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MLP2008-00001
NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2008-00001 zr® FIRELIGHT PARTITION 120 DAYS =9/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: FIRELIGHT PARTITION CASE NOS.: Minor Land Partition(MLP) MLP2008-00001 Adjustment (VAR) VAR2008-0001 1 PROPOSAL: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels,retaining the existing dwelling on one of the proposed parcels.Parcels of 10,114 square feet and 9,636 square feet are proposed with access off of SW Lynn Street. The applicant further requests approval for an Adjustment to use existing trees as street trees along SW 121"Avenue. APPLICANT/ Firelight LLC,DBA Martin Homes Construction OWNER c/o Kevin Martin P.O.Box 1258 Newberg,OR 97132 ZONING DESIGNATION: R-4.5: LowDensityResidential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12020 SW Lynn Street;Washington County Tax Map 2S103BA,Tax Lot 00139. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 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 requested Minor Land Partition and Adjustment subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DEQSION MLP2008-00001/FIRELIGHT PARTITION PAGE 1 OF 22 CONDITIONS OF APPROVAL THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the following requirements to the CURRENT PLANNING IVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to final plat, the applicant shall submit a revised arborist report indicating the protection fencing will be five feet high. 2. Prior to final plat,the applicant shall submit a revised Tree Protection Plan including the revised tree protection notes from the arborist report, a note that "slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans," and a signature of approval from the project arborist. 3. Prior to final plat, the applicant shall provide documentation from the certified arborist that tree #4, a 32" Madrone, is exempt from mitigation. In addition,tree# 14 must be added to the mitigation calculation. 4. Prior to final plat, in order to approve tree # 11 as a street tree, the applicant, in consultation with the City Arborist and Development Review Engineer must provide additional right-of-way to accommodate a sidewalk at the corner of SW 121st Avenue and SW Lynn Street. 5. Prior to final plat, the applicant shall submit a revised Tree Mitigation Plan reflecting the proposed 58 percent tree retention. In addition the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required of $6,906.00 (110.5 inches removed x $125/inch tree replacement fee x 50%). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and 'IDC 18.790.060.D, will be credited against the assurance two_years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and oe due for review and approval prior to tree planting or the issuance of building permits, whichever is first. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in- lieu of planting from the original cash assurance. The applicant shall prepare a cover letter and submit it, along with any supportingdocuments and/or plans that address the followingrequirements to the ENGINEERING DEPATMENT, ATTN: KIM MCMILLAN 503-639-4171, XT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 6. A Public Facility Improvement (PFI) permit is required for this project to cover the sidewalk and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 7. 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. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 2 OF 22 • 8. 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. 9. The aty 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. 10. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Lynn Street as a part of this project: A. 5-foot concrete sidewalk with 5 footlanter strip; B. street trees in the planter strip spacedperTDC requirements; G streetlight layout by applicant's engineer,to be approved by City Engineer; and D. driveway apron(if applicable). 12. The applicant shall replace any bike striping or markings on SW 121'Avenue that are disturbed by construction on this project. 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 1215t Avenue adjacent to the subject property, including street trees when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property;or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. 14. Lots 1 and 2 shall not be permitted to access directly onto SW 121"Avenue. The applicant shall cause a non- access onaccess reserve strip to be recorded on the final plat. 15. The final plat shall include a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1 for the water service. 16. The final plat shall include a 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 for the sanitary sewer service. 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." NOTICE OF DEQSION MLP2008-00001/FIRELIGHT PARTITION PAGE 3 OF 22 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. 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 121' Avenue, providing 35 feet from centerline, shall be made on the final plat. The right-of-way dedication for Lynn Street,providing 27 feet from centerline,shall be made on the final plat. The right-of-way dedication shall include the radius at the intersection of 121'Avenue and Lynn Street. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat,submit one paper copy 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: The applicant shallrepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to any site work, the applicant shall ensure all proposed tree protection fencing is installed and inspected by the City Forester.Fencing shall remain in place through the duration of home building. After approval from the City Forester,the tree protection measures may be removed. 21. The applicant shall protect all trees and major vegetation to be retained with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 4 OF 22 22. 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 phase. 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 Arbonst 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 Arbonst 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. 23. Prior to issuance of building permits, the applicant or builder shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. The applicant shall ppreare a cover letter and submit i along with any supporting documents and/or plans that address the followin requirements to the ENGINEERING DEPARTMENT, ATTN: -HIM documents 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 paper copy of the recorded final plat. 25. The applicant shall either place the existing overhead utility lines along SW 121'Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be$5,552.75 and it shall be paid prior to issuance of building permits. 26. During issuance of the building permit for Parcel 2,the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). PRIOR TO FINAL INSPECTION THE FOLLOWING CONDITIONS SHALL BE SATISFIED: The applicant shall prepare a cover letter and submiti alon with any pporting documents and/or plans that address the tollowin _c_gquirements to the � ssuT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, LXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final inspection for each lot,the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properlyplanted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arbonst. 28. The applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. 29. Prior to final inspection for each lot, the applicant/owner shall record a deed restrictions for each lot to the effect that any existing tree greater than 6 diameter may be removed only,if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 30. Prior to final inspection the applicant shall remove all of the trees in the right-of way on SW 121st except tree # 11 (Deodar cedar). Said trees to be removed can be replanted on the subject property at the owners' discretion. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 5 OF 22 SECTION III. BACKGROUND INFORMATION Property History: The subject property is a single lot located within the City of Tigard. The property is designated R-4.5, Low-Density Residential on the Tigard Comprehensive Plan Map. The subject lot was developed with a single-family dwelling in 1911. A new dwelling-has just been constructed on the lot replacing the original. No land use approvals were found on file. Site Information and Proposal Description The subject property is located on the southeast corner of the intersection of Southwest Lynn Street and 121st Avenue. The subjectproperty is located across 121st from a property with a Historic District overlay that relates to the historic Ye-Olde W dmill, built in 1909 by Edward Chnstensen. The water tower stands as a visible testimonial to the surrounding land's original agricultural use and to the Wood-Christensen families who lived and farmed there. The applicant is requesting approval to partition the approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. Parcels of 10,114 square feet and 9,636 square feet are proposed with access off of SW Lynn Street. The applicant further requests an adjustment to use existing trees as street trees along SW 121" Avenue. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. No written comments were received by the City. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments (18.370): Adjustments to landscaping requirements (Chapter 18.745). Adjustment to use 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. The applicant proposes using five existing 5-inch caliper Leland Cypress trees and trees numbered 11 through 15 on the Tree Inventory along the 121' Avenue frontage of proposed Lot #2 to partially meet the street tree requirement. During a site visit on June 17, 2008 staff identified the five Cypress trees and trees # 11, # 12, and # 15. Trees # 13 and # 14 were gone. The Arborist report submitted with the application states that these trees have not been subject to ground alteration or any cutting or filling and will be protected by fencing during construction. Therefore, the trees are eligible for the adjustment and may be approved. Adjustment for street tree requirements. 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 adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: 1) If the location of a proposed tree would cause potential problems with existing utility lines; 2) If the tree would cause visual clearance problems; or 3) If there is not adequate space in which to plant street trees. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 6 OF 22 The City's Development Review Engineer has not found that the existing trees would cause any potential problems with existing utility lines. Any conflicts will be addressed by the applicant's arborist at the time of final plat review, as required in Condition#2. The existing trees are adjacent to the 121st Avenue frontage of proposed Lot #2. With this decision, access directly onto SW 121" Avenue will be prohibited by Condition # 13 for proposed Lots # 1 and #2 eliminating any visual clearance problems. The trees proposed for use as street trees are variously spaced between 7 and 48 feet leaving room for approximately three aditional trees, pursuant to the street tree spacing standards in 18.745.040.0. FINDING: The proposed existing trees meet the applicable street tree adjustment criteria, as shown above. However, the trees are all coniferous, where the City's Street Tree List does not include any conifers. The locations of the existing trees,with the exception of tree # 11, appear to coincide with the curb line for the ultimate street design for SW 121" Avenue, a 70-foot wide collector as indicated in the City's ` TSP. Therefore,the five Cypress trees and trees # 12, and # 15 will not be accepted as street trees. In addition, engineering staff requires removal of all trees in the right-of-way except tree #11. The recently planted Cypress trees may be replanted on the subject property at the owner's discretion or subject to a mitigation 211n if intended for mitigation. I he applicant has asked that Tree# 11 be eligible as a street tree for both 121"Avenue and Lynn Street. Tree # 11 is a mature 40-inch Deodar Cedar located on the corner sufficiently back of the ultimate curb location to be considered as a street tree. However, to accommodate a sidewalk at this location, additional right-of-way may be required. Therefore, In order to approve tree # 11 as a street tree, the ' applicant, in consultation with the City Arborist must provide additional right-of-way to accommodate a sidewalk. CONDITIONS: •/ . • Prior to final plat, in order to approve tree # 11 as a street tree, the applicant, in consultation with the City Arborist and Development Review Engineer must provide additional right-of-way to accommodate a sidewalk at the corner of SW 1215 Avenue and SW Lynn Street. The applicant shall remove all of the trees in the right-of way on SW 121st except tree # 11 • (Deodar cedar). 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. Provided all necessary conditions are satisfied as part of the development and building process,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 available to serve the proposal. Therefore,this criterion is met. meet Cityand applicable agency All proposed improvements pp g y standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the 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: NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 7 OF 22 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-4.5 zoning district is 50 feet. Parcels # 1 and 2 are 61 and 65 feet in width, respectively. Therefore,this criterion has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The proposed partition creates two lots that are 9,636 square feet and 10,114 square feet. Therefore, this criterion has been met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed Site Plan (Sheet V2) illustrates that the proposed lots meet this standard as Lot# 1 has 64 feet of frontage on SW Lynn Street and Lot #"2, a corner lot, has 208 feet of total frontage on SW Lynn Street'121" Avenue. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front = 20 feet; side = 5 feet; side on a corner = 15 feet; and rear =15 feet. The applicant has included the actual footprint of the existing dwelling on proposed Lot # 1 and a building envelope for Lot #2 demonstrating that the required setbacks are met. Setback standards for the proposed Lot#2 will be reviewed at the time of building permit submittal. Therefore,this criterion is met. 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. No flag lots are proposed. Therefore,this standard does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed lots have access directly from SW Lynn Street with driveway aprons between the sidewalk and the garage located within 5 feet of the property line of Lot # 1 and 6 feet of the property line of Lot #2. The garages are setback approximately 30 feet from the nght-of-way. Therefore, the applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. 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. An existing fire hydrant exists on the corner of the subject property. The applicant proposes driveways off of SW Lynn Street approximately 30 feet in length. Adequate access exists from SW Lynn Street proposes capabilities. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant does not propose a shared access. Therefore,this standard does not apply. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 8 OF 22 4) 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. 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 subject lot is located between elevations 201 and 208 feet and is approximately 650 feet south of the one-hundred- year floodplain at elevation 165 feet. Therefore,this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) 0 will be processed concurrently. The applicant has applied for an adjustment to the Street Tree standards (Section 18.745.040) for the 121S` Avenue frontage of proposed Lot#2.Findings for this request are addressed above. FINDING: The proposed minor land partition meets, or can meet,all of the relevant standards of the land partition 0 section as indicated in the above findings and required in the following conditions of approval. CONDITION: The applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.510.2 below: TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcell Parcell Minimum Lot Size - Detached unit 7,500 sq.ft. 9,636 sq.ft. 10,114 sq.ft. F - Duplexes 10,000 sq.ft. - Attached unit Average Minimum Lot Width N - Detached unit lots 50 ft 61 ft. 65 ft. - Duplex lots 90 ft. - Attached unit lots Maximum Lot Coverage - NA Minimum Setbacks - Front yard 20 ft. 30 ft. Per - Side facing street on corner&through lots 15 ft. NA Bldg. - Side yard 5 ft. 5/6 ft. Permit Review - Rear yard 15 ft. 52 ft. - Side or rear yard abutting more restrictive zoning district -- -- - Distance between property line and front of garage 20 ft. 30 ft. 0 Maximum Height 30 ft. 30 ft. 30 ft. Minimum Landscape Requirement - NA NA FINDING: The proposed lots meet the applicable development standards for the R-4.5 zone. The existing dwelling on proposed Lot # 1 meets the setback standards with the proposed lot configuration. The applicant included specific house plans in the application for proposed Lot#2. The building envelopes shown on the Proposed Site Plan (Sheet V2) indicate the development standards can be met. Any proposed development of the subject lots will be reviewed for consistency at the time of building permit application. 0 NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 9 OF 22 Access, Egress and Circulation (18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The standards of this chapter will be a continuing obligation on the owners of these parcels. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County,the City and AASHTO. A preliminary sight distance certification was prepared for this development by Don Cushing Associates,dated January 11, 2008. The engineer states that the speed limit along SW Lynn Street is 25 mph, requiring a minimum sight distance of 250 feet in both directions. Sight distance was measured to be 810 feet to the east and 275 feet to the west of the access through and beyond the existing controlled intersection. The minimum sight distance criterion is met. Section 18.705.030.H.2 states that driveways shall not be permitted to belaced 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 theropposed 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. The site frontage along SW Lynn Street is less than 150 feet. There is no location along this frontage where either of the driveways can comply with the 150 feet foot spacing of the influence area of the collector street intersection. The applicant has located both driveways as far to the east as possible from the intersection of SW Lynn Street and SW 121S` Avenue,thereby meeting this cntenon. 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 alongan arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The property frontage along SW 121S` Avenue is less than 200 feet; therefore an access onto SW 121S` Avenue cannot meet this spacing standard. No access shall be allowed directly onto SW 121'Avenue, a Collector from Parcel 2. The applicant's final plat shall provide the recording of a non-access strip along the full length of tie SW 121" Avenue frontage. 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, orparcels of land satisfies the combined requirements as designated in this title, provided: Satisfactory legal evidnce shall be presented in the form of deeds, easements, eases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the City. The applicant does not propose joint access. Therefore,this standard does not apply. 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 lots will have direct access onto SW Lynn Street,consistent with this standard. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Each parcel will have a standard driveway with direct access to SW Lynn Street. Tualatin Valley Fire and Rescue reviewed the proposal and did not provide any comment identifying conflicts with the proposed access. Therefore,this standard is met. NOTICF OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 10 OF 22 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%. The length of the proposed access drives is approximately 30 feet and do not exceed 150. Therefore,this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director mayrestrict the location of driveways on streets and require the location of driveways be placed on adacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would. constitute a clear and present danger to the public health, safety, and general welfare. SW Lynn Street is a local street serving a low-density residential neighborhood. There is no reason to restrict the location of the proposed driveways. Therefore,this standard does not apply. FINDING: The standards of the Access Management chapter have all been satisfied. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The subject .50-acre property totals approximate) 21,780 gross square feet. There are no sensitive land areas or private streets within the subject proposal. To determine the net developable area, the square footage to accommodate the 2-foot SW Lynwood Street and 10-foot SW 1215[ Avenue right-of-way dedications (1766 square feet) is deducted from theross square footage (21,780 square feet gross — 1,766 square feet dedication = 20,014 net developable square feet . As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum number of lots is two 20,014 square feet/7,500 square feet/unit = 2.6 units). The minimum number of lots at 80 percent is 2.1. The proposed partition creates two(2) separate lots in conformance with the density requirements. FINDING: Based on the analysis above,the Density Computation Standards have been met. Environmental Performance Standards (18.725): Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 11 OF 22 Visible Emissions. Within the Commercial zoningdistricts and the Industrial Park (I-P) zoning district,there shall be no use, operation or activity which resuts in a stack or other point- source emission, other than an emission from space heatin , or the emission of pure uncombined water (steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340- 28-070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorousases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high tem eratureprocesses such as combustion or welding, which is visible at the lot line shall be permitted, and; 1J there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-4-5 zone, it is anticipated-that none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would be subject to code enforcement investigation if for some reason the above standards were in question. Landscaping and Screening (18.745): 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 Iandsca a plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around the individual treesj. The applicant proposes to retain trees numbered 7, and 11 through 17 as shown on the Arborist Plan (Sheet V3). The applicant states that fencing is already in place. Conditions of approval for tree protection required with this decision will ensure existing vegetation on site will be protected as much as possible. 