. la - c from the gross acres may be transferred to the remaining buildable land areas subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on 25 percent of the unbuildable area if not for these regulations; and 2. The total number of units per site does not exceed 125 percent of the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. B. Additional rules governing residential density transfer. Units per acre calculated by subtracting land areas listed in Section 18.715.030 A. 1 d. from the gross acres may be transferred to the remaining buildable land areas on land zoned R-12, R-25, and R-40 subject to the following limitations: 1. The number of units which can be transferred is limited to the number of units which would have been allowed on the wetland area, if not for these regulations; 2. The total number of units per site does not exceed the maximum number of units per gross acre permitted for the applicable comprehensive plan designation. C. Underlying development standards. All density transfer development proposals shall comply with the development standards of the applicable underlying zoning district unless developed under the provisions of Chapter 18.440, Planned Development. Response: The applicant proposes no density transfer for this development. These standards are not applicable. CHAPTER 18.745 LANDSCAPING AND SCREENING STANDARDS 18.745.020 Applicability A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Response: The proposal is for an additional single family residential parcel. Per Section 18.360.020.B single family detached dwellings are not subject to site development review. Individual parcels will be landscaped by the future builder/owner of each parcel. The existing home and the parcel on which it shall be located are noted to be landscaped in conformance with the surrounding area at this time. Taken together, the existing conditions (Exhibit A) specify which of the existing trees will be retained or removed. Additionally the tree inventory and protection plan identifies existing trees to be retained and the locations and species of trees to be planted. Theses submitted plans demonstrate that compliance with this requirement can be assured through a condition of approval. 18.745.040 Street Trees A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. 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. C. Size and spacing of street trees. 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.C.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040./i, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back edge of the sidewalk), fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f Tree pits shall be located so as not to include utilities(e.g., water and gas meters) in the tree well; g. On premises utilities(e.g., water and gas meters)shall not be installed within existing tree well areas; h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at full maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and I. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1) Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand, paver blocks and cobblestones; and (2) Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type I procedure, as governed by Section 18.390.030, using approval criteria in Section 18370.020.C.4.a. F. Replacement of street trees. Existing street trees removed by development projects or other construction shall be rep/aced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized, provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Response: The applicant is requesting an adjustment to the street tree requirements based on the preservation of existing mature trees. Given the location of retained trees typical street tree locations are not feasible. Due to the size, location and stature of the 32" Redwood (#3) in addition to the 6" Maple (#4) planted nearby it is not feasible, practical or healthy to plant additional street trees. There is a proposed driveway beginning at the drip line of the Redwood. The proposed driveway is 20' feet wide. A second grouping of 4" maples to the east is located between the 2 proposed driveways. Finally, a 7" Pine is located on the other side of proposed driveway 2. These existing trees are located in potential areas where street trees would normally be planted. Since there are already existing healthy trees in these locations the applicant is requesting that they be accounted for as street trees. A fee of $151.50 is included for this adjustment (50% of the application fee of $303.00) See attached Exhibit A -Tree Preservation Plan. The standard for street trees is therefore satisfied. 18.745.050 Buffering and Screening A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering, but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards, provided it affords the same degree of buffering and screening as required by this code. B. Buffering and screening requirements. 1. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; 2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3. A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.0; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2) Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one gallon shrubs shall be planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four-foot 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. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case, fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls, fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and d. Chain link fences with slats shall qualify for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3. All fences or walls shall meet vision clearance area requirements in Chapter 18.795; All fences or walls greater than six feet in height shall be subject to building permit approval. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height of fences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1) Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2) Landscape planters may be used to define or screen the appearance of off-street parking areas from the public right-of-way; (3) Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect; and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 2. Screening of service facilities. Except for one-family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one- and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street, parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. F. Buffer Matrix. 1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.7452, shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) Response: The applicant proposes the creation of an additional single family detached home parcel. All uses on adjoining parcels are similar to the proposed development. Residential zoning surrounds the parcel on all sides and thus there is no conflict with adjoining uses. Properties to the north are comprised of parcels with single-family residences ranging in size from 5,663 square feet to 6,534 square feet. Properties to the west are comprised of parcels with single-family residences ranging in size from 6,098 square feet to 9,147 square feet. Properties to the south are comprised of parcels with single-family residences from 6,098 square feet to 6,969 square feet. The property adjacent to the east is a 1.25 acre parcel supporting one single family residence dwelling. Specific buffering/screening standards are not applicable to residential areas. Residential lots require rear and side yard setbacks that will provide spacing between homes and buffer between structures. Future homes on the proposed lots will be required to comply with city standards including height, building setback and typical fencing requirements. 18.745.060 Re-vegetation A. When re-vegetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. C. Methods of re-vegetation. 1. Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Response: The applicant will replant or cover areas disturbed during construction per standards as established by Clean Water Services. Appropriate control measures will reduce erosion of surface materials until homes and final landscaping are in place. This standard can be satisfied through compliance with appropriate conditions of approval. CHAPTER 18.765 OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.030 General Provisions A. Vehicle parking p/an 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 p/an. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall be located on the same lot with the dwelling(s); Response: The parcel layout has been designed to accommodate the driveway (Two 20 foot wide driveways) width and off street parking standards. Compliance with residential driveway width and length standards will be confirmed for each parcel at the time each lot applies for building permit. This standard is satisfied. Section 18.765.070 Minimum and Maximum Off-Street Parking Requirements Table 18.765.2 Minimum and Maximum Off-Street Vehicle and Bicycle Parking Requirements. Single Family Detached 1.0/D.U Response: Each residence will include at least a single car garage as well as a residential driveway. According to table 18.765.2 the minimum off-street parking standard for single family detached dwellings is 1 off-street parking space per dwelling unit. The existing home will have at least one off-street parking space and the home constructed on the new parcel will have at least one off-street parking space. This standard is satisfied. CHAPTER 18.790 - TREE REMOVAL 18.790.030 —Tree Plan Requirement A. Tree plan required. A tree p/an 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. 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; 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. 3. Identification of all trees which are proposed to be removed; 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. Response: All trees over 6" in diameter within the project limits were located. A survey of the location, identification, and conservation potential of each tree is noted on Exhibit A of the preliminary development plans. • The 10" Douglas Fir tree is slated for removal because its conservation is inconsistent with the installation of a needed driveway. Because it is less than 12" in caliper it does not require mitigation. • The 18" Grand Fir tree is located within a desired building envelope for parcel 2 and is slated for removal upon development. • The 32" Redwood tree has the potential to be saved in the development and construction process and all reasonable measures will be taken to insure the longevity of the this tree. Fencing will be left or installed to protect this tree during development. See attached Exhibit A detailing tree protection measures. In accordance with 18.790.030 Tree Plan Requirement, Section B of Subsection 2D — Retention of 50% to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated in accordance with section 18.790.060D. In accordance with the guidelines for replacement of this tree the applicant proposes paying a fee in lieu of tree replacement. Since the tree being removed is 18" caliper it is not feasible or practical to replace this size of tree. Due to site characteristics there are already a number of trees at the front of the lot and many larger trees on adjacent properties which would make planting additional similar species not viable. This standard is therefore satisfied. 18.790.050 - Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed by Section 18.390.030, using the following approval criteria: 1. Removal of the tree must not have a measurable negative impact on erosion, soil stability, flow of surface waters or water quality as evidenced by an erosion control plan which precludes: a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on public or private streets, adjacent property, or into the storm and surface water system, either by direct deposit, dropping, discharge or as a result of the action of erosion; b. Evidence of concentrated flows of water over bare soils; turbid or sediment- laden flows; or evidence of on-site erosion such as rivulets on bare soil slopes where the flow of water is not filtered or captured on site using the techniques of Chapter 5 of the Washington County Unified Sewerage Agency Environmental Protection and Erosion Control rules. 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream or wetland, tree removal must maintain no less than a 75% canopy cover or no less than the existing canopy cover if the existing canopy cover is less than 75%. Response: None of the proposed tree removal falls within a wetland/sensitive land area. This standard is not applicable. CHAPTER 18.795.030 - VISUAL CLEARANCE REQUIREMENTS 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. Response: Clear vision areas will be maintained by respective property owners of the proposed parcels. This standard is satisfied. CHAPTER 18.795 —VISUAL CLEARANCE AREAS 18.795.020 Applicability of Provisions A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. Response: Clear vision areas will be maintained by respective property owners of the proposed lots. This standard is satisfied. 18.795.030 Visual Clearance Requirements A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A dear vision area shall contain no vehicle, hedge, planting, fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists, from the street center line grade, except that trees exceeding this height may be located in this area, provided all branches below eight feet are removed. C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of dear vision areas at a street or driveway intersection, hedges, plantings, fences, walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required dear vision area. Response: No plantings are proposed that would conflict with visual clearance requirements. This standard is satisfied. A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less than 35 feet on each side of the intersection. B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of- way or property lines along such lots and a straight line joining the right-of-way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: 2. Non-arterial streets less than 24 feet in width. At all intersections of two non- arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Response: Future property owners of the proposed parcels will maintain vision clearance areas that meet these requirements. This provision is met. CHAPTER 18.810 STREET& UTILITY IMPROVEMENT STANDARDS 18.810.030 Streets A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. Response: The subject property fronts SW Lukar Court. The proposed access is designed to meet the standards of this Chapter. 2. No development shall occur unless streets within the development meet the standards of this chapter. Response: This proposal does not include new streets; therefore this provision is not applicable. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter, provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. Response: Access to the subject property will be by SW Lukar Court which is identified in the City of Tigard Transportation System Plan as a local street. Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter; Response: This proposal is not requesting new streets however, right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. 5. If the City could and would otherwise require the applicant to provide street improvements, the City Engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a. A partial improvement is not feasible due to the inability to achieve proper design standards; b. A partial improvement may create a potential safety hazard to motorists or pedestrians; c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself, provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is for a project which would contribute only a minor portion of the anticipated future traffic on the street. Response: SW Lukar Court is designated by the City of Tigard as a local street having the sole function of providing access to immediate adjacent land. This is based on criteria from the TSP report. Service to "through traffic movement" on local streets is deliberately discouraged by design. SW Lukar Court is a dead end street and the proposed partition is at the end of the street. Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. 6. The standards of this chapter include the standard specifications adopted by the City Engineer pursuant to Section 18.810.020.B. 7 The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would prelude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030 El. An adjustment to the standards may not be granted if the adjustment would risk public safety. Response: Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. The applicant is requesting an adjustment to the standards for street improvements in lieu of this dedication. This standard is therefore satisfied. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the Council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the Council for the purpose of general traffic circulation: 1. The Council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the Council to be present: a. Establishment of a street is initiated by the Council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use; or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the Commission to the Council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval: a. The applicant shall submit such additional information and justification as may be necessary to enable the Commission in its review to determine whether or not a recommendation for approval by the Council shall be made; b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title; c. The Commission in submitting the proposal with a recommendation to the Council may attach conditions which are necessary to preserve the standards of this title; and 2. All deeds of dedication shall be in a form prescribed by the City and shall name "the public,"as grantee. Response: Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 3. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. Response: Access to the subject property will be from SW Lukar Court. No access easements are necessary. Therefore this standard is satisfied. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection M below; and 2. Where the location of a street is not shown in an approved street p/an, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a p/an adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land. Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. Response: The proposal does not provide for construction of any new right-of-ways. Access to the subject property is directly from and is an already improved street. Construction of driveway cuts will be completed in accordance with all applicable code requirements. This provision is therefore not applicable. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision- making authority based upon anticipated average daily traffic (ADT) on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive P/an Transportation Chapter- Function/Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; e. Requirements for placement of utilities; f Street lighting; g. Drainage and slope impacts; h. Street tree location; i. Planting and landscape areas; j. Safety and comfort for motorists, bicyclists, and pedestrians; k. Access needs for emergency vehicles. Response: This proposal is for a minor lot partition. The subject property is adjacent to SW Lukar Court an already improved public right-of-way. SW Lukar Court is a local street with established parameters. Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. F. Future street plan and extension of streets. 1. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. Response: The TSP identifies SW Lukar Court as a local street. SW Lukar Court extends to the end of the proposed partition and terminates at the adjoining property. The property to the east is a 1.25 acre parcel zoned similarly to that of the subject property. It may be likely that this parcel is developed in the future. A street plan may be submitted by the applicant for the development of that property. Currently there is a barricade at the end of SW Lukar Court. The information for future development of SW Lukar Court is not known at this time and is most likely being formulated by the applicant for development of this property. Attached Exhibit M provides for a future street plan in accordance with this code standard. The plans shows the 23' feet from centerline with associated street and sidewalk improvements. This standard is therefore satisfied. H. Street alignment and connections. 1. Full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which prelude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not preluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint preludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development Response: As discussed previously the impact of the proposed partition is limited to the addition of one single family residence. Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75° unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet along the right-of-way lines of the acute angle; and 4. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Response: This proposal does not include new street intersections. Therefore this provision is not applicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. Response: Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable, may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Response: The applicant proposes no partial street improvements. A detailed discussion can be found in Section 18.370 of this document. SW Lukar Court in its current condition is adequately serving the three homes adjacent to it at this time. A fourth home is not believed to impact the current street to warrant additional improvements. Right of way dedication will be increased to a minimum of 23' feet from the centerline of SW Lukar Court for future improvements. This involves dedication of 5' to the City of Tigard via a restrictive covenant. This standard is therefore satisfied. L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code prelude street extension and through circulation: 1. All cul-de-sac shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer; and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb.. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Response: No cul-de-sac streets are proposed. Therefore this provision is not applicable. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Response: The proposal does not include any new streets. Subject property is located on SW Lukar Court a previously named existing right-of-way. The street has been named in accordance with established patterns as governed by Washington County and conforming to city standards. This provision is therefore not applicable. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any other street (except that local or residential access streets may have segments with grades up to 15% for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Response: The proposal does not include new streets. This provision is therefore not applicable. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Response: The proposal does not include street improvements. Driveway cuts shall be constructed in accordance with specified codes and requirements. This provision is therefore satisfied. See attached exhibit showing location of driveway cuts. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades and to provide sufficient depth to allow screen planting along the railroad right-of-way in nonindustrial areas. Response: There are no proposed streets adjacent to a railroad right-of-way. This standard is therefore not applicable. Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Response: The subject property does not abut nor is it adjacent to an arterial or collector. Therefore this provision is not applicable. R. Alleys, public or private. 1. Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Response: No alleys or private streets are proposed. Therefore this standard is not applicable. S. Survey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments shall be reestablished and protected. Response: As part of the platting process all survey monuments will be placed for new corners as required. The county surveyor will review and confirm that these corners have been placed. T Private streets. 1. Design standards for private streets shall be established by the City Engineer; and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi-family residential developments. Response: The applicant proposes no private streets. This standard is therefore not applicable. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval, or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Response: There are no railroad crossing within or abutting the sites. This standard is therefore not applicable. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Response: The applicant proposes no street improvements. Therefore street signs are not applicable to this proposal. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2 Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the City Engineer/US Post Office prior to final approval. Response: Joint mailboxes are located on SW Ascension Drive directly across from SW Lukar Court. The new single family residence would utilize this current joint mailbox structure. This standard is therefore satisfied. X Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Response: The applicant proposes no traffic signals for this development. This standard is not applicable. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Response: No street lights are proposed. This standard does not apply. Z Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Response: The applicant proposes no street improvements. Therefore this standard is not applicable. AA.Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90% of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class C or B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90% of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 4. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) Response: The applicant proposes no street improvements. Therefore this provision is not applicable. AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will be held by the City for a period of five (5) years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. Response: The proposed development creates no street connections that would potentially create a negative traffic condition on any existing neighborhood street. Accordingly, the proposal requires no traffic calming. Therefore this standard has been satisfied. AC. Traffic study. 