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 18.745.040C. This requirement has been met for the Lynn Street frontage by the planting of Silver Maples spaced no greater than 40' apart. Existing trees along the 12155 Ave. frontage will be used to meet the street tree requirement in that location. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 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 cnteria in Section 18.370.020.C.4.b. The applicant has applied for an adjustment to the street tree requirement for the 1215`Avenue frontage along proposed Lot , which is allowed under this provision and is reviewed in the Variances and Adjustments section of this decision, above NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 12 OF 22 Buffering and Screening Requirements: Section 18.745.050.5 The proposed land partition occurs on a parcel surrounded by the same land use designation (R-4.5) as the subject parcel. Therefore, no buffering or screening pursuant to Section 18.745.050.A is required for the proposed land partition. FINDING: The Landscape and Screening standards have not all been met. CONDITION: The applicant shall include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 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. FINDING: The proposed project will create two (2) new lots for one additional single-family dwelling. The proposed site plan (Sheet V2) shows that two (2) off-street parking spaces will be provided with the proposed driveway,consistent with this standard. Tree Removal(18.790): 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, the applicant has provided a tree plan conducted by John O'Shea, a certified arborist. However, the tree plan does not contain all of the required elements with respect to mitigation and protection as identified below. Plan requirements. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. 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. This requirement has not been met. If tree #4, a 32" Madrone, is to be considered exempt from mitigation, then the applicant must provide the documentation from the certified arborist that made that determination. In addition, tree # 14 has been removed and must be included in the mitigation calculation. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 13 OF 22 The existing trees that are to be used as street trees are not eligible for full mitigation credit. Two of the inches for each tree are ineligible for credit since two-inch caliper street trees are required by another code provision. (ex. 5" caliper street tree = 3" mitigation credit). The proposed retention of 58% of non-hazardous trees over 12" DBH requires that one half of those diameter inches removed is mitigated in accordance with Section 18.790.060D. Therefore,the applicant must replace 50% of the 110.5 inches removed, or 55 inches. This can be accomplished by either planting 55 caliper inches worth of trees, paying $6,906.00 (110.5 inches removed x$125/inch,tree replacement fee x 50%), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. Identification of all trees which are proposed to be removed; This requirement has been met. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The second paragraph of the tree protection notes (page 5 of arborist report) says the tree fence will be 4' high. This needs to be revised to indicate the fence will be 5' high. The revised tree protection notes from the arborist report need to be transferred to the tree protection plan. Finally,the tree protection plan should include a signature of approval from the project arborist. 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 pby 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. FINDING: Based on the analysis above, the Tree Removal Standards have not all been met. To ensure these standards are met,the applicant shall satisfy the following conditions of approval: CONDITIONS: • Prior to final plat, the applicant shall submit a revised arborist report indicating the protection fencing will be 5'high. • Prior to final plat, the applicant shall submit a revised Tree Protection Plan including the revised tree protection notes from the arborist report and a signature of approval from the project arborist. • Prior to final plat, the applicant shall provide documentation from the certified arborist that tree #4, a 32" Madrone, is exempt from mitigation. • Prior to final plat, the applicant shall submit a revised mitigation plan reflecting the roposed 58 percent tree retention. In addition, applicant shall submit a cash assurance letter of credit or cash deposit) for the equivalent value of mitigation required: $6,906.00 (110.5 inches removed x $125/inch, tree replacement fee x 50%). Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and '1DC 18.790.060.D, will be credited against the assurance two years after all of the NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 14 OF 22 trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. The mitigation proposal shall show the species,location, andspacmg of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. • The applicant shall protect all trees and major vegetation to be retained with five or six (5' - 6')pfoot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing directed by the ppro'ect arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone,the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by_the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • Prior to issuance of building permits, the applicant or builder shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the projectjarborist regarding the placement and construction techniques to be employed un uilding the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the CityArborist, 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 constructionhases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not NOTICE OF DECISION MLP2008-00001/FIRELIGHTPARTITION PAGE 15 OF 22 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 Arbonst. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 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 coe 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. FINDING: The applicant's Proposed Site Plan (Sheet V2) shows a vision clearance area for the proposed accesses to Parcels # 1 and#2, consistent with this standard. 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. 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. SW Lynn Street is currently unimprovedi SW 1215` Avenues is partially improved. In order to mitigate the impact from this development,the applicant will provide a sidewalk and planter stnp along the SW Lynn Street frontage and a future improvement guarantee for improvements to the 121" Avenue frontage. The applicant will be extending sanitary sewer and storm drainage connections to the proposed lots to account for the additional impervious area being added to the site and to mitigate for the loss of the septic drain field. Sewer is already available and has sufficient capacity to serve the development. Other impacts to public facilities are offset by the collection of Systems Development Charges (SDCs) collected at the time of building permit issuance. Therefore, this standard can be satisfied tElrough meeting the conditions of approval required in this decision. In addition,the applicant specifically concurs with the required dedications to SW Lynn Street and 121"Avenue. The TIF will be paid at the time of building permits and is a mitigation measure required for new development. Based on Washington County figures, TIF's are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Stret system. The TIF for the propsed development is $3,020 (1 new dwelling units x $3,020/per dwelling unit). Based on the estimate that TIF fees cover 20% of the impact on major street improvements citywide, a fee that would cover 100% of this project's traffic impact is $15,100 ($3,020 =0.20). The difference between the TIF paid and the full impact is considered the unmitigated- impact on the street system. The unmitigated impact of this project on the transportation system is $12,080 ($15,100 - $3,020). The applicant will be required to mitigate some impacts as shown below: NOTICE', OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 16 OF 22 Mitigated Costs (Estimate) Dedicate Additional Right-of-Way for L121st ($3/sf x 1,766 sf) .$5,298 Sidewalk Improvements on SW Lynn( 20/If x 108 lf)... ... ... . 2,160 Total Mitigated Costs... $7,458 Rot Proportionality Fullmppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $15,100 Less'111 Assessment... ... ... 3,020 Less Mitigated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ...... 7,458 Estimated Value of Unmitigated Impacts $4,622 Based on this analysis, the mitigated costs do not exceed the estimated value of the impacts. Therefore, the required improvements meet the rough proportionality test. PUBLIC FACILITY CONCERNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers,and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 foot right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW 121" Avenue, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline plus the radius at the intersection with SW Lynn Street. SW 121"Avenue is currently partially improved. In order to mitigate the impact from this development,the applicant should install street trees and enter into an agreement for future half-street improvements. 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 Lynn Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline plus the radius at the intersection with SW 1215[Avenue. SW Lynn Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct a 5 foot planter strip with street trees and a 5 foot concrete sidewalk. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 17 OF 22 Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. This development is at the intersection of SW 121' Avenue and SW LynnStreet. There would be no opportunity or reason to provide a connection at this location. The existing size of e block formed by SW 121' Avenue, SW Lynn Street, SW 116th Avenue and SW Ann Street is approximately 2,600 linear feet and is adequate. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major 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: • A parallel access street along the arterial or major collector, Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Parcel 2 has frontage on SW 121St Avenue, a Collector, and SW Lynn Street, a local street. Access to Parcel 2 will be limited to SW Lynn Street. A non-access reserve strip along SW 121"Avenue will be required on the final plat. Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with due regani to providing adequate buildingsites for the use contemplated, consideration of needs for convenient access, circulation, control ansafety 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. The subject site is located on the corner and within a block bounded by SW 121' Avenue, SW Lynn Street SW 116th Avenue and SW Ann Street with a perimeter of approximately 2,600 linear feet. No streets are proposed. Therefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Proposed parcel # 1 measures 154 feet deep by 61 feet wide. Proposed parcel #2 measures 143 feet deep by 65 feet wide. Therefore,the lots are consistent with the lot size and shape standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 18 OF 22 011 The proposed development is a minor land partition.Lot# 1 has 64 feet of frontage and Lot#2 is a corner lot with 207 feet of frontage on SW Lynn Street,consistent with this standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along their SW Lynn Street frontage behind a 5 foot planter stnp. An agreement for future street improvements will cover sidewalks along the frontage of SW 121st Avenue. This cnterion is met. 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}or 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 8 inch public sanitary sewer line just east of the development's east property line. The applicant is proposing two laterals connecting to this sewer. A 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 will be required on the final plat. 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 drainageways 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 bgeen made for improvement of the potentialcondition 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 win be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site detention facility to accommodate runoff of the storm water from Parcels 1 and 2. Rather, the CWS standards -Provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommence payment of the fee in-lieu on this application. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 19 OF 22 Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the Tuture extension of such bikeways through the dedication of easements or right-of-way. SW 121st Avenue is a designated bicycle facility. The bicycle striping and markings are already in place. The applicant shall replace any striping or markings disturbed by this project's construction. 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 only, poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 121St Avenue (opposite side). If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 158.65 lineal feet;therefore the fee would be $5,552.75. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The applicant has connected Parcel 1 to an existing water meter located at the SW 121St Avenue ROW line. The applicant's final plat shall provide a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1. 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. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 20 OF 22 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. Survey Requirements The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the City's global positioning system(GPS) geodetic control network(GC 22). These monuments shall be on the same line and shall be of the same precision as required for the subdivision plat boundary. Along with the coordinates,the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by: GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department commented on the proposed partition and had not objections to it. City of Tigard Public Works Department commented on the proposed partition and had not objections to it City of Tigard Arborist has reviewed the proposal and the applicant's tree removal plan conducted by a certified arborist,John O'Shea. The report contains all four of the required components, but is unsatisfactory with respect to the mitigation calculation and specifications for tree protection. The City Arborist comments have been included in the findings for the Landscaping and Screening and Tree Removal Chapters,above. SECTION VIII. AGENCY COMMENTS Verizon Communications Network Engineer John R.Cousineau reviewed the plans and had two questions. How is the builder handling the phone pole on the corner? There was no mention in the utility plan.The other point missing is phone service to the new homes. There is an underground source to the east of the property line on the south side of the street. RESPONSE: The applicant already has connected the new house on the property with underground Verizon fiber optics. The applicant plans on providing underground service to the proposed second,parcel. The existing telephone pole will not be used for the proposed development. Quest commented on the proposal and had no objections to it. Clean Water Services has reviewed the proposal and determined in a Pre-screening Site Assessment (CWS File Number 07-000493) that sensitive areas do not appear to exist on site. Tualatin Valley Fire and Rescue did not respond with any comments NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 21 OF 22 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 JUNE 23,2008 AND BECOMES EFFECTIVE ON JULY 9, 2008 UNLESS AN APPEAL IS FILED. eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the 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 JULY 8, 2008. estions: Ie any questions, .lease call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard,. Tigard, Oregon at (50_ 6-4171. /L' i. _ Si:ned b .Pa Lunsford June 23,2008 ' ,,"ARED 'i ary e age,iL tec er DATE A :.chat-/' anner drill* • June 23,2008 APPROVED BY: Ric ar Be dorff DATE Planning Manager is\curpin\gary\minor land partition\m1p2008-00001(Fidight)\m1p2008-00001 decision.doc NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 22 OF 22 V I .—L CITY of TIGARD L_. \l_i _2 \i / \ I __�' i ----\"N' -I \ GEOGRAPHIC INFORMATION SYSTEM VICINITY MAP IW 1 j i I �1 a j ?.-- MLP2008-00001 1 I KATHERINE ST "?.;:a ■ % i FIRELIGHT fl PARTITION t I . ill ER NE T . 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PHONE:so46500170 FA%'.NO 5541100 2:E 5 REQUEST FOR COMMENTS Gary Pagenstecher From: john.cousineau@verizon.com Sent: Thursday, June 12, 2008 8:41 AM To: Gary Pagenstecher Subject: Firelight Partition (MLP)2008-0001 I apologize about getting this back late I am trying to catch up. I reviewed the plans and see only two questions. How is the builder handling the phone pole on the corner?There was no mention in the utility plan.The other point missing is phone service to the new homes.There is an underground source to the east of the property line on the south side of the street. I don't know if I gave you to much information for the developer but I hope this helps. John R.Cousineau Network Engineer OSP Network Engineering and Planning Verizon Communications Office-503.643.0371 Fax-503.643.0977 j oh n.cous in eau(a,verizon.com 1 MEMORANDUM CITY OF TIGARD, OREGON DATE: 6/10/08 TO: Gary Pagenstecher, Associate Planner FROM: Kim McMillan, Development Review Engineer Lit RE: MLP2008-00001 Firelight 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. A preliminary sight distance certification was prepared for this development by Don Cushing Associates, dated January 11, 2008. The engineer states that the speed limit along SW Lynn Street is 25 mph, requiring a minimum sight distance of 250 feet in both directions. Sight distance was measured to be 810 feet to the east and 275 feet to the west of the access through and beyond the existing controlled intersection. The minimum sight distance criterion is met. 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. The site frontage along SW Lynn Street is less than 150 feet. There is no location along this frontage where either of the driveways can comply with the 150 feet foot spacing of the influence area of the collector street intersection. The applicant has located both driveways as far to the east as possible from the intersection of SW Lynn Street and SW 121st Avenue, thereby meeting this criterion. ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 1 Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The property frontage along SW 121st Avenue is less than 200 feet; therefore an access onto SW 121st Avenue cannot meet this spacing standard. No access shall be allowed directly onto SW 121st Avenue, a Collector, from Parcel 2. The applicant's final plat shall provide the recording of a non-access strip along the full length of the SW 121St Avenue frontage. Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 foot right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage, and street trees. This site lies adjacent to SW 121st Avenue, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline plus the radius at the intersection with SW Lynn Street. SW 121st Avenue is currently partially improved. In order to mitigate the impact from this development, the applicant should install street trees and enter into an agreement for future half-street improvements. ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 2 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 Lynn Street, which is classified as a local on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline plus the radius at the intersection with SW 121st Avenue. SW Lynn Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct a 5 foot planter strip with street trees and a 5 foot concrete sidewalk. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre-existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. This development is at the intersection of SW 121st Avenue and SW Lynn Street. There would be no opportunity or reason to provide a connection at this location. The existing size of the block formed by SW 121st Avenue, SW Lynn Street, SW 116th Avenue and SW Ann Street is adequate. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major collector street, the development design shall provide ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 3 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: • A parallel access street along the arterial or major collector; • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector; or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications, primary access should be from the lower classification street. Parcel 2 has frontage on SW 121st Avenue, a Collector, and SW Lynn Street, a local street. Access to Parcel 2 will be limited to SW Lynn Street. A non-access reserve strip along SW 121st Avenue will be required on the final plat. 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.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 4 Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a 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. The applicant's plans indicate they will construct a 5 foot wide sidewalk along their SW Lynn Street frontage behind a 5 foot planter strip. An agreement for future street improvements will cover sidewalks along the frontage of SW 121st Avenue. This criterion is met. 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 8 inch public sanitary sewer line just east of the development's east property line. The applicant is proposing two laterals connecting to this sewer. A 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 will be required on the final plat. Storm Drainage: ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 5 General Provisions: Section 18.810.100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area, whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). There are no upstream drainage ways that impact this development. Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer that the additional runoff resulting from the development will overload an existing drainage facility, the Director and Engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The City will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities, unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site detention facility to accommodate runoff of the storm water from Parcels 1 and 2. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the City's adopted ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 6 pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 121st Avenue is a designated bicycle facility. The bicycle striping and markings are already in place. The applicant shall replace any striping or markings disturbed by this project's construction. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: • The developer shall make all necessary arrangements with the serving utility to provide the underground services; • The City reserves the right to approve location of all surface mounted facilities; • All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and • Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under- grounding the utilities outweighs the benefit of under-grounding in conjunction with the development. The determination shall be on a case- by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under- grounding. There are existing overhead utility lines along the frontage of SW 121st Avenue (opposite side). If the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 158.65 lineal feet; therefore the fee would be $ 5552.75. ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 7 Public Water System: The applicant has connected Parcel 1 to an existing water meter located at the SW 121st Avenue ROW line. The applicant's final plat shall provide a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1. 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 of City permits. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. An addressing fee in the amount of $50.00 per address shall be assessed. This fee shall be paid to the City prior to final plat approval. 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 ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 8 M s 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). 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 the sidewalk and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards, which are available at City Hall and the City's web page (www.tigard-or.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. ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 9 The City Engineer may determine the necessity for, and require submittal and approval of, a construction access and parking plan for the home building phase. If the City Engineer deems such a plan necessary, the applicant shall provide the plan prior to issuance of building permits. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Lynn Street as a part of this project: A. 5-foot concrete sidewalk with 5 foot planter strip; B. street trees in the planter strip spaced per TDC requirements; C. streetlight layout by applicant's engineer, to be approved by City Engineer; and D. driveway apron (if applicable). The applicant shall submit construction plans to the Engineering Department as part of the Public Facility Improvement permit, indicating that they will install street trees in the appropriate planter strip location along SW 121st Avenue as a part of this project. The applicant shall replace any bike striping or markings on SW 121st Avenue that are disturbed by construction on this project. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 121st Avenue adjacent to the subject property, when any of the following events occur: A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local Improvement District, B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other public agency, C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of design and/or construction expenses by the third party owner(s) of property in addition to the subject property, or D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with construction of improvements by others adjacent to the subject site. Lots 1 and 2 shall not be permitted to access directly onto SW 121st Avenue. The applicant shall cause a non-access reserve strip to be recorded on the final plat. ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 10 The final plat shall include a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1 for the water service. The final plat shall include a 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 for the sanitary sewer service. 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 121St Avenue, providing 35 feet from centerline, shall be made on the final plat. The right-of-way dedication for Lynn Street, providing 27 feet from centerline, shall be made on the final plat. The right-of-way dedication shall include the radius at the intersection of 121St Avenue and Lynn Street. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 11 City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one paper copy 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 paper copy of the recorded final plat. The applicant shall either place the existing overhead utility lines along SW 121st Avenue underground as a part of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the fee option is chosen, the amount will be $ 5552.75 and it shall be paid prior to issuance of building permits. During issuance of the building permit for.Parcel 2, the applicant shah pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). ENGINEERING COMMENTS MLP2008-00001 Firelight PAGE 12 Gary Pagenstecher From: Smith, Lynn [Lynn.Smith@gwest.com] Sent: Thursday, June 05, 2008 11:09 AM To: Gary Pagenstecher Subject: Variance requests In response to the following requests for comment: Medallion Meadows Subdivision and Firelight Partition This project falls outside of the Qwest serving area, therefore we have no objections or comments. Thank you for the opportunity to review and comment. Please consider this e-mail the only response we will send on these project. Have a wonderful day. Thank you, Lynn M. Smith Manager, Right-of-Way Oregon 503-242-6376 Office 800-427-8360 Pager 503-242-7513 Fax This communication is the property of Qwest and may contain confidential or privileged information. Unauthorized use of this communication is strictly prohibited and may be unlawful. If you have received this communication in error, please immediately notify the sender by reply e-mail and destroy all copies of the communication and any attachments. 1 REQUEST FOR COMMENTS 111 DAM~,: May 23,2008 T I GARD TO: Jim Wolf,Tigard Police Department Crime Prevention Officer FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garypCa3tigard-or.gov MINOR LAND PARTITION (MLP) 2008-00001 - FIRELIGHT PARTITION - REQUEST: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. LOCATION: 12020 SW Lynn Street; Washington County Tax Map 2S 103BA, Tax Lot 00139. ZONE: R-4.5: LowDensity Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 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 pro osal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 18, 2008. 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: / 1F 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: 6 � , 2S4,1 V RE QUE ST FOR COMME NTSIN : . DA1L: May23,2008 TIGARD TO: Rob Murchison,Public Works Project Engineer I FROM: City of Tigard Planning Division _ -=')-- .r6 STAFF CONTAC 1: ' . Pa l enstecher Associate Planner(x244) ' •one: (503) 639-4171 Fax: (503) -3681 Email:garypatigand-or.gov MINOR LAND PARTITION (MLP) 2008-00001 - FIRELIGHT PARTITION - REQUEST: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. LOCATION: 12020 SW Lynn Street; Washington County Tax Map 2S103BA, Tax Lot 00139. ZONE: R-4.5: LowDensityResidential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 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 mformation available to our staff, a report and recommendation will be prepared and a decision will be rendered on the pro osal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 18, 2008. 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 dateplease 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: V We have reviewed the proposal and have no objections to it. g.tL A-{-)-1'-.--C1/4-s c-' ,-, Please contact of our office. Please refer to the enclosed letter or email. Written comments provided below: Name&Number of Person Commenting: 1/ MEMORANDUM TO: Gary Pagenstecher FROM: Todd Prager, City Arborist RE: Firelight Partition DATE: June 2, 2008 As you requested I have provided comments on the "Firelight Partition" project. If you have any questions or concerns regarding my comments please contact me anytime. 18.370.020 Adjustments C. Special adjustments. 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. b. Adjustment for street tree requirements. 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 adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: (1) If the location of a proposed tree would cause potential problems with existing utility lines; (2) If the tree would cause visual clearance problems; or (3) If there is not adequate space in which to plant street trees. ea- The trees along the 121st Ave. frontage are adequate street tree substitutes. 18.745.030 General Provisions 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. 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. This requirement has been met for the Lynn Street frontage by the planting of Silver Maples spaced no greater than 40' apart. Existing trees along the 121st Ave. frontage will be used to meet the street tree requirement in that location. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 18.745.050, Buffering and Screening This requirement appears to not be applicable to this project. 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, the applicant has provided a tree plan conducted by John O'Shea, a certified arborist. However, the tree plan does not contain all of the required elements (see B2 and B4 below). B. Plan requirements. The tree plan shall include the following: 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. 