1. A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10% or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development 0-3,000 vpd 2,000 vpd 3,001-6,000 vpd 1,000vpd >6,000 vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1) High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2) Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3) Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive- through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. Z. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. (Ord. 02-33) Response: Based on an average of ten trips per day per household the development will create approximately ten additional vehicle trips per day. This low level of impact does not require an impact study for this section of the development code. This project is not in close proximity to an ODOT facility. CONCLUSION: The proposed partition will provide additional housing opportunities within the City or Tigard, consistent with the City's land use designation and zoning of the subject property. This application addresses the applicable sections of the City to Tigard Community Development Code, and in particular demonstrates how the proposal satisfies all applicable approval criteria for the request partition. The applicant/property owners respectfully request that the Director approve the proposed partition. EXHIBIT A Proposed Lot Configuration Existing Conditions Map Tree Preservation Plan PROPOSED LOT CONFIGURATION FOR A PROPOSED PARTITION PLAT IN LOT 56, "HILLSHIRE WOODS", LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE 1 WEST, REGISTERED WILLAMETTE MERIDIAN, CITY OF TIGARD, PROFESSIONAL Surveyor: WASHINGTON COUNTY, OREGON. uyyft•j.•- Weddle Surveying, Inc. �/ •i ............ � 1750 SW Skyline Blvd. PREPARED FOR Suite 105 JEFF RICHARDS JULY :� Portland, OR 97221-2544 503-705-1266 .eb RYA Ph. (503) 292-8083 Paz: (503) 292-0938 4 OWNERS RENEMIIL OM:DECEMBER 31,x000 CATHY L WRIGHT AND JEFFREY T. RICHARDS SITUS; 14293 S.W. LUKAR COURT TAX LOT 4500, AK MAP 2S 1 048C 20 0 20 40 800 ZONING; R-7 EXISTING• •M• ••• • ��0 �MMa PROPOSED OUSE:RESIDENTIAL SCAB 1 - 20 SITE AREA . 13,443 SQUARE FEET. JUNE 5, 2007 PROPOSED PARCEL 1 . 6,856 SQUARE FEET. PROPOSED PARCEL 2 . 6,061 SQUARE FEET, 1 LOT 54 LOT 5.3 j' LOT 52 9 N 89'21 59"E 108.05' U taloa I 00.00' x • LEGEND 0 1 t " •-i'OUND S/B'IRON ROD MTN 1'E].LDW p{/STK: V I A X uP two; "µPHA LND..NO.'POR PUT SETBACK LINE OF NILLSNIRE MOS , 55' I S'. 5' X --•FENOE UNE I /J �'-11.F i PROPOSED Q. PARCEL 2 1 - 0 .DECIDUOUS TREE I \ z 1 6.061 SO. FT. I N I pp ---6.7' PROPOSED I LO I PARTITION �1-1/ �, •CONIFEROUS TREE I (' e) a UNE I n I I VPARCEL 1PROPOSED 4 B l O R N g I \ 0 K 6,856 S0. FT. ' e ` 'FP er i P\� LOT 55 3 '�47/iS1T� 21Q N n I g 1 5' w) 8 8 1 2 Ip pDiCE 10 1 1 II.25J 5' 45' N O I e I I 19 8' VICINITY MAP �w I 1 25 11 % „ _ L____ 15 O NOT TO SCALE 25'— 1 17 I 1 11 4 ��I .'�r,Q• `L� 6 •P f 1 Cn II FJTLIe vnir,usr.se-•.-.0 y '.1 1 / -- 1•!01 `- 20.75' - - .01 €i 7a `_J/ L.3A.24' R•203.IIIi 4• 7R 1" w N N PROPOSED 5'SIDE STREET OED F/S ON (111r) a"6 • - - - - y7" 1� =r � r S.W. LUKAR COURT le - 4 a I oov� V:61:14 "A ,NP I SITE Pa° JOR 14010 EXISTING CONDITIONS MAP BENCH MARK FOR A PROPOSED PARTITION PLAT ELEVATIONS ASSUMED FROM USGS MAPPING. (NCVD IN LOT 58, "HILLSHIRE WOODS", 29 DATUM) LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE I WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, REGISTERED Surveyor: WASHINGTON COUNTY, OREGON. NOTES PROFESSIONAL Weddle Surveying, Inc. LAND SURVEYOR 1750 SW Skyline Blvd. Suite 105 PREPARED FOR 1. THE LOCATION OF UTILITIES SHOWN ON THIS MAP Portland, OR 97221-2544 JEFF RICHARDS ORE3ON 503-705-1266 IS PER ABOVE GROUND EVIDENCE OF FIXTURES JULY u,fl Ph.la d,(503) 292-8083 AND APPURTENANCES. THE SURVEYOR ASSUMES ANTHONY B. RYAN )\ OWNERS NO RESPONSIBILITY FOR THE EXACT LOCATION OF 58833 Fez: (503) 292-0938 CATHY L. WRIGHT AND JEFFREY T. RICHARDS UNDERGROUND LINES. IT IS THE DEVELOPERS RENEWAL Mit DECEMBER 31.200■ SITUS; 14293 S.W. LUKAR COURT AND/OR CONTRACTORS RESPONSIBIUTY TO NOTIFY hl THE UTILITY LOCATE SERVICE PRIOR TO ANY '' TAX LOT 4500,MT MAP 2S 1 04BC EXCAVATION. ZONING; R-7 20■ • • ■ 22o 40 80 ® DOSING USE: RESIDENTIAL • • •■■ ■••>_� ,� PROPOSED USE: RESIDENTIAL SCALE 1' = 20' .• SITE AREA = 13,443 SQUARE FEET. CONTOUR INTERVAL= 1' 1 FEBRUARY 27, 2007 LEGEND 1 / LOT 54 LOT 53N LOT 52 • - FOUND 5/8' IRON ROD WITH YELLOW PLASTIC I Q N 89'21 59"E 108.05 CAP STAMPED "ALPHA ENG., INC.' PER PLAT • X U X • iI I OF 'HILLSHIRE WOODS', I I 0L.Y�■ ' GM==GAS METER CLEAN TER SERVICES .1 A "II ^' SOMH - STORM DRAINAGE MANHOLE V� „g 4' SOCO - STORM DRAINAGE CLEANOUT i SO. FT. - SQUARE FEET, MORE OR LESS L I 1 l / i SSMH - SANITARY SEWER MANHOLE + ll / SSCO = SANITARY SEWER CLEANOUT I R y...._21.4 N3, . ///' o TOM - TEMPORARY BENCH MARK ,p WM - WATER METER 1 / T ,' WV = WATER VALVE 1 `X, D - STORM DRAINAGE LINE 1 £ I ` b in E - ELECTRIC LINE Gj m / n a G --- NATURAL GAS LINE I Iv1 5 SANITARY SEWER LINE �wr niNr V V I i / f� 7(..,\ N o -- VT - TEL ERHONE LINE �/ ` ^^ WX = FENCE LINE = p{ 2 �. ' Ie' tn LOT 55 0 - it0 7 - DECIDUOUS TREE Ib R°E wm�` , n ���CCC'iSSS`////1 ,eu� '�'� 11b0 gI<- CONIFEROUS TREE ILIZ 'II 1 hS 1 I .. - 111 I 1 u� *DRIVC4RY *Y VICINITY MAP 1 �o.e• ' ' I v' / i NOT TO SCALE omsoo a 0 1 25 \iiiii•` it sz�eEo•000X lap ,! / % ua h^ ..�im�c 25.----"T\ 5• 11i .E ` C) g /�+�1pepl•tuusI"!If \� ,� , T'A.lalrou-ecAr- I.' j—/#6[11 �I\\.7V,. ' i , Ir B ; cri \\ Octit, of sum • <1- ID ' --�—«-- Y - 01 Sr • d' '� _ A \ .'� - 1 D-_« eoa. ' =tram 7 1 '�� n�'oc JN t!.1 ,,-/--_„,,... I /oCIIS11,11631 S.W. LUKAR I COURT— "—°1 b t• ; AGO / 0.4.101201,%"4. 1. \NG onosx� • 1I,f T 3701.1 011- Iwbl,< \OP' SITE 0' y�{‘\ 1 13111411311, ASSURED HSI' \\ JOB /40.70 • TREE PRESERVATION PLAN FOR A PROPOSED PARTITION PLAT IN LOT 56, "HILLSHIRE WOODS", LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, TOWNSHIP 2 SOUTH, RANGE I WEST, REGISTERED WILLAMETTE MERIDIAN, CITY OF TIGARD, PROFESSIONAL Surveyor: WASHINGTON COUNTY, OREGON. LAND SURVEYOR Weddle Surveying, Inc. 1750 SW Skyline Blvd. PREPARED FOR Suite 105 JEFF RICHARDS GQ Portland, OR 97221-2544 JULY ES,2oa 503-705-1266 ANTHONY B. RYAN Ph. (503) 292-8083 58833 Fax: (503) 292-0938 OWNERS CATHY L WRIGHT AND JEFFREY T. RICHARDS EWE DECEMBER 31,2008 1 SITUS; 14293 S.W. LUKAR COURT TAX LOT 4500. PAT MAP 2S 1 048C 20 0 20 40 60 0 SCALE 1' . 20• RFBRUARY 27, 2001 • 1 LOT 54 LOT 53 S LOT 52 Q N 89'21 59-E 108.05' • �( x • LEGEND (53.OS' 55.00' 0 •-FOUND 5/8'PON ROD WIN YELLOW PLASTIC CAP STAMPED'ALPIN ENG..NG'PER PUT' X r 1 OF'HILLSHIRE WOODS'. I Y x -FENCE UNE m (J SEE —y-r u.]' g'•4o '�` -DECIDUOUS 1BEE 1 \ C` O *�S N y� -CONIito01S MEE to To be removed 10 3 3 DJ F n - 4eN K V 4'� 0 is \'''' \ LOT 55 s .. t ��R �' CO CRISTMG PATO bb Rrs'4ENCE $ b #1 4]•.] b N Q$ UPS SODER(FEET O b N N O .....--19.r - 1 w, DISMEG TY VICINITY MAP _ 1 __ NOT TO SCALE 25 — x �� r�11✓ 31TfL'W000 r _J 1„C>TNE (10 I til J � ..e5 _ MTO 9E.21' Eu.[Dw5.01' hl Lw 34.24' R.203,00 S 89'31"59-111 71.2A1"...My NI s• �-- CONCAER SocvrUt AND CURB 4 n N 0'�N , **Om I 1.11 S.W. LUKAR COURT 0,' -:� h GOJ� to.o cp____„5„0_.----------A-------- -------- \____-t P �\� I SITE 00 rG ,141' jAGr . I JOB /4030 EXHIBIT B City of Tigard Land Use Permit Application PRE-APR HELD BY: CITY OF TIGARD PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 y`'' 111 503.639.4171/503.684.7297 CITY OF TIGARD OREGON LAND USE PERMIT APPLICATION File# Other Case # Date By Receipt# City Urb Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑AdjustmentNariance (I or II) Egi 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) LUCAI ION WHERE PROPOSED AC 11VI 1 Y WILL OCCUR(Address it ava, Ole) 1 LI A ci 3 S& k-u,.‘<ctx C ot.t,ric � v.,rol; q 1 24.23 I AX MAP& I AX LO I NOS. 2.3104pc.. 01-16ob ; TO I AL Sll E SIZE l ZO(JNING CLASSIFICATION 1 ,3 • 446 Sq 'r1-. I " 1 SPR ; Doo ScpCl. Mio , r}LICAN I ...c..cr Ri ch o..r 5 `C.ae1n 1 u) r�c, h MAILI G AL/DRESS/CI I Y/S I AI E/LIP . 0 . P p h 1 6 SI e "....-A,//Lr4- n , Q R o r7 D '15 PHONE NO. FAX NO. 503 - 106 ' 1Z(Ai? 503 - kelig ' LecDgtf PRIMARY CON IAC LNSUN PHONE NO. 1-'....i - L ( -)cA..rds 5 C)45 - q 0.5 - 12Lete PROPER I Y OWNER/DEED HOLDER(Attach 11 it moreti -i one) Ctx�h r� h i � '- c.hods . MAILINf HADD E.5S/CwII YIS I A ILIP Y . t7 • bOX 1 (95 .1 tr m , OR, cI1o1.s" PHONE NO. FAX NO. 503 • GI t3 - 5-tgtoca{4z`i g O3 -cloS-1244 pfT 6.03_, ce qii - (go 94 *When the owner and the applicant are different people, the applicant must be pap purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. TheYNners 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) ('Y1( o D r Lo-r-0— Dour 6-i ,-t e Pow P A)...c-p 0 t:s�s t5 C. L AMY L O ai ow cSk r cici.R. a-rrl Ivlr para-t- - APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. EXHIBIT C 14293 SW Lukar Court Tax Map V .. • -,,,I>:,: y:x0.fl.x;•' '�},r ti::' ,x:f„s ik,:r.\ ..2:::::::< x,,x •c •:• :e, x, w ..'.+:1',:;k �,c, r, ?.,r, r. .♦ m •,'';:i;r. .,r tr;u iy y,'�.�' •,xy�:t'�'��:x{t•�\t x i;: :,:".t:',',:::::.:',:),,1`,.. u ;,: y"�<;:.•:':-x .:,x,: r�''`r'x i';r'♦:K�;�:�;K�',C Y.�a •,*y'r, ,t• iIx ; P{''r :,Y.ti •<.,.:„4„,,' e^ i.A.,A i y.,yf'x' i T!,♦; A!'•,x'1� A A g..` r kl x. 7.,X„X t'''x•1:'k.',s •;'•`x";f •2.cz•8 •_• ,: ...r• ,': .4,„?., 1• •y/ %'•:f,t ,i L. % .. ;i ti IC'4.) ti 1 'i;'•i '.`r . .\ ',! •.t't� �.R i:• • 1•••Z ':tr• "i••,,,, y "-^",' x:`i:i a. ,:i r,'\:•Sa%.� ;. x T..�}j. !',,.;'i' ri •••• j••'t • !x''Y;•%'•x.O •; r. X q' x y ?' 1 , gyp; ,•t' •. ,.r. ;• ;;4 r N ��y 'a :.::',4%:::;::. ;. 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' ::<x.:'!..s '?r list • } EXHIBIT D City of Tigard Pre-Application Conference Notes V CITY OF TIGARD PRE-APPLICATION CONFERENCE NOTES o ° �� Community nt (Pre-Application Meeting Notes are Valid for Six (6) Months) Shaping Ag3etterCommunity PRE-APP.MTG.DATE: I 0 b STAFF AT PRE-APP.: 04e--/ Ic tM RESIDENTIAL APPLICANT: ;r-e tZi ci'iards/Coc -h Wr;10- AGENT: Phone: (sc 3) -705 - co Phone: ( ) PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: l`1a.13 ,5 W Lulccur Cf TAX MAP(S)/LOT #(S): SSW o`ffoo NECESSARY APPLICATIONS: Mirror- La.A Pcxr.};-J-0,1 (MU') ,Var;czr1eir_ PROPOSAL DESCRIPTION: wp tr};-k o.- COMPREHENSIVE PLAN MAP DESIGNATION: MPd Rfs;c�en wl ZONING MAP DESIGNATION: R-. '7 (Pc) ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5 a o I MINIMUM LOT SIZE: sq. ft. Average Min. lot width: 5c ft. Max. building height: -7 ft. Setbacks: Front ' ` ft. Side 5 ft. Rear 15 ft. Corner , c ft. from street. MAXIMUM SITE COVERAGE: % Minimum landscaped or natural vegetation area: . o %. GARAGES: .: C.' ft. I 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 Application/Planning Division Section NARRATIVE [Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. . - IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501 As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. R ACCESS [Refer to Chapters 18.105 and 18.7651 Minimum number of accesses: i Minimum access width: Minimum pavement width: 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: cc.ppruxi 41 11 4446 All sensitive lands areas including: ..?070 Rau:. - 6 90 ➢ Land within the 100-year floodplain; io 1573 4- .5 ➢ Slopes exceeding 25%; ' ➢ Drainageways; and ..? uN' ➢ 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: I 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) 11.4 Units Per Acre = 12.1 Units 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 • • Li SPECIAL SETBACKS [Refer to .e Section 18.730) ➢ 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] U FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.730) 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 18.1451 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: Q LANDSCAPING [Refer to Code Chapters 18.745,18.765 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. [ I RECYCLING [Refer to Code Chapter 18.7551 Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503) 625-6177. CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Applicationelanning Division Section • .t PARKING [Refer to Code Chat ; 18.765&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. n SENSITIVE LANDS [Refer to Code Chapter 18.715) 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 1 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. • I CLEANWATER SERVICES[CWS) 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 WIDTH, 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 SIDE2 • Streams with intermittent flow draining: <25% I 10 to <50 acres 15 feet >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre - 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet 1 >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 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. Ft TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) 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 SHALL :LUDE the following: ➢ Identification of the location, size, species, and condition of all existing trees greater than 6- inch caliper. ➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75% or greater of existing trees over 12 inches in caliper requires no mitigation; ➢ Identification of all trees which are proposed to be removed; and ➢ A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. MITIGATION [Refer to Code Section 18.790.0601.1 REPLACEMENT OF A TREE shall take place according to the following guidelines: ➢ A replacement tree shall be a substantially similar species considering site characteristics. ➢ If a replacement tree of the species of the tree removed or damages is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value. ➢ If a replacement tree of the size cut is not reasonably available on the local market or would not be viable, the Director shall require replacement with more than one tree in accordance with the following formula: • The number of replacement trees required shall be determined by dividing the estimated caliper size of the tree removed or damaged, by the caliper size of the largest reasonably available replacement trees. If this number of trees cannot be viably located on the subject property, the Director may require one (1) or more replacement trees to be planted on other property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. CLEAR VISION AREA [Refer to Code Chapter 18.795) 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 EXTEI N OF STREETS [Refer to Code Section ,10.030.