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. This requirement has not been met. I If tree #4, a 32" Madrone, is to be considered exempt from mitigation, then the applicant must provide the documentation from the certified arborist that made that determination. The existing trees that are to be used as street trees are not eligible for full mitigation credit. Two of the inches for each tree are ineligible for credit since two-inch caliper street trees are required by another code provision. (ex. 5" caliper street tree = 3" mitigation credit) The proposed retention of 58% of non-hazardous trees over 12" DBH requires that one half of those diameter inches removed be mitigated in accordance with Section 18.790.060D. Therefore, the applicant must replace 50% of the 110.5 inches removed, or 55 inches. This can be accomplished by either planting 55 caliper inches worth of trees, paying $6,906.00 (110.5 inches removed x $125/inch, tree replacement fee x 50%), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. 3. Identification of all trees which are proposed to be removed; This requirement has been met. 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The second paragraph of the tree protection notes (page 5 of arborist report) says the tree fence will be 4' high. This needs to be revised to indicate the fence will be 5' high. The revised tree protection notes from the arborist report need to be transferred to the tree protection plan. Finally, the tree protection plan should include a signature of approval from the project arborist. 18.790.040 Incentives for Tree Retention B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, oras 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 i only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. 18.790.050 Permit Applicability A. Removal permit required. Tree removal permits shall be required only for the removal of any tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit for removal of a tree shall be processed as a Type I procedure, as governed 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%. B. Effective date of permit. A tree removal permit shall be effective for one and one-half years from the date of approval. C. Extension. Upon written request by the applicant prior to the expiration of the existing permit, a tree removal permit shall be extended for a period of up to one year if the Director finds that the applicant is in compliance with all prior conditions of permit approval and that no material facts stated in the original application have changed. M D. Removal permit not required. A tree removal permit shall not be required for the removal of a tree which: 1. Obstructs visual clearance as defined in Chapter 18.795 of the title; 2. Is a hazardous tree; 3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code; 4. Is used for Christmas tree production, or land registered with the Washington County Assessor's office as tax-deferred tree farm or small woodlands, but does not stand on sensitive lands. E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020 A.2., excluding D.4. above, is not permitted. This requirement is not applicable to this project. CONDITIONS OF APPROVAL Street Trees This requirement has been met for the Lynn Street frontage by the planting of Silver Maples spaced no greater than 40' apart. Existing trees along the 121st Ave. frontage will be used to meet the street tree requirement in that location. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. • Tree Mitigation This requirement has not been met. If tree #4, a 32" Madrone, is to be considered exempt from mitigation, then the applicant must provide documentation from the certified arborist that made that determination. The existing trees that are to be used as street trees are not eligible for full mitigation credit. Two of the inches for each tree are ineligible for credit since two-inch caliper street trees are required by another code provision. (ex. 5" caliper street tree = 3" mitigation credit) The proposed retention of 58% of non-hazardous trees over 12" DBH requires that one half of those diameter inches removed are mitigated in accordance with Section 18.790.060D. Therefore, the applicant must replace 50% of the 110.5 inches removed, or 55 inches. This can be accomplished by either planting 55 caliper inches worth of trees, paying $6,906.00 (110.5 inches removed x $125/inch, tree replacement fee x 50%), or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. Prior to site work, the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required. Any trees successfully planted on or off-site, in accordance with an approved Tree Mitigation Plan and TDC 18.790.060.D, will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re- inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. Tree Protection This requirement has not been met. The second paragraph of the tree protection notes (page 5 of arborist report) says the tree fence will be 4' high. This needs to be revised to indicate the fence will be 5' high. The revised tree protection notes from the arborist report need to be transferred to the tree protection plan. Finally, the tree protection plan should include a signature of approval from the project arborist. All trees to be retained shall be protected with five (5') foot high metal fences. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • 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 locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building construction phases. The reports shall evaluate the condition and location of the tree protection fencing, determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced, then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor, the City can stop work on the project until an inspection can be done by the City Arborist and the Project Arborist. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. Deed Restriction Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. I REQUEST FOR COMMENTS " DAIL: May23,2008 T I GARD TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434) Phone: (503) 639-4171 Fax: (503) 624-3681 Email:garypCa?tigard-or.gov MINOR LAND PARTITION (MLP) 2008-00001 - FIRELIGHT PARTITION - REQUEST: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. LOCATION: 12020 SW Lynn Street; Washington County Tax Map 2S 103BA, Tax Lot 00139. ZONE: R-4.5: LowDensity Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 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 pro osal in the near future. If you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: JUNE 18, 2008. 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 confirmur comments in writingas 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: r . CITY OF TIGARD REQUEST FOR COMMENTS TF-14,/,#.7 NOTIFICA1. ,J LIST FOR LAND USE & COMMUNITY DE.__OPMENT APPLICATIONS FILE NOS.: ►'VlL 17-4'0g-0°00IFILE NAME: t--'i RE"L/&H T` c..L c-- CITY CITY OFFICES LONG RANGE PLANNING/Ron Bunch,Planning Mgr. CURRENT PLANNING/Todd Prager/Arborist-Planner POLICE DEPT./Jim Wolf,Crime Prevention Officer _BUILDING DIVISION/Mark Vandomelen,Plans Ex.Supervisor ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer _HEARINGS OFFICER(+2 sets) CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/Rob Murchison,Project Engineer LAN NING COMMISSION/GRETCHEN(+12 sets) COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs._PUBLIC WORKS/Steve Martin,Parks Supervisor TILE/REFERENCE(+2 sets) CODE ENFORCEMENT/Christine Darnell,Code Compliance Specialist(DCA) SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.*_ TUALATIN 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(wl.uN 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 * _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&cmLetter Only) _ Mel Huie,Greenspaces Coordinator(CPA zoA) 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(Powersnes 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 _Naomi Vogel-Beattie(General Apps Lake Oswego,OR 97034 _Planning Division(zcA)Ms 14 _ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 * _Brent Curtis(CPA) _CITY OF PORTLAND (Notify for Wetlands and Potential Environmental Impacts) _Development Review Coordinator _Doria Mateja(ZCA)sista Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section(vacations) _Sr.Cartographer(CPAaCA)MS 14 1900 SW 4th Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,Surveyor(ZCA>Ms 15 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 if ODOT R/R-Hwy.Crossing is Only Access to Land) PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Lanning,Sr.Crossing Safety Specialist (Notify H 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 R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor) Bruce Carswell,President&General Manager 1200 Howard Drive SE Albany,OR 97322-3336 _SOUTHERN PACIFIC TRANS.CO.R/R _METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations Only) Gerald Backhaus(see Map for Area Contacts (If Project is Within%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 J RTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY jS ✓ IZON QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousineau,OSP Network Lynn Smith,Eng.ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hills Blvd. 8021 SW Capitol Hill Rd,Rm 110 ,WtIsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 TIGARD/TUALATIN SCHOOL DIST.#23J _BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Teri Brady,Administrative Offices Jennifer Garland,Demographics Alex Silantiev (sanMap for Area Contact) Brian Every(App,E.ofHa1VN.0sew) 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: 18-Dec-07) (Also update:i:\curpin\setup\labels\annexations\annexation_utilities and franchises.doc,mailing labels&auto text when updating this documet MAILING / NOTIFICATION RECORDS 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: (Chick Appropriam Box(s)Below) ❑X NOTICE OF DECISION FOR MLP2008-00001/VAR2008-00011 - FIRELIGHT PARTITION (File No 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 attaches : t(s),marked Exhibit"B", and by reference made a part hereof, on June 23,2008,and deposited in the Unit States Mail on e 23,2008,postage prepaid. (Person that Pre red Notice) STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the a` day of fit--( ,2008. ice., OFFICIAL SEAL J ;car, . SHIRLEY L TREAT Aft--( a't,I ' �"`"� NOTARY PUBLIC-OREGON �� 0 �� COMMISSION NO.418777 �) NOTARY PUB OF OREGON 6 MY COMMISSION EXPIRES APRIL 25,2011 My Commission Expires: L1()S11 EXHIBIT A 1 NOTICE OF TYPE II DECISION uI MINOR LAND PARTITION (MLP) 2008-00001 FIRELIGHT PARTITION 120 DAYS =9/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: FIRELIGHT PARTITION CASE NOS.: Minor Land Partition(MLP) MLP2008-00001 Adjustment (VAR) VAR2008-00011 PROPOSAL: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels,retaining the existing dwelling on one of the proposed parcels.Parcels of 10,114 square feet and 9,636 square feet are proposed with access off of SW Lynn Street. The applicant further requests approval for an Adjustment to use existing trees as street trees along SW 121St Avenue. APPLICANT/ Firelight LLC,DBA Martin Homes Construction OWNER c/o Kevin Martin P.O.Box 1258 Newberg,OR 97132 ZONING DESIGNATION: R-4.5: LowDensityResidential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. • LOCATION: 12020 SW Lynn Street;Washington County Tax Map 2S103BA,Tax Lot 00139. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 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 requested Minor Land Partition and Adjustment subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section V. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 1 OF 22 CONDITIONS OF APPROVAL (11 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO APPROVAL OF THE FINAL PLAT: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 1. Prior to final plat, the applicant shall submit a revised arborist report indicating the protection fencing will be five feet high. 2. Prior to final plat,the applicant shall submit a revised Tree Protection Plan including the revised tree protection notes from the arborist report, a note that "slight variations in placement may be required due to driveways, utilities,etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans," and a signature of approval from the project arborist. 3. Prior to final plat, the applicant shallrovide documentation from the certified arborist that tree #4, a 32" Madrone,is exempt from mitigation.In addition,tree # 14 must be added to the mitigation calculation. 4. Prior to final plat, in order to approve tree # 11 as a street tree, the applicant, in consultation with the City Arborist and Development Review Engineer must provide additional right-of-way to accommodate a sidewalk at the corner of SW 121st Avenue and SW Lynn Street. 5. Prior to final plat, the applicant shall submit a revised Tree Mitigation Plan reflecting the proposed 58 percent tree retention. In addition the applicant shall submit a cash assurance (letter of credit or cash deposit) for the equivalent value of mitigation required of $6,906.00 (110.5 inches removed x $125/inch tree replacement fee x 50%). Any trees successfully planted on or off-site, in accordance with an approved Mitigation Plan and'11)C 18.790.060.D,will be credited against the assurance two years after all of the trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and be due for review and approval prior to tree planting or the issuance of building permits, whichever is first. The mitigation proposal shall show the species, location, and spacing of mitigation trees in relation to buildings, infrastructure, existing trees street trees, and each other. After the plan is approved and the trees are planted, the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period, the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in- lieu of planting from the original cash assurance. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the followingreqirements to the ENGINEERING DEPARTMENT, ATTN: M MCMILLAN 503-639-4171, XT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 6. A Public Facility Improvement (PFI) permit is required for this project to cover the sidewalk and any other work in the public right-of-way. Six(6) sets of detailed public improvement plans shall be submitted for review to the Engineering Department. NOTE: these plans are in addition to any drawings required by the Building Division and should only include sheets relevant to public improvements. Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City Hall and the City's web page (www.tigard-or.gov). 7. 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. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 2 OF 22 8. 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. 9. The Ci Engineer may determine the necessity for,and require submittal and approval of,a construction access and par ' plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provi e the plan prior to issuance of building permits. 10. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart, Engineering). 11. The applicant shall submit construction plans to the Engineering Department as a part of the Public Facility Improvement permit, indicating that they will construct the following frontage improvements along SW Lynn Street as a part of this project: A. 5-foot concrete sidewalk with 5 footlanter strip; B. street trees in the planter strip spaced per TDC requirements; G streetlight layout by applicant's engineer,to be approved by City Engineer; and D. driveway apron(if applicable). 12. The applicant shall replace any bike striping or markings on SW 121'Avenue that are disturbed by construction on this project. 13. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future improvements of SW 121" Avenue adjacent to the subject property, including street trees 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 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. 14. Lots 1 and 2 shall not be permitted to access directly onto SW 121" Avenue. The applicant shall cause a non- access onaccess reserve strip to be recorded on the final plat. 15. The final plat shall include a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1 for the water service. 16. The final plat shall include a 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 for the sanitary sewer service. 17. An erosion control plan shall be provided as part of the Public Facility Improvement (PH) permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 3 OF 22 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. 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 121S` Avenue, providing 35 feet from centerline, shall be made on the final plat. The right-of-way dedication for Lynn Street,providing 27 feet from centerline,shall be made on the final plat. The right-of-way dedication shall include the radius at the intersection of 121S`Avenue and Lynn Street. E. NOTE: Washington County will not begin their review of the final plat until they receive notice from the Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's surveyor. F. After the City and County have reviewed the final plat, submit one paper copy 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: The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the CURRENT PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 20. Prior to any site work, the applicant shall ensure all proposed tree protection fencing is installed and inspected by the City Forester.Fencing shall remain in place through the duration of home building. After approval from the City Forester,the tree protection measures may be removed. 21. The applicant shall protect all trees and major vegetation to be retained with five or six (5'- 6') foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing as directed by the project arborist to protect the trees to be retained. The applicant shall allow access by the City Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the constriction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by the City Arborist before proposed work can proceed within a tree protection zone. The qty Arbonst may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 4 OF 22 fol S 22. 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 phase. 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 Arbonst 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 Arbonst 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. 23. Prior to issuance of building permits, the applicant or builder shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remam in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: M MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is found: 24. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a paper copy of the recorded final plat. 25. The applicant shall either place the existing overhead utility lines along SW 121St Avenue underground as a part of this project,or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00 per lineal foot. If the fee option is chosen, the amount will be $5,552.75 and it shall be paid prior to issuance of building permits. 26. During issuance of the building permit for Parcel 2,the applicant shall pay the standard water quality and water quantity fees per lot (fee amounts will be the latest approved by CWS). PRIOR TO FINAL INSPECTION THE FOLLOWING CONDITIONS SHALL BE SATISFIED: The applicant shallprepare a cover letter and submiti alon with any supporting documents and/or plans that address the followin requirements to the �T PLANNING DIVISION, ATTN: Gary Pagenstecher 503-639-4171, XT 2434. The cover letter shall clearly identify where in the submittal the required information is found: 27. Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properlyplanted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arbonst. 28. The applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. 29. Prior to final inspection for each lot, the applicant/owner shall record a deed restrictions for each lot to the effect that any existm tree greater han 6 diameter may be removed only if the tree dies or is hazardous according to a certified arbonst. 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. 30. Prior to final inspection the applicant shall remove all of the trees in the right-of way on SW 121st except tree # 11 (Deodar cedar). said trees to be removed can be replanted on the subject property at the owners' discretion. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP2008-0000 1/FIRE LIGHT PARTITION PAGE 5 OF 22 SECTION III. BACKGROUND INFORMATION Property History: The subject property is a single lot located within the City of Tigard. The property is designated R-4.5, Low-Density Residential on the Tigard Comprehensive Plan Map. The subject lot was developed with a single-family dwelling in 1911. A new dwelling has just been constructed on the lot replacing the original. No land use approvals were found on file. Site Information and Proposal Description The subject property is located on the southeast corner of the intersection of Southwest Lynn Street and 121st Avenue. The subject property is located across 121st from a property with a Historic District overlay that relates to the historic Ye-Olde Windmill, built in 1909 by Edward Christensen. The water tower stands as a visible testimonial to the surrounding land's original agricultural use and to the Wood-Christensen families who lived and farmed there. The applicant is requesting approval to partition the approximately 0.50-acre site into two parcels, retaining the existing dwellingon one of the proposed parcels. Parcels of10,114 squire feet and 9,636 square feet are proposed with access off of Lynn Street. The applicant further requests an adjustment to use existing trees as street trees along SW 121" Avenue. SECTION IV. PUBLIC COMMENTS The City mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. No written comments were received by the City. SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments (18.370): Adjustments to landscaping requirements (Chapter 18.745). Adjustment to use 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. The applicant proposes using five existing 5-inch caliper Leland Cypress trees and trees numbered 11 through 15 on the Tree Inventory along the 121' Avenue frontage of proposed Lot #2 to partially meet the street tree requirement. During a site visit on June 17, 2008 staff identified the five Cypress trees and trees # 11, # 12, and # 15. Trees # 13 and # 14 were gone. The Arborist report submitted with the application states that these trees have not been subject to ground alteration or any cutting or filling and will be protected by fencing during construction. Therefore,the trees are eligible for the adjustment and may be approved. Adjustment for street tree requirements. 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 adjustments to the street tree requirements in Section 18.745.030, based on the following approval criteria: 1) If the location of a proposed tree would cause potential problems with existing utility lines; 2) If the tree would cause visual clearance problems; or 3) If there is not adequate space in which to plant street trees. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 6 OF 22 1 , l The City's Development Review Engineer has not found that the existing trees would cause any potential problems with existing utility lines. Any conflicts will be addressed by the applicant's arborist at the time of final plat review, as required in Condition#2. The existing trees are adjacent to the 121st Avenue frontage of proposed Lot #2. With this decision, access directly onto SW 121St Avenue will be prohibited by Condition # 13 for proposed Lots # 1 and #2 eliminating any visual clearance problems. The treesroposed for use as street trees are variously spaced between 7 and 48 feet leaving room for approximately three additional trees, pursuant to the street tree spacing standards in 18.745.040.0 FINDING: The proposed existing trees meet the applicable street tree adjustment criteria, as shown above. However, the trees are all coniferous, where the City's Street Tree List does not include any conifers. The locations of the existing trees,with the exception of tree# 11,appear to coincide with the curb line for the ultimate street design for SW 121St Avenue, a 70-foot wide collector as indicated in the City's TSP. Therefore,the five Cypress trees and trees # 12, and # 15 will not be accepted as street trees. In addition, engineering staff requires removal of all trees in the right-of-way except tree # 11. The recently planted Cypress trees may be replanted on the subject property at the owner's discretion or subject to a mitigation plan if intended for mitigation. The applicant has asked that Tree# 11 be eligible as a street tree for both 121St Avenue and Lynn Street. Tree# 11 is a mature 40-inch Deodar Cedar located on the corner sufficiently back of the ultimate curb location to be considered as a street tree. However, to accommodate a sidewalk at this location, additional right-of-way may be required. Therefore, In order to approve tree # 11 as a street tree, the applicant, in consultation with the City Arborist must provide additional right-of-way to accommodate a sidewalk. CONDITIONS: Prior to final plat, in order to approve tree # 11 as a street tree, the applicant, in consultation with the City Arborist and Development Review Engineer must provide additional right-of-way to accommodate a sidewalk at the corner of SW 1215 Avenue and SW Lynn Street. . The applicant shall remove all of the trees in the right-of way on SW 121st except tree # 11 (Deoclar cedar). 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. Provided all necessary conditions are satisfied as part of the development and building process,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 available to serve the proposal. Therefore,this criterion is met. All proposed improvements meet City and applicable agency standards;and The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter 18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of theermit process and during construction, at which time the appropriate review authority will ensure that City and p applicable agency standards are met. Based on the analysis in this decision,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 7 OF 22 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-4.5 zoning district is 50 feet. Parcels # 1 and 2 are 61 and 65 feet in width, respectively. Therefore,this criterion has been met. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area. The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for detached single-family units. The proposed partition creates two lots that are 9,636 square feet and 10,114 square feet. Therefore, this criterion has been met. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15-foot wide access easement. The proposed Site Plan (Sheet V2) illustrates that the proposed lots meet this standard as Lot# 1 has 64 feet of frontage on SW Lynn Street and Lot#2,a corner lot,has 208 feet of total frontage on SW Lynn Street/121St Avenue. Setbacks shall be as required by the applicable zoning district. Setbacks for the R-4.5 zoning district are as follows: front = 20 feet; side = 5 feet; side on a corner = 15 feet; and rear =15 feet. The applicant has included the actual footprint of the existing dwelling on proposed Lot # 1 and a building envelope for Lot #2 demonstrating that the required setbacks are met. Setback standards for the proposed Lot#2 will be reviewed at the time of building permit submittal. Therefore,this criterion is met. 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. No flag lots are proposed. Therefore,this standard does not apply. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The proposed lots have access directly from SW Lynn Street with driveway aprons between the sidewalk and the garage located within 5 feet of the property_ine of Lot # 1 and 6 feet of the property line of Lot #2. The garages are setback approximately 30 feet from the nght-of-way. Therefore, the applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. 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. An existing fire hydrant exists on the corner of the subject property. The applicant proposes driveways off of SW Lynn Street approximately 30 feet in length.Adequate access exists from SW Lynn Street for}ire-fighting capabilities. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant does not propose a shared access.Therefore,this standard does not apply. NOTICE OF DEQSION MLP2008-00001/FIRELIGHT PARTITION PAGE 8 OF 22 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. 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 subject lot is located between elevations 201 and 208 feet and is approximately 650 feet south of the one-hundred- year floodplain at elevation 165 feet. Therefore,this standard does not apply. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s) will be processed concurrently. The applicant has applied for an adjustment to the Street Tree standards (Section 18.745.040) for the 121St Avenue frontage of proposed Lot#2.Findings for this request are addressed above. FINDING: The proposed minor land partition meets, or can meet, all of the relevant standards of the land partition section as indicated in the above findings and required in the following conditions of approval. CONDITION: The applicant shall provide screening of the proposed accessways in accordance with Section 18.745.050. 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-4.5 Parcel 1 Parcel 2 Minimum Lot Size - Detached unit 7,500 sq.ft. 9,636 sq.ft. 10,114 sq.ft. - Duplexes 10,000 sq.ft. - Attached unit Average Minimum Lot Width - Detached unit lots 50 ft. 61 ft. 65 ft. - Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - NA Minimum Setbacks - Front yard 20 ft. 30 ft. Per - Side facing street on corner&through lots 15 ft. NA Bldg. - Side yard 5 ft. 5/6 ft. Permit Review - Rear yard 15 ft. 52 ft. - Side or rear yard abutting more restrictive zoning district -- -- - Distance between property line and front of garage 20 ft. 30 ft. Maximum Height 30 ft. 30 ft. 30 ft. Minimum Landscape Requirement - NA NA FINDING: The proposed lots meet the applicable development standards for the R-4.5 zone. The existing dwelling on proposed Lot # 1 meets the setback standards with the proposed lot configuration. The applicant included specific house plans in the application for proposed Lot#2. The building envelopes shown on the Proposed Site Plan (Sheet V2) indicate the development standards can be met. Any proposed development of the subject lots will be reviewed for consistency at the time of building permit application. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 9 OF 22 Access,Egress and Circulation(18.705): Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. The standards of this chapter will be a continuing obligation on the owners of these parcels. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County,the City and AASHTO. A preliminary sight distance certification was prepared for this development by Don Cushing Associates,dated January 11,2008. The engineer states that the speed limit along SW Lynn Street is 25 mph, requiring a minimum sight distance of 250 feet in both directions. Sight distance was measured to be 810 feet to the east and 275 feet to the west of the access through and beyond the existing controlled intersection. The minimum sight distance criterion is met. Section 18.705.030.H.2 states that driveways shall not be permitted to beplaced 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. The site frontage along SW Lynn Street is less than 150 feet. There is no location along this frontage where either of the driveways can comply with the 150 feet foot spacing of the influence area of the collector street intersection. The applicant has located both driveways as far to the east as possible from the intersection of SW Lynn Street and SW 12151 Avenue,thereby meeting this critenon. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The property frontage along SW� 1215` Avenue is less than 200 feet; therefore an access onto SW 121St Avenue cannot meet this spacing standard. No access shall be allowed directly onto SW 12151 Avenue, a Collector from Parcel 2. The applicant's final plat shall provide the recording of a non-access strip along the full length of the SW 12L1 Avenue frontage. 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, orparcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory legal evidnce 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. The applicant does not propose joint access. Therefore,this standard does not apply. 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 lots will have direct access onto SW Lynn Street,consistent with this standard. Minimum access requirements for residential use. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform Fire Code. Each parcel will have a standard driveway with direct access to SW Linn Street. Tualatin Valley Fire and Rescue reviewed the proposal and did not provide any comment identifying conflicts with the proposed access. Therefore, this standard is met. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 10 OF 22 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%. The length of the proposed access drives is approximately 30 feet and do not exceed 150. Therefore,this standard does not apply. To provide for increased traffic movement on congested streets and to eliminate turning movement problems, the Director mayrestrict the location of driveways on streets and require the location of driveways be placed on adacent streets, upon the finding that the proposed access would cause or