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 ,t - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) 18.765(Off-Street Parking/Loading Requirements) - 18.340(Director's Interpretation) - 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) DO ly .4 X 18.350(Planned Development) 18.705(Access/Egress/Circulation) 18.780(Signs) if- i4)?-it- 47, ort,FD d J 18.360(Site Development Review) 18.710(Accessory Residential Units) _ 18.785(Temporary Use Permits) PD X 18.370(Variances/Adjustments) _ 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 18.720(Design Compatibility Standards) 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) 18.420(Land Partitions) 18.742(Home Occupation Permits) - 18.430(Subdivisions) 1� 18.745(Landscaping&Screening Standards) )C 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 COMMEN — Can C..hoa -fp dt a_ pbtpintcI deateIaPrunercf- 1 bud if- is no f re,f/ ire d bt�c z d,ems; -Fa,-- --`ham /Irl UsJt ire_ lt.lou ds s,,cb di vi 3;VI is no+ bel �) tcled diGal uK;its a d C�ccrren77/ a t >0l). — Ad�asj,rv,�A-F L ✓tiler 1B I . 3?Q• OA -Eve se-1-back(.. � Les n at rvtd- 4 17t- -rape �.Uf . — vari a tic_ -Fav ctsrc.ra,�t rn i n ; rrl H..-% I u1 ,i-Iii Let;. l 1 -!- ii cr.A-S e-ri-k yi cv u.n d et- i A . 370 . 010 . - Excl.,,-..9 le s v{- , v 'i n 1 44 4 pr-4 +i o"-► a P(;r i.-j+d e\s ea.-1 be acvi,t'ed 1,7 re€84u4-;ri e P;ps �h.-,��.c9h _ A'-k.1 .4 l^fc,t-As' depa.-+rnen-i. f!a; ,Larf is kora,. 6arIand (S43) (039-4i71 X a 1$3. Exa-mples•. I-1ell,.oe W,--Mion MLPQ005- b6011 Lf Par-i-;+;on MLP aoo 4F -c x l'Amci tY,Li.m 1c+ dam.' LA.'Va. -Ii rnZr+. 0 i dam)--ileacs nor apply bre aitsc- VI P i.c1 pa ret I -z a-l{d •as ®89i I e SS 4-ha., 1'/a 41 rrl es 4he tri n i m u.•-) I v-f S; 2 c C4 5,000 L g„tLa..t -fact+. PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. -- c;7r,li t i 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'/2" 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 decisi )r public hearing will typically occur roximately 45 to 60 days after an application is accepted as ueing 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 land use decisions. An appeal on this matter would be heard by the Tigard 1-kizr 4-17,r r . A basic flow chart which illustrates the review process is available from the Planning Division upon request. Land use applications requiring a public hearing must have notice posted on-site by the applicant no less than 10 days prior to the public hearing. This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE INTENDED TO INFORM the prospective applicant of the primary Community Development Code requirements applicable to the potential development of a particular site and to allow the City staff and prospective applicant to discuss the opportunities and constraints affecting development of the site. SUBDIVISION PLAT NAME RESERVATION [County Surveyor's Office: 503-648-8884) 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 bythe Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that 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: 644/ u..4, CITY CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 FAX: 503-684-7297 EMAILe(stane )@ (staffs firstt name) .1 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 Applicaton/Planning Division Section PRE-APPLICATION CONFERENCE NOTES111 TIGARD ➢ ENGINEERING SECTION < City or Nerd,Oregon Community(Development Shaping Better Community PUBLIC FACILITIES Tax Map[sl: 2S104BC Tax Lot[s): 4500 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: 1 SW Lukar Court to 27 feet from centerline SW to feet I SW to feet I I SW to feet Street improvements: < Half street improvements will be necessary along SW Lukar Court, to include: ® 16 feet of pavement from centerline ® concrete curb Z storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. ❑ Other: 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 I I -foot concrete sidewalk 1 I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk ❑ street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: 1 I street improvements will be necessary along SW , to include: feet of pavement 1 I concrete curb storm sewers and other underground utilities -foot concrete sidewalk 1 I street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: street improvements will be necessary along SW , to include: 1 1 feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk I I street trees 1 1 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 Lukar Court (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, at the election of the developer, a fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. There are existing overhead utility lines which run adjacent to this site along SW Prior to , the applicant shall either place these utilities underground, or pay the fee in- lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Lukar Court. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide a separate connection for each lot. Water Supply: The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This service provider should be contacted for information regarding water supply for your proposed development. Fire Protection: Tualatin Valley Fire and Rescue District (South Division) [Contact: 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: 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 CITY OFTIGARD Pre-Application Conference Notes Page 3 of 6 Engineering Department Section drainage plan for the site, ar iay be required to prepare a sub- 'in drainage analysis to ensure that the proposed system will G..,;ommodate runoff from upstream pi.,ierties when fully developed. Pay the fee-in-lieu of on-site detention. Roof drains must connect to the public system or outlet through curb. 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. 7 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) Applicant should research Subdivision Land Use file regarding street ROW width approval. 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. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. CITY OF TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section 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: ..G. 5• cl • b co ENGINEERING DEPARTMENT STAFF DATE Phone: [503]639-4171 Fax: (503)624-0152 document2 Revised: September 2,2003 CITY OF TIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section PRE—AP P LI CATI O DECEIVED ANNA, CONFERENCE REQUEST ?nos CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503) 684-7297 PLANIWitEis!4:51NEgtoRING GENERAL INFORMATION Applicant: �— .-� �-�.a L FOR STAFF USE ONLY Address: - Phone: -'Z('L. Case No.: Pte6,—Ctrva-! City: ' • A O(` Zip: r 1 7-L � Receipt No.: Application Accepted By: 5- 772--'/ Contact Person: <-A- �� Phone: 7�07(06,Date: 1 Property Owner/Deed Holder(s): 4 S/ (/o,6 DATE OF PRE-APP.: I 7 TIME OF PRE-APP.: t " Address: Phone: PRE-APP. HELD WITH: City: Zip: Rev.7/1/05 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): 2,0% REQUIRED SUBMITTAL ELEMENTS - A (Note: applications will not be accepted without the required submittal elements) Tax Map & Tax Lot#(s): t '-' C. Zoning: ❑ Pre-Application Conf. Request Form Site Size: 4 COPIES EACH OF THE FOLLOWING: ❑ Brief Description of the Proposal and PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that 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 El If the Pre-Application Confe•-nce is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, e applicant 8:00-4:00/MONDAY-FRIDAY. must attach a copy of e letter and proof in the form of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that the c• ocation protocol PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE was completed (se: ection 18.798.080 INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard C• munity Development ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code). GROUP. / ❑ )iling Fee $351.00 CITY OF TIGARD 4/17/2006 13125 SW Hall Blvd. 3:14:56PM Tigard,Oregon 97223 TIGARD (503)639-4171 • Receipt #: 27200600000000001724 Date: 04/17/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2006-00029 [LANDUS] PreApp Conf 100-0000-438000 306.00 PRE2006-00029 [LRPF]LR Planning Surcharge 100-0000-438050 45.00 Line Item Total: $351.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check CATHY WRIGHT ST 2270 In Person 351.00 Payment Total: $351.00 cReceipt.rpt Page 1 of 1 May 2006 June 2006 SMTWTFS SM T WT F S 1 2 3 4 5 6 1 2 3 7 8 9 10 111 112 13 4 5 6 7 8 9 10 14 15 16 17 18 19 20 11 12 13 14 15 16 17 21 22 23 24 25 26 27 18 19 20 21 22 23 24 28 29 30 31 25 26 27 28 29 30 Thursday, May 11, 2006 -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(Jeffrey Richards/Cathy Wright Minor Land Partition 14293 SW Lukar Ct 503-705-1266) 11:00 AM I (11:00 AM - 12:00 PM) Pre-App 12:00 PM 1:00 PM 2:00 PM 3:00 PM 4:00 PM 5:00 PM Late Tasks Notes Shirley Treat 1 5/1/2006-11:31 AM Proposal for 14293 SW Lukar Court, Tigard, Oregon: Minor land partition to create one additional single family residential parcel to conform with current neighborhood standards and site sizes. Both the created lot and remaining lot to have Lukar Court street frontage. Newly created lot to be approximately 46 feet wide and contain approximately 5800 square feet. Request variance for less than standard width versus length ratio. Also request variance on side building setbacks to four feet. Also request up to three copies of similarly successful minor land partitions in electronic formats. Proposed use to be newly constructed single family residential home,current zoning is R7, 5,000 sq ft minimum site size. See attached site plan and topographical information. � 4dUU � 5352 . • 7700 2 71 ,: 54 0 0 Q w r" e r. + 2 13 C 00' W 1 e 59.96 61. 59.11 4,72.42 r 108.05 16i 7.) 2 ei \ 4400 r 4500 0 55 � ry) 56 4-qi r 01 Pa) C)c) i .. !, ,7 3 4 71.2 3 0 0 4 N3 • 70 a 62 . - r '1C7' . .. 4 w10 0 .. is bb 1O9 59.88 1 .25 '1 r 10.56 7 co .� $,: (I) ' cw 4700 i 4600 • 858 C./ 57 12 • 4 n° p - - BONNEVILLE/ 0 — 4*_4\oN N.,i i 1 Mil ____ _______ AllilimahL POWER ' ADMINISTRATION P' `rel CO MIMI. lir .09, 11111 p , low 'Fa c, .,,.. ... , ,w, , , 0 ii ii ,,,,,. ‘...,,i-a, ... Bi- a I um i ,., ! y !,,, a Eli; W111111 Vlink Mill 3arSpills 111111 elm _ f* Li L, an umilll li ,[, over a, _., oi. 41114 , a PiLlimmi allionmomm...... MI AM* um gi RR MI kV 4 miltallill 1114„ ppip,,,,, 0 _ n• w - Th \ • • .. Q II f"...............‘...............1,„0.._/, 1 . ,„1,4, . , IA . I. 2 it . illi ° BONNEVILLE POWER ADMINISTRATION ryrv. cis I . . ... •... ,•.„ .•, , , .. . ,. , . .. .. , \ -\ r , a it"I „„..,* .. .. ,• 3. • 0A NI, irliiii aiiii. • hi III*& 1 • ER,0 I Illilire. i --. r :,,-... 0 ” Ann .. `f Ii n EXHIBIT E Impact Study IMPACT STUDY (pursuant to Section 18.390.040.B.2.e) (Application requirements) (i) Include an impact study. 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 requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Discussion of Effects of the Development 1. General Statement The subject property is located within the R-7 Medium Density Residential zone of the City of Tigard Comprehensive Plan. The subject site is noted with residential uses adjacent in all directions. Properties to the north are comprised of parcels with single- family residences ranging in size from .13 to .15 acres. Properties to the west are comprised of parcels with single-family residences ranging in size from .14 to .21 acres. Properties to the south are comprised of parcels with single-family residences .14 to .16 acres. The property adjacent to the east is a 1.25 acre parcel supporting one single family residence dwelling. This parcel appears likely for future development. The subject property is an infill development parcel constrained by surrounding development. No development is without impacts in relation to surrounding conditions. Importantly in this context, development in accordance with the Comprehensive Plan must be considered to have a positive impact because it is implementing the policies and residential use densities prescribed for the property by that Plan. The Comprehensive Plan contains applicable zoning and developmental regulations for public facilities improvements deemed appropriate and necessary. 2. Transportation System, including Bikeways a. Effect on public facilities and services The proposed development will result in a net increase of 1 detached single-family home within the subject neighborhood. Approximately 5 vehicle trips per day will be distributed from SW Lukar Court to SW Ascension Street. b. Improvements to meet City standards The current city standard is for a 27-foot right-of-way dedication (to centerline). However, the precedent for the SW Lukar Court right-of-way was established at the time of the Hillshire Woods development. Since this is was an established local street the applicant does not believe any additional improvements are required based on the minimal impact of the development. The applicant is willing to dedicate a 9 foot landscaping easement to create a 27-foot right-of-way to centerline if necessary. c. Impact minimization The Tigard Transportation System Plan identifies SW Lukar Court as a local street having the sole function of providing access to immediate adjacent land. SW Ascension Street is identified as a neighborhood route which are usually long relative to local streets and provide connectivity to collectors or arterials. No mitigation measures are proposed as the impact on SW Lukar Court and SW Ascension Street are considered minimal. 3. Drainage System a. Effect on public facilities and services b. Improvements to meet City standards c. Impact minimization Due to the nominal impact of the partition, a fee-in-lieu of storm water quality will be paid in accordance with Clean Water Services (CWS) standards. 4. Parks System a. Effect on public facilities and services The proposed net increase of 1 home can be anticipated to produce a corresponding increase utilization of park facilities and services, based on utilization rates characteristic of the local area. Some of this impact may be positive, such as higher participation rates in activities supported by user fees. b. Improvements to meet City standards No specific park improvement to meet City or County standard is called for within the subject property by the BMCP or any applicable regulation. The site is not suitable for use as a park facility because of its limited size and the presence of existing homes. c. Impact minimization As future homes are constructed, all applicable Systems Development Charge (SDC) fees will be collected as building permits are issued. Consistent with the adopted SDC ordinance authorizing such fees, funds will be expended by the City to provide appropriate public facilities, including parks. This will minimize potential negative impacts on the public at large and on the public parks system. 5. Water System a. Effect on public facilities and services The proposed development will produce additional demand for water, consistent with projected service demands for the area. b. Improvements to meet City standards The site will be served by the City of Tigard Water Department. There is an existing public water line south of the subject property in SW Lukar Court. The proposed water system improvements will consist of a one-inch service line to the proposed lot. The proposed water system is denoted by the green line on the map exhibit. c. Impact minimization With the addition of one single family residence, the proposed improvements will have a minimal effect on the greater system. 6. Sewer System a. Effect on public facilities and services The proposed development will produce additional demand for sanitary sewer service, consistent with projected service demands for the area. b. Improvements to meet City standards Clean Water Services provides public sanitary sewer through gravity system to the south of the project; this is the preferred route for making a connection. Sanitary sewer is available in the street at SW Lukar Court. The proposed sanitary sewer improvements are denoted in the attached map exhibit. c. Impact minimization With the addition of one single family residences, the proposed improvements will have a minimal effect on the greater system. 7. Noise Impacts a. Effect on public facilities and services Single-family residential use does not typically produce significant noise impacts. Rather, it is typically the object of noise protection measures applicable to commercial and industrial users of land. The proposed development cannot reasonably be expected to have any significant noise impact on the neighboring area. b. Improvements to meet City standards As no noise impacts are anticipated, no noise-related improvements are warranted. c. Impact minimization As no noise impacts are anticipated, no noise-related strategies are warranted. 8. Dedication of Real Property Interests No dedication of real property interests are being proposed. A nine foot landscaping easement is proposed for the front (south side) of the existing site and partitioned site. Summary This Impact Study demonstrates that the impacts associated with the proposed development will be either positive — e.g. by furthering implementation of the Tigard Comprehensive Plan —or will be satisfactorily minimized — e.g. through compliance with applicable City or County standards or payment of SDC fees. Therefore, the proposed development will not cause any significant negative impacts on the public at large, public facilities systems or affected private property owners. EXHIBIT F Parcel Size and Yield Calculations 14293 SW Lukar Court Parcel Size and Yield Calculations Land Area Sq. Ft. Acres Parcel Square Feet Total Deed Area 13,443 0.31 1 7158 Property Gross Area 13,443 0.31 2 6286 Subdivision Gross Area 13,443 0.31 Calculation of Net Developement Area Sensitive land areas 100-year floodplain 0 0.00 Slopes exceeding 25% 0 0.00 Drainage Ways 0 0.00 Wetlands Parks land dedications 0 0.00 Public right-of-way dedications ROW-roads 0 0.00 Private streets 0 0.00 Net Development Area 13,443 0.31 Minimum Lot Size Requirement Minimum Average Lot Size (MALS) 5,000 0.11 Residential Density/Lot Yield Maximum Potential Lots 2 100% Minimum Required Lots (80% of max.) 1.6 80% Proposed Lots 2 100% Lot Size Statistics Sq. Ft. Average 6,722 Minimum 6,286 Maximum 7,158 EXHIBIT G Tree Assessment 0,',o - - Lnlzmite� TREE ASSESSMENT March 29, 2007 • Jeff Richards 14293 SW Lukar Ct. Tigard, OR 97223 RE: Same . ID Common Name Specie DBH Condition Additional Comments 1 Shore Pine Pinus contorta 8 Fair 2 Douglas Fir Pseudotsuga menziesii 8 Good 3 Coast Redwood Sequoia sempervirens 30 Good 4 - Norway Maple Acer platanoides 5 Fair 5 Grand Fir Abies grandis 16 Fair Respectfully, .aymond Myer, General Manager • Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 -Oregon-L-andscape--ontractors-L-ic i3-604- - Oregon Dept. of Agriculture, Commercial Pesticide Applicators License #77915 • • esidential and Commercial Spraying • Fertilizing•Pruning• Landscape Installation • Landscape Maintenance•Consultation 1viEMBER: Tree Care Industry Association • International Society of Arboriculture • Oregon Landscape Contractors Association Construction Contractor#62635 • Landscape Contractor#5659 • Chemical Application#000231 • Insured P.O. Box 1566• Lake Oswego, OR 97035. 503-635-3165 •Vancouver 360-737-2646 • Fax 503-635-1549 Visit our website at www.tclu.com • E-mail: info@tclu.com ee&Lcal) ri�' • ►�v.�- r Cdr � •'"jTree Protection Plan .1- REVISED 7/27/05 I Znlimit�a Q �I� SITE ADDRESS /? J �4-( 4 ✓" Cv'7 . /Jll� ?"e Follow the below listed instructions in order to provide the proper protection before, during and after construction for tree # () � I I. Before Construction: App. Non-App. ate❑ a. Identify and number the trees to be protected, verify by mapping and/or tagging and note their size in D.B.H. (Diameter at Breast Height), variety, health and structural conditions, review plans. ❑ b. Check with local government agencies for tree protection ordinances. c. Remove any low limbs that may be in the way of construction equipment, and prune as needed to adhere NAA standards. C-1' ❑ d. Leave a protective covering on the soil, i.e., existing groundcover or mulch. V 0 e. Notify all other contractors that these trees are to be saved and protected. L7 ❑ f. Install a temporary 6' high nce to protect the trees and their root systems. Install tree protection sign on fence. Posts located 10' on center as a general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we need to protect more than the drip zone. The drip zone into the trunk is the support roots that hold the tree up. The roots from that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more than 30% of root on any one side. This allows some encroachment within the drip line. This should be determined on a case by case site conditions reviewed. (SEE ENCLOSED SITE PLAN) I�❑ g. Identify any insect or disease problems that may require treatment. 0'"" 0 h. Engineer and design proposed structures and construction to avoid root loss. Bridge type foundations can save major roots. ❑ 11" i. Design landscape islands and planting areas large enough to accommodate trees at maturity. ❑ B' j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities. ❑ k. Have an experienced Arborist review landscape plan to assure the right tree is planted in the right place and proposed changes don't kill retained mature jiZIO I. Consider tree removals adjacent to trees to be saved for wind related stability concerns. 'esidential and Commercial Spraying• Fertilizing• Pruning • Landscape Installation•Landscape Maintenance•Consultation 1viEMBER: Tree Care Industry Association • International Society of Arboriculture • Oregon Landscape Contractors Association Construction Contractor#62635 • Landscape Contractor#5659 • Chemical Application#000231 • Insured P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • Fax 503-635-1549 Visit our website at www.tclu.com • E-mail: info @tclu.com ADD. Non-ADD. C '❑ m. Check for past ano proposed grade and drainage changes, consider the effects. 2! ❑ n. Check trees for stability. e` ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees. ❑ p. Minimize environmental changes. VDuring Construction: 0 a. Keep equipment off of the root system to avoid compaction. • pr• 0 b. Keep equipment away from structure to prevent damage to trunk and limbs. .Zr 0 c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint, herbicide, cleaner, thinners, etc. Zr ❑ d. Provide means of temporary irrigation if the project runs through the summer. 7- 0 e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified Arborist and repaired or treated according to his/her recommendations. 0 f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning. )Z 0 g. Avoid trenching through the root systems, boring under them or hand digging can save roots. 0 h. Contact the ISA Certified Arborist familiar with the site prior to and during any.activity within the drip zone or tree protection fencing for consultation. III. After Construction: • 0 a. Carefully landscape the area under the tree, being careful of the roots and structure. Use plantings that will live under the same conditions as that of the tree. D 12"-- b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term protection plan if provided. 0 c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new plantings alive can often be enough to kill mature trees. V❑ d. Do not cover existing root systems with more than 2" of soil. The more soil you add, the greater the chances of damaging the root system. 0 e. Provide irrigation and/or drainage to emulate pre-construction conditions. NOTE: This tree protection plan identifies construction protection measures to prevent unwarranted tree loss. The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of the tree's root systems. Due to the variation of every project, it is unlikely all of the above identified measures can be practicably applied to each individual tree; nor is it likely each measure is necessary to Sin each tree. Prior to the beginning of construction a meeting between a certified arborist and the ..cessary contractors will be held to determine the appropriate level of protection for each tree, in relation to what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist will be determined and supplied as necessary. I I , TREE PRESERVATION PLAN FOR A PROPOSED PARTITION PLAT IN LOT 56, "HILLSHIRE WOODS", LOCATED IN THE SOUTHWEST QUARTER OF SECTION 4, This plan has been reviewed and approved by: TOWNSHIP 2 SOUTH, RANGE 1 WEST, WILLAMETTE MERIDIAN, CITY OF TIGARD, Raymond E. MyerssSREGisTEOEb NA Surveyor: WASHINGTON COUNTY, OREGON. ISA Certified Arborist, PN-0160 LAND SURVEYOR Weddle Surveying, Inc. 1750 SW Skyline Blvd. PREPARED FOR Tree Care & Landscapes Unlimited, Inco DR Suite 105 JEFF RICHARDS pJULY oo4 Portland, OR 97221-2544 503-705-1260 PO Box 1566, Lake Oswego, OR 97035 ANTHONY a RYAN Ph. (503) 292-8083 )st OWNERS 58833 ,, Fax: (503) 292-0938 CATHY L WRIGHT AND JEFFREY T. RICHARDS 50 -635-3165 Dated RE E"K DATE zoosC.115) $fiUS; 14293 S.W, LUKAR COURT TAX LOT 4500.AAtT LUP 2S 1 04RC 20 0 20 40 60 SCALE 1 = 20' FEBRUARY 27. 2007 I LOT 54 LOT 53 �, LOT 52 N 89'21 59"E 108.05' X X LEGEND U f s1os. 55.00 1 0 1 •-FOUND 5/6'RON ROD WIN YELLOW PLASTIC -, CAP STAMPED'ALPHA ENG..INC'PER PUT v'� r OF 11ILLSHRE WOOS'. wo 1 [To) - S -FENCE UNE O . TREE ` 'J^J N ...1!/ -CONIFEROUS TREE ID I J � ,iiI C CA 1 I \ Ili 1^ V a "s. l O o \ LOT 55 10 stow S�a.�1 1e�R o PI CA STRO PATO n , O !MUNROE „1 o jiarAl 1A' N Z 1A16 SCORE FEET"' " O m _�c-C-YI‘e'1 rn o �b y ur - t", COSTING Ig �-(Gi..... -1o.e I o$ TY I, VICINITY MAP n�7 g NOT TO SCALE 15' V U'- 0;;;o00 i O y9 a® :- .�: t ,iyl� --- -.-V--- tcLE I C N34.24' 5 R20300 (1r) 601'6 x Jr1 L N S.W. LUKAR COURT Ali 4 _ GO cfl^"°' Y. a \;0:4/ � �0Dla'toar_ � � + �`0w 0. �Pt 1:80 �\ SITE� G'�o J08 /4030 1 EXHIBIT H Clean Water Services Verification • MaY •JI ( .I LUUb,t 1 : 0/ M�M ULAN WAItovJtRVIl,tJ DUO bb144,Sy IVO . LbO48 N • I 1 AMR I)))(II (13 P 11 iiiVr- . •i . i iii MAY 1 1 2006 CleanWater Servi �y---�_ Flle ber OG_ -c /S�Z j ces Our commitment is clew a : �"• 're-Screening Site Assessment riqvilW Jurisdiction •, .1;-A„I, „y,;. Dates L:L Map &Tax Lot t' 1 t-) �G QL O Owner rJn !Sk11i Applicant -4a _____.1 Site Address , • _ _ Company •.i. i Address Proposed Activity ` 11111 .A t t i City State Zip VERININEC1a. Phone 313-t '106-- I2(ei/ .... }. I - Fax X63- q+-I4 - loDc t.r— 0lrlclel use only below This line Y N NA Y N NA E E Sensitive Area Com osite Map n E r Stormwater Infrastructure maps Map# �,5/(,Jf QS # 4 1 E ❑ F`f Locally adopted studies or maps a0 n Other Specify Specify Ae-rt.t./yA.rn 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: 1 fl 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. I►t Sensitive areas do not appear to exist on elte 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 l cal, state, and federal law, D The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: (1 )5E ivew Fonpi _ .L „,,,4._ 4( 1rgcirivP 44r .Ar.rutt ro -6r ..d . Reviewed By: _ e,� e _ Date: c//7/4 6 Post-it*Fax Note 7671 Doe1/ 06 geslk/ Official use only To Froll e"k B� !e, Returned to Applicant R Q�di Mail Fax - counter Co./DepL Co % XDate /i,f7/ By 60 Phone# Phone# •zi, g/ !�O 6 / Jr Fax ii s3, 6 y'l.6o?/ Fax# File Number CleanWater Services Our commitment is clear. Sensitive Area Pre-Screening Site Assessment Jurisdiction V../a • Date I Map & Tax Lot j }D4jjC_ OL45D0 Owner C hc�rt1.4 J flo Applicant yV,o'YU-, Site Address } _ _ _ Company I Q 1111M. _ Address So-. nt c4,ck;tl (� Proposed Activity L 6 k[ZlIju1 tun City State Zip oga) Phone 61313-4K 1b5- I0tela Fax 51b3- t.eNL( - t9DR� Official use only below this line Y N NA Y N NA IISensitive Area Composite Map Stormwater Infrastructure maps Map# QS# Locally adopted studies or maps Other Specify 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. 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. I I The proposed activity does not meet the definition of development. NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: Reviewed By: Date: Official use only Returned to Applicant Mail Fax_Counter 2550 SW Hillsboro Highway•Hillsboro,Oregon 97123 Date— Phone: ' By (503)681-5100•Fax: (503)681-4439•www.cleanwatereivices.org CleanWater Services Our commitment is clear. Water Quality Regulations Permitting Process This summary is intended to provide general information about Clean Water Services'water quality regulations. However, it is not a substitute for the regulations themselves. If you have any questions or concerns about how these new regulations may affect you,please contact Clean Water Services for additional information. Clean Water Services (the District) is a service district formed under ORS Chapter 451 with lead responsibility for urban surface water management in urban Washington County, including all of the incorporated cities. To better protect water quality within its service district, the District has adopted rules that affect how and where "development" can occur by requiring Vegetated Corridors, enhancement, and mitigation for impacts to "Water Quality Sensitive Areas". Water Quality Sensitive Areas are land features which serve as water quality filtering systems, protect aquatic communities, or otherwise function to improve the water quality and quantity management of the storm and surface water system, and include any drainage system with a basin greater than 10 acres, wetlands, rivers, streams, springs, lakes and ponds. However, various types of man-made stormwater facilities are not considered "Sensitive Areas". The "Vegetated Corridor" is a corridor adjacent to a Sensitive Area that is preserved and maintained to protect the water quality functions of the Sensitive Areas. When did the rules go into effect? On February 22, 2000, and updated February 3, 2004, these water quality protection rules went into effect for all of urban Washington County, including the incorporated cities of Banks, Beaverton, Cornelius, Durham, Forest Grove, Hillsboro, King City, North Plains, Sherwood, Tigard and Tualatin. Who is subject to the water quality regulations? These rules apply to all new "development", as defined below. Development under these rules refers to all human-induced changes to improved or unimproved real property including: • Construction of structures requiring a building permit if such structures increase the impervious surface footprint on the real property; • Land division, including subdivisions, lot line adjustments, expedited land partitions and minor land partitions. "Land Division" does not include plats for the sole purpose of converting existing buildings to condominiums; • Drilling; • Site alterations resulting from surface mining or dredging; • Grading that would require an erosion control permit; • Construction of earthen berms; • Paving and roadway construction; • Excavating that would require an erosion control permit; • Clearing when it results in the removal of trees or native vegetation that would require a permit from the City/County or notification to the Oregon Department of Forestry; • Redevelopment; • Construction of utility infrastructure. Section 1.02.14, Clean Water Services Design and Construction Standards Resolution and Order 04-9 (R&O 04-9). As noted in the definition, "development" includes a wide range of activities such as land divisions, the construction of structures requiring a building permit, grading, and excavating. However, the definition of"development" does not include the construction on a lot of record within a subdivision which'is inside the urban growth boundary and which was approved by a local government decision on a land use application under an acknowledged comprehensive plan after September 9, 1995. What's required? A Stormwater Connection Permit is required by the District for all "development". However, prior to issuance of the Stormwater Connection Permit Authorization, you will need either: • A pre-screening determination by the District or local jurisdiction that states that no Water Quality Sensitive Areas are within 200 feet of your development site; or • A Service Provider Letter from the District, which states that the District has reviewed and concurs with your proposed site plan. [Note: A Service Provider Letter must be included with your land use or building permit application to the City or County.] In order to get a Service Provider Letter and a Stormwater Connection Permit Authorization from Clean Water Services, you must comply with the District's Design and Construction Standards. This means that if you are proposing a project that meets the definition of "development", you must do the following: Step 1: Pre-Screening Determination Submit a completed Pre-Screening Form and request that City or District staff make a determination of whether your property is likely to require a site assessment under the current Design and Construction Standards. Based on mapped information and other available resources, City or District staff will tell you whether or not it's likely that there are Water Quality Sensitive Areas on or near your property and provide you with documentation of their determination. a) If the pre-screening determines that it is likely that there are Water Quality Sensitive Areas on or near your property, proceed to Step 2. b) If the pre-screening determines it is not likely that there are Water Quality Sensitive Areas on or near your property, you may proceed with the land use or building permit application process. NOTE: The pre-screening does NOT eliminate the need to evaluate and protect Water Quality Sensitive Areas if they are subsequently discovered on your property. Step 2: Initial Site Assessment The applicant or authorized agent shall conduct an initial site assessment to determine if there are Water Quality Sensitive Areas present on the site or within 200 feet and complete the Sensitive Area Certification form. The initial site assessment shall include at a minimum; a site reconnaissance, the proposed site plan (with dimensions) and photographs documenting the location of the potential Sensitive Areas (keyed to the site plan). a) If the initial site assessment indicates that there are Water Quality Sensitive Areas on or within 200 feet of your site, proceed to Step 3. b) If the initial site assessment indicates that there are no Water Quality Sensitive Areas on or within 200 feet of your site, submit the completed Sensitive Area Certification form, your proposed site plan, and supporting documentation to Clean Water Services. If the District concurs that there are no Water Quality Sensitive Areas on site or within 200 feet, the District will issue a Service Provider Letter and Stormwater Connection Permit Authorization confirming. A copy of this letter should be submitted to the City or County with your land use or building permit application. Step 3: Natural Resource Assessment If the initial site assessment indicates that there are Water Quality Sensitive Areas present or within 200 feet of your site, you will need to complete a Natural Resource Assessment and determine appropriate Vegetated Corridors. Depending on your proposed site plan, you may also need to complete an Alternatives Analysis. You will need to submit your Sensitive Area Certification form, Natural Resource Assessment, Alternatives Analysis (if required) and Site Plan to Clean Water Services. Please contact Clean Water Services for further information. Step 4: Storm Water Connection Permit Prior to obtaining your building permit or site development permit, present your pre-screening determination or Service Provider Letter to the District with your proposed site plan. The District will review the information to be sure that the plan meets the District's requirements for water quality protection and issue the Stormwater Connection Permit Authorization. Where do I find more information? The complete text of the current Design and Construction Standards is available on our website at www.cleanwaterservices.orq. Chapter 3 contains the regulations pertaining to Water Quality Sensitive Areas. Appendix C outlines the Natural Resource Assessment Methodology, and Appendix D provides information on landscape standards. For questions about Clean Water Services' water quality protection regulations or the process, contact: Clean Water Services 2550 SW Hillsboro Highway Hillsboro, OR 97213 Phone: (503) 681-5100 Fax: (503) 681-4439 EXHIBIT I TSP Street Function DKS Associates Ao CITY OF TIGARD Transportation System Plan ,500 -�e15teet t b Lb J G\1 v.000 5tee G 'z.' "f --.. o11e`:c l. Az) � yo ° c 0.1°1Q. ot ( C W ~ O V `O Q C...) Qtb o teSS,�aY bo E-4 a .) .0 cy 0o C.) C'' Completer access .)0.- control No through Increasing proportion of through No local traffic traffic.Increasing speed. traffic MOVEMENT FUNCTION Source:University of California, 'Fundamentals of Traffic Engineering' Figure 8-2 Wolfgang Kell STREET James STREET FUNCTION RELATIONSHIP DKS Assc _ ,ates Functional Classification Definitions The proposed functional classification of streets in Tigard is represented by Figure 8-3. Any street not design. ted as either an arterial,collector or neighborhood route is considered a local street. Principal Arterials are typically freeways and state highways that provide the highest level of regional connectivity. These routes connect over the longest distance(many miles long)and are less frequent than other arterials or collectors. These highways generally span several jurisdictions and many times have statewide importance(as defined in the ODOT Level of Importance categorization).' In Tigard,I-5 is designated an Interstate Highway and two routes(ORE 217 and ORE 99W)are designated Statewide Highways. All three of these routes are part of the National Highway System.While State Highways make up only 10 percent of Oregon's road mileage,they handle over 60 percent of the daily traffics. Arterial streets serve to interconnect and support the principal arterial highway system. These streets link major commercial,residential,industrial and institutional areas. Arterial streets are typically spaced about one mile apart to assure accessibility and reduce the incidence of traffic using collectors or local streets for through traffic in lieu of a well placed arterial street. Access control is the key feature of an arterial route. Arterials are typically multiple miles in length. Many of these routes connect to cities surrounding Tigard and commonly provide access to freeways via interchanges. Collector streets provide both access and circulation within and between residential and commercial/industrial areas.Collectors differ from arterials in that they provide more of a citywide circulation function,do not require as extensive control of access(compared to arterials)and penetrate residential neighborhoods,distributing trips from the neighborhood and local street system. Collectors are greater than 0.5 to 1.0 miles in length. Neighborhood routes are usually long relative to local streets and provide connectivity to collectors or arterials. Because neighborhood routes have greater connectivity,they generally have more traffic than local streets and are used by residents in the area to get into and out of the neighborhood,but do not serve citywide/large area circulation. They are typically about a quarter to a half mile in total length. Traffic from cul-de-sacs and other local streets may drain onto neighborhood routes to gain access to collectors or arterials. Because traffic needs are greater than a local street,certain measures should be considered to retain the neighborhood character and livability of these routes. Neighborhood traffic management measures are often appropriate(including devices such as speed humps,traffic circles and other devices-refer to later section in this chapter). However,it should not be construed that neighborhood routes automatically get speed humps or any other measures.While these routes have special needs,neighborhood traffic management is only one means of retaining neighborhood character and vitality. Local Streets have the sole function of providing access to immediate adjacent land. Service to "through traffic movement"on local streets is deliberately discouraged by design. 4 1999 Oregon Highway Plan,ODOT,March 1999. 5 1999 Oregon Highway Plan,ODOT,March 1999,page 13. Tigard Transportation System Plan **DRAFT** P99161 Motor Vehicles 8-7 October 30,2001 1 Exhibit J Warranty Deed r2006-037687 waw .,,,;euaky 03l31e ,loS 3700 P.at„p-R.._:.; c 00W _ cnSsi Il ati D NORMAN / ;10.00$1.00011.00$240.00•Total a$207.00 iimiiiiiiiiiiiiiiiimiiiiiiiiiuiii 4 � a i it, THIS SPACE RESERVE O$ 00371$ 0020026 6Jolly Noreen,UMW' rAo.o4.0 ln4Twtion =s:� and doo`honey .eCounty,ork tor Washington ° y Instrument or orenpwas"calved andnrcerdodIrCk orrecords of add count* 1� t• — p'Y ui Jar/R Nenaoet Olndor qwalma and Teuton, Ei�flldo Cou ty Cork After recording return to: Cathy L Wright P.O. Box 1657 Beaverton,OR 97075 Until a change is requested all tax statements shall be sent to the following address: Cathy L Wright P.O.Box 1657 •7:7r Beaverton,OR 97075 %;T^ WASHINGTON COUNTY File No.: 7033-783663 " "'TAEN • —ti i (CAH) PAID DATE Date: March 20, 2006 FEE STATUTORY WARRANTY DEED Kell'S.Apple-Howie,Grantor,conveys and warrants to Cathy L Wright and 3effrey T. Richards, t..s as tenants in common,each as to an undivided one-half interest, Grantee,the following _ b, described real property free of liens and encumbrances,except as specifically set forth herein: LOT 56,HILLSHIRE WOODS,IN THE CITY OF TIGARD,COUNTY OF WASHINGTON AND STATE OF OREGON. I This property Is free from liens and encumbrances,EXCEPT: 1. Covenants,conditions,restrictions and/or easements,if any,affecting title,which may appear in the public record,induding those shown on any recorded plat or survey. The true consideration for this conveyance is$240,000.00. (Here comply with requirements of ORS 93.030) BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON TRANSFERRING FEE TITLE SHOULD INQUIRE ABOUT THE PERSON'S RIGHTS, IF ANY, UNDER ORS 197.352. THIS INSTRUMENT DOES NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT, THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930 AND TO INQUIRE ABOUT THE RIGHTS OF NEIGHBORING PROPERTY OWNERS,IF ANY, UNDER ORS 197.352. Page 1 of 2 • • • r • APN:R2055786 Statutory Warranty Deed File No.:7033-783663(CAH) -continuedDate:03/20/2006 Dated this day of / L . 204 • Kai S.Appy . -' STATE OF Oregon ) )ss• County of Washington ) This instrument was acknowledged before me on e.:/62� day of Ma rCG) , 20.0ti by!Celli S.Apple-Howie. Cece Henry Notary Public for regon My commission expires: 2/22/2009 s'+, OFFICIAL SEAL " ==_ CSCE HENRY NOTAAY PuBUC-OREGON COMMISSION NO.389321 MY COMPASSION EXPIRES FEB 22,2009 Page 2 of 2 EXHIBIT K Clean Water Services Storm Drainage Clean Water Services Storm Drainage 1 1 14210 - r�' 12610 14115 � ' I 66048 0. 14322 14300 14272 14250 14234 , y 11303 80 'C A i 162615 I EV kb v 180111 224' ....�_ ._....__._._ 18025 12650 180551 12655 14445 v 12610 14293 12625 - • 178.09 • \183969 23 12651 , \ _ --- ' 1BQ'�3 14125 . ..----ir, ., z\ ✓11 14235 -.✓"i .i �. 12699 ( fr ''r .ter `�1�. r 5 14330 14206 1:.. 0 0 0 j • • 12707 �+' / 180285 12733 , • X12746 /.../ 14399 ..-..-..... �_. 14120 _,--"'"1"e ' 12765 12764 84201 ,, I • - ' 179104 '- r• 178925_ f SW FERN ST 103' 180546 2, 372 181086 p-, 14200 a ,_ I !...- I 1 1 •` i 1 , OMR \' EXHIBIT L Clean Water Services Sanitary Sewer Clean Water Services Sanitary Sewer 14210 ` ■ I U 14340 14322 14300 l -.W. 12610 14115 1 f�� 14303 O. 14272 14250 14234 , I„ , `7 '; �3g, 57811 ••' 878 ,•737 .` • N '.� "PVC 218.51' :�4 . 1V • r6 :� 12650 12655 14445 ..,_ 4; .. 12610 14203 12625 '' 5734 II , \ 6 • S1 o ti 57004 56806 14125 12651 n 8"PVC 98.67' ,r---��� 57633 „Pj'6 Iv r 1, •• • • - 14235 ,.,- 58825 12685 y� J4."' i . --- ---r--- ...___ ,......._....._. 14330 14216 ,/' 0 \ CPI \ n f/ 12707 5652 / ' o 12733 •1 62746 r.0 11 14399 f b,oi r o p 14120 1" 59114 12765 12764 7 ,,/� a EE 5649• • 1 58948'. _ .5686d56y' . ,N ST • 8"PVC 94.8.' • 14200 11 1 EXHIBIT N SW Lukar Court Proposed and Existing Water Laterals, Storm Drainage Laterals and Sanitary Sewer Laterals EXHIBIT M SW Lukar Court Future Street Plan ADDITIONAL DOCUMENTS • Cheryl Caines From: Morgan Holen <morgan.holen@comcast.net> Sent: Friday, December 06, 2013 3:32 PM To: Josh Kelso; kdalbey@gmail.com Cc: Cheryl Caines; Albert Shields; 'Walt Knapp' Subject: Lukar Ridge - Tree Protection Monitoring 12-6-13 Attachments: MHA1360 Lukar Ridge - Tree Protection Monitoring 12-6-13.pdf Please see the enclosed tree protection monitoring report verifying the installation of tree protection fencing at 14291 SW Lukar Court, and let us know if you have any questions. Thank you, Morgan Morgan Holen .4./JOC I AT LI Consulting Arborists& Urban Forest Management 971 .409. 9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen@comcast.net 1 Morgan NolenMHA1360 Lukar Ridge -Tree Protection Monitoring 12/6/2013 AJJOCIATE,f Page 1 of 1 Inspection On Site Recommendation for Resolution Inspector Item Condition or Comment Date Contact Corrective Action Date Chain link tree protection fencing satisfactorily 12/6/2013 Walt Tree None installed at one Japanese maple located at 14291 None. N/A Knapp Protection SW Lukar Court (lot 13). General Comments None. Morgan 1olen &Associates, LLC 3 Monroe Parkway Suite P220, Lake Oswego, Oregon 97035 morgan.holen@comcast.net 1971.409.9354 9/19/2008 III CITY OF TIGARD 3:58:26PM IIIII 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: MLP2007-00011 Project Name: RICHARDS/WRIGHT PARTITION CURRENT I STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 ESTABLISH TPZ/INSPECTION M 6/9/2008 CAC 6/10/2008 CAC 1. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2 BI-WKLY ARBORIST RPT/CONTRACT N CAC 5/12/2008 CAC 2. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. 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). 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. 3 ORIENT PARCEL 1 TO LUKAR CT. M 9/19/2008 CAC 9/19/2008 CAC 3. Prior to fmal plat,the garage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20-foot setback from the front property line. 1 4t v;. f I/ I q/0 6 4 REVISED SITE PLAN M 3/18/2008 CAC 3/18/2008 CAC 4. Prior to fmal plat the applicant must provide a revised site plan for review and approval showing the lot size,setbacks of the existing home, lot coverage,and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5 PROVIDE ACCURATE DENSITY CALCS M 9/18/2008 CAC 9/18/2008 CAC 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6 REMOVE EXISTING FENCE M 9/19/2008 CAC 9/19/2008 CAC 6. Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel,and shall not be placed between the sidewalk and existing trees to be used as street trees. S tom- U i S;+ 9l / 910 $ 7 SUBMIT REVISED TREE PROT PLAN M 5/9/2008 CAC 5/9/2008 CAC 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4"maples and neighboring trees of Parcel 2 being protected. 8 PAY TREE MITIGATION FEE M 9/18/2008 CAC 9/18/2008 CAC 8. Prior to final plat approval,the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00= $1,000.00) 9 ARBORIST SUMMARY PRIOR TO PLAT M 9/18/2008 CAC 9/18/2008 CAC 9. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify the condition of protected trees. 10 PFI PERMIT REQUIRED M 5/2/2008 KSM 5/2/2008 MSB 10. A Public Facility Improvement(PFI)permit is required for this project to cover driveways,utility connections and any other work in the public right-of-way. Six/Eight(6/8)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 11 DESIGNATE RESP.PARTY ON PFI M 5/2/2008 KSM 5/2/2008 MSB Ping-CaseConditions.rpt Page 1 of 3 RECEIVED 09/16/2008 SEP 1 8 2008 CITY L F i latvrr7 PLANT"a/E!GINEERIF4 a Final Conditions For Plat MLP2007-00011 Richards/Wright 14293 SW Lukar Court #2)Bi weekly Arborist reports have been submitted to Todd Prager and Maris Buxton by Kay Kinyon of Tree Care & Landscapes Unlimited. #3)Garage has been reoriented. The plat map showing the front of the garage at 22.9' feet from the dedicated right of way has already been submitted. #5)See revised Density Calculations provided. #6)Front yard fencing has been removed. See attached site plan showing new 6' cedar good neighbor fence 6"inside parcel 2 property lines. #8)Tree Mitigation Fee to be paid. #9)Arborist Summary provided. #15)Addressing Fee to be paid. CEO U Lom.Q crk . p °L. re,A- 0 c 0- - L ±( c-tO Cu o ons. -- �-, k gt Lan ARBORIST REPORT Subject: Tree Protection Inspection Address of the Report: 14293 SW Lukar Ct. Tigard, Oregon Date of the Report: August 20, 2008 Report Submitted To: Jeffery Richards P.O. Box 2048 Beaverton, OR 97075 jeffrOfca ppra i sa l s.co m Maris Buxton FX: 503-598-1960 City of Tigard marisfttigard-or.gov Todd Prager City of Tigard toddPtigard-or.gov Current Inspection This is the final inspection for this site for this phase of development. Concrete flat work for sidewalks and a driveway has been completed. No other work is scheduled for this site for some time to come. Perhaps the next phase will take place in as much as two to three years into the future. The owner has requested permission to remove remaining tree protection fences in the interim to accommodate landscape maintenance. on the site. • There is no evidence of incursions into tree protection zones at this time. • The section of wooden fence between the large Redwood and the edge of the new driveway has been removed to accommodate the concrete work. The other tree protection fence remains in place. • All protected trees appear to be in good health at this time. • All other tree protection measures as stated in the plan for this site appear to be in place and being maintained. Notes from Past Inspection Concrete flat work for sidewalks and a driveway was being done at the time of this inspection. • There is no evidence of incursions into tree protection zones at this time. • The section of wooden fence between the large Redwood and the edge of the new driveway has been removed to accommodate the concrete work. It will need to be replaced upon completion of the driveway work. The other tree protection fence remains in place. • All protected trees appear to be in good health at this time. • All other tree protection measures as stated in the plan for this site appear to be in place and being maintained. Sincerely, Kay Kinyon Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, Lic #PN-0409 Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation MEMBER: Tree Care Industry Association•International Society of Arboriculture•Oregon Landscape Contractors Assoc. State Licensed Tree Service #62635•Landscape Contractor#5659•Chemical Application @000231•Insured P.O. Box 1566•Lake Oswego, OR 97035.503-635-3165•Vancouver 360-737-2646•Fax 503-635-1549 Visit our website at www.tclu.com•E-mail: info@tclu.com UNLJ 1 V laKIU) P.NI,Lt. .99989483 -1'38'52.826466" SCALE 1 '' 20' .99989480 -1'38'52.840754" 20 0 20 40 60 )F SCALE FACTOR AND ELEVATION �M IE NI .�■ AULATED BY MULTIPLYING GRAPHIC SCALE - FEET =ACTOR. aog, QLOGG 14 R- . 0 °4 0 s2f1C¢ >(f)V) (4 gas\ c 2 Li R.Q. Q g� ,T 54 ,w,tt 0 LOT 53 52 m o VV/ -- N 89'21'59/' 108.05' — „A„ • 1 • ( 53.05' 55.00' 7 c2 I 4.12' I IA \ O 0w O or o � F w , a Z p T In PARCEL 2 a C �= 5,831 SQ. FT. _ MORE OR LESS �. N PARCEL 1 2 ( N- 6,664 SQ. FT. c-3 ¢ it ss_iNO >4- - MORE OR LESS . LS LOT 55 10 PO O MaO O inz PO 1 O 8 N I (4 N U' o P Z N '-' "'' Q; O Mc Qi Z b Z13: ..k%:" 41 I- 8' WIDE PUBLIC UTILITY EASEMENT 41 Z �=9'1457 o 0 O L-84.22' R=212.00' o o i- LC=S 8212'4 1"W 34.19' 26.42' 45.01' �� INITIAL p c4 POINT _� 8' WIDE PUBLIC UTILITY EASEMENT PER PLAT OF "HILLSHIRE WOODS". p / ii N \/ 9.00 RIGHT-OF-WAY DEDICATION ami I °' S S 89'21'S9''W 71.23' — "B„, N — 0=9'39'47” - L_34. 24' R=203. 00`, .� LC=S 84 32*05"W 34.20 © `o `' Q N 89'21'59"E ► a- 10 S .W. LUKAR COURT 1 14293 SW Lukar Court Parcel Size and Yield Calculations Land Area Sq. Ft. Acres Parcel Square Feet Total Deed Area 13,443 0.31 1 6664 Property Gross Area 13,443 0.31 2 5831 Subdivision Gross Area 13,443 0.31 Calculation of Net Developement Area Sensitive land areas 100-year floodplain 0 0.00 Slopes exceeding 25% 0 0.00 Drainage Ways 0 0.00 Wetlands Parks land dedications 0 0.00 Public right-of-way dedications ROW-roads 948 0.02 Private streets 0 0.00 Net Development Area 13,443 0.31 (3`X43 Minimum Lot Size Requirement - 9Y8 Zciu+l Minimum Average Lot Size (MALS) 5,000 0.11 1214415 Residential Density/Lot Yield _ � "I L C� `j� `` Maximum Potential Lots 2.6886 100% T -l.y J Minimum Required Lots (80% of max.) 2.15 80% 58 31 ( 4"r-a Proposed Lots 2 100% sa4o Lot Size Statistics Sq. Ft. Average 6,248 1 �6 41, s / a. r�� r Minimum 5,831 Maximum 6,664 rt' C. Com' (L`1 18-o s q ' CITY OF TIGARD 9/18/2008 � 13125 SW Hall Bird. 11:25:09AM • Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000003286 Date: 09/18/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid MLP2007-0001 I [TREECA]Tree Rplc Cash Assur 225-0000-229011 1,000.00 MLP2007-0001 1 [EADDRE] Address Fee 100-0000-433070 50.00 Line Item Total: $1,050.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid CreditCard JEFFREY T RICHARDS ST 318142 In Person 1,050.00 Payment Total: $1,050.00 eReeeipl il,1 1)J2.0 I of V I 11:05: CITY OF TIGARD 38 � 1:05:33AM 13125 SW Hall Blvd. T r u n k i) Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: MLP2007-00011 Project Name: RICHARDS/WRIGHT PARTITION CURRENT STATUS UPDATED # DESCRIPTION STATUS* DATE BY DATE BY 1 ESTABLISH TPZ/INSPECTION N CAC 11/14/2007 MSB 1. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2 BI-WKLY ARBORIST RPT/CONTRACT M 4/25/2008 CAC 4/28/2008 CAC 2. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. 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). 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. 3 ORIENT PARCEL 1 TO LUKAR CT. N CAC 11/14/2007 MSB 3. Prior to final plat,the garage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20-foot setback from the front property line. 4 REVISED SITE PLAN M 3/18/2008 CAC 3/18/2008 CAC 4. Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size,setbacks of the existing home,lot coverage,and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5 PROVIDE ACCURATE DENSITY CALCS N CAC 11/14/2007 MSB 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6 REMOVE EXISTING FENCE N CAC 11/14/2007 MSB 6. Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel,and shall not be placed between the sidewalk and existing trees to be used as street trees. 7 SUBMIT REVISED TREE PROT PLAN M 5/9/2008 CAC 5/9/2008 CAC 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4"maples and neighboring trees of Parcel 2 being protected. 8 PAY TREE MITIGATION FEE N CAC 11/14/2007 MSB 8. Prior to final plat approval,the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00= $1,000.00) 9 ARBORIST SUMMARY PRIOR TO PLAT N CAC 11/14/2007 MSB 9. Prior to fmal plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify the condition of protected trees. 10 PFI PERMIT REQUIRED M 5/2/2008 KSM 5/2/2008 MSB 10. A Public Facility Improvement(PFI)permit is required for this project to cover driveways,utility connections and any other work in the public right-of-way. Six/Eight(6/8)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 11 DESIGNATE RESP. PARTY ON PFI M 5/2/2008 KSM 5/2/2008 MSB Ping-CaseConditions.rpt Page 1 of 3 CITY OF TIGARD :21 9:21 4/28/2008 ` :21:50AM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case #: MLP2007-0001 1 Project Name: RICHARDS/WRIGHT PARTITION CURRENT I STATUS UPDATED # DESCRIPTION STATUS* I DATE BY I DATE BY 1 ESTABLISH TPZ/INSPECTION N CAC 11/14/2007 MSB 1. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2 BI-WKLY ARBORIST RPT/CONTRACT M 4/25/2008 CAC 4/28/2008 CAC 2. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. 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). 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. 3 ORIENT PARCEL 1 TO LUKAR CT. N CAC 11/14/2007 MSB 3. Prior to final plat,the garage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20-foot setback from the front property line. 4 REVISED SITE PLAN M 3/18/2008 CAC 3/18/2008 CAC 4. Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size,setbacks of the existing home,lot coverage,and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5 PROVIDE ACCURATE DENSITY CALCS N CAC 11/14/2007 MSB 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6 REMOVE EXISTING FENCE N CAC 11/14/2007 MSB 6. Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel,and shall not be placed between the sidewalk and existing trees to be used as street trees. 7 SUBMIT REVISED TREE PROT PLAN N CAC 11/14/2007 MSB 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4"maples and neighboring trees of Parcel 2 being protected. 8 PAY TREE MITIGATION FEE N CAC 11/14/2007 MSB 8. Prior to final plat approval,the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00= $1,000.00) 9 ARBORIST SUMMARY PRIOR TO PLAT N CAC 11/14/2007 MSB 9. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify the condition of protected trees. 10 PFI PERMIT REQUIRED N KSM 11/14/2007 MSB 10. A Public Facility Improvement(PFI)permit is required for this project to cover driveways,utility connections and any other work in the public right-of-way. Six/Eight(6/8)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 11 DESIGNATE RESP. PARTY ON PFI N KSM 11/14/2007 MSB Ping-CaseConditions.rpt Page 1 of 3 Mttf.s t d..: 4 u'► a 01/18/2008 08:29 503635: TREE CARE UNLIM ) PAGE 02/06 ,�,oz,Fa lati,. n a��' , - % 1 J l�� ighiL. Co' n�rac -. r..� ~..:' :7) ` - _. rlllimit(s, ; TREE PROTECTION/ARBORIST REPORT Address of the Report: 14293 SW Luker Ct Tigard, OR Date of the Report: January 17, 2008 • Report Submitted To: Jeff Richards PH: 503-705-1266 PO Box 2048 FX: 503-644-6094 Beaverton, OR 97075 r Having met with Jeff we agreed that excavating up to within 15' on the east side of the Redwood tree, tree #3, for the purpose of installing a driveway to the existing garage was acceptable I ould recommend that one of our ISA Certified Arborists supervise the excavation =nd make appropriate root cuts as the work progresses. i---(11:6 -e protection fencing must be installed to protect the Redwood, the multi-stern ornamental 7apanese Maple, tree #6 and the 7" Pine, tree #1.\\ L CLIS xcept where excavation, roads or structures exist, the tree prott'ion fence needs to be installed at the drip line of the trees protected.. See the attached tree , l (n' protection recommendations, • ,, n . Respectfully, ll�!�� 'te''` e'` , C,..-. yrnon er, -eWal Manager - Lc Tree Care & Landscapes Unlimited, Inc Certified Arborist by the International --FL-L- J an Society of Arboriculture, Lic, # PN-0160 Oregon Landscape Contractors Lic, # 11604 _--- Oregon Dept of Agriculture, Commercial Pesticide Applicators License # 00187 Residential and Commercial Spraying •Fertilizing•Pruning • Landscape Installation•Landscape Maintenance• on . L 'on MEMBER; Tree Care industry Association - International Society of Arboriculture- Oregon Landscape Contractors Association Construction Contractor 062335 • Landscape Contractor ft5659 •Chemical Application ft000231 • Insured P.Q. Box 1566• Lake Oswego OR 97035• 503.635-3165- Vancouver 360-737-7646 - Fax 503-635-1549 Visit ow website at www.tr_lu.com• E-mail:info@tclu.coh- • 01/18/2@08 88:29 503E35' 1 TREE CARE UNLIh ) PAGE 04/@6 Jeff Richards RE: 14293 SW Lukar Ct Page 2 PROPOSAL GOOD FOR 90 DAYS AFTER DATE OF ESTIMATE WE PROPOSE herby to furnish material and labor - complete in accordance with the above specifications. AS REQUIRED BY OREGON LAW, an Information Notice to Owner about Construction Liens and Consumer Notification are enclosed with this proposal By signing this proposal, you are acknowledging receipt of these Notices ACCEPTANCE OF PROPOSAL - The above prices, specifications and conditions are satisfactory and are hereby accepted. You are authorized to do the work as specified Payment will be made as outlined above. TREE CARE & LANDSCAPES UNLIMITED, INC is not responsible for damage due to animals, vandalism, and inclement weather. TREE CARE &LANDSCAPES UNLIMITED, INC. reserves the right to cancel at any time under same conditions as the cli= ip....i...........4. 0 0.4A .2.-/--0 cb TREE CARE SIGNATURE DATE i TO 7 SIera RE DATE r If you have any further questions please feel free to call e at 503-6.35-31.65. Respectfully, Raymond Myer, General Manager Tree Care & Landscapes Unlimited, Inc. Certified Arborist by the International Society of Arboriculture, # PN-0160 Oregon Landscape Contractors Lic. # 11604 Oregon Dept. of Agriculture, Commercial 1 ktPesticide Applicators License # 00187 '''''''<------c5-: ,----,------. L 9 )(ALct_ t , ci... i:A‘f,Not CITY OF TIGARD 3/18/2008 III : " 9:45:07AM 13125 SW Hall Blvd. TIGARD Tigard,OR 97223 (503)639-4171 Conditions Associated With Case#: MLP2007-00011 Project Name: RICHARDS/WRIGHT PARTITION CURRENT 1 STATUS UPDATED # DESCRIPTION STATUS* DATE BY I DATE BY 1 ESTABLISH TPZ/INSPECTION N CAC 11/14/2007 MSB 1. Prior to commencing site work,the applicant shall establish fencing as directed by the project arborist to protect the trees to be retained. The applicant shall call the City Arborist for an inspection prior to commencing site work. The applicant shall allow access by the City Arborist for the purpose of monitoring the tree protection to verify that the tree protection measures are performing adequately. 2 BI-WKLY ARBORIST RPT/CONTRACT N CAC 11/14/2007 MSB 2. Prior to commencing site work,the applicant shall submit a copy of a contract that ensures that the Project Arborist submits written reports to the City Arborist,at least once every two weeks,from initial tree protection zone(TPZ)fencing installation through building construction. The reports shall include the condition and location of the tree protection fencing and whether any changes occurred. 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). 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. 3 ORIENT PARCEL 1 TO LUKAR CT. N CAC 11/14/2007 MSB 3. Prior to final plat,the garage on Parcel 1 must be re-oriented to Lukar Court. The garage door must have a 20-foot setback from the front property line. 4 REVISED SITE PLAN M 3/18/2008 CAC 3/18/2008 CAC 4. Prior to final plat the applicant must provide a revised site plan for review and approval showing the lot size,setbacks of the existing home,lot coverage,and landscaping percentage after a 9-foot right-of-way dedication along SW Lukar Court. 5 PROVIDE ACCURATE DENSITY CALCS N CAC 11/14/2007 MSB 5. Prior to final plat the applicant must provide accurate density calculations as outlined in Tigard Development Code 18.715.020. 6 REMOVE EXISTING FENCE N CAC 11/14/2007 MSB 6. Prior to final plat the applicant must remove the existing fence within the front yard setback. Prior to installation of a new fence,the applicant shall submit a site plan for review and approval showing the proposed location. The new fence must meet the requirements of the TDC 18.795,shall be located within the boundaries of the new parcel,and shall not be placed between the sidewalk and existing trees to be used as street trees. 7 SUBMIT REVISED TREE PROT PLAN N CAC 11/14/2007 MSB 7. The applicant shall submit a revised Tree Protection Plan for review and approval that shows the grouping of 4"maples and neighboring trees of Parcel 2 being protected. 8 PAY TREE MITIGATION FEE N CAC 11/14/2007 MSB 8. Prior to final plat approval,the applicant shall pay the mitigation fee in-lieu for tree removal 8 inches x$125.00= $1,000.00) 9 ARBORIST SUMMARY PRIOR TO PLAT N CAC 11/14/2007 MSB 9. Prior to final plat approval,the applicant shall submit a summary of the biweekly arborist reports prepared by the Project Arborist.The summary shall document the effect of the approved tree protection plan,account for any violations,and certify the condition of protected trees. 10 PFI PERMIT REQUIRED N KSM 11/14/2007 MSB 10. A Public Facility Improvement(PFI)permit is required for this project to cover driveways,utility connections and any other work in the public right-of-way. Six/Eight(6/8)sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE:these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement(PFI)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.t i gard-or.go v). 11 DESIGNATE RESP. PARTY ON PFI N KSM 11/14/2007 MSB PIng-CaseConditions.rpt Page 1 of 3 c R ( y-,\ ML-I2d.007 - 0Oc0 f l 20 0 20 40 60 s SCALE 1" = 20' 0 DECE r LOT 53 LOT 52 --° o N 89'21'59-E 108.05' r a X 5. r--- SETBACK UNE ± 5 55' 4 F U m -21.4' PROPOSED 0 PARCEL 2 5,881 SQ. FT. N cv b.i' -.60-4- PROPOSED PARTITION a. ccoo _ UNE In < PROPOSED t SAN 6' J N In . x PARCEL 1 -- x o cr cS 6,614 SQ. FT. 1 sn aro `� .r v, o Q Pr)O z 5 I O N Z LL EXISTING w ! co RESIDENCE 1 - cn /14293 5' �>— —45' 0 3 (1,816 S0. FT.) IY J 1 1m) X IE 1- -. 19.8'- (v) _ X t5' o 32-REDWOOD o 20' WIDEPROPOSED : 20WIDE XrPINE ,/ aWEINE PUBIC .L _. . DRIVEWAY 44w, t 4161 _• APLE f� �� 1 i 6"M 8' W%DE PUBLIC UUJY TIEASEMENT PER • Ili: ;hilL .F- woC US 1- —,—,9'21 59 71 igillift - PROPOSED 9' WIDE ;TREF T DEDrc.ATION j� S .W. tf LUKAR COURT -T- ORIVEWAY DRNEWAY 1 Cheryl Caines From: Dave Bogner[dave@weddlesurveying.com] Sent: Wednesday, August 06, 2008 11:32 AM To: Cheryl Caines Cc: Jeff Richards Subject: Lukar Court Partition Attachments: LukarCt-LotLine.pdf Cheryl, Attached is a pdf file of the proposed lot line change for the Wright/Richards Partition on Lukar Ct. Can I include this change on the final Plat mylar without going through another application process? Regards, Dave Bogner 3 �WEaDL.E SUFtVElrInG Excellence Is our benchmark. Inc, 1 LARGE PLANS FOR THIS FILE ARE IN THE RECORDS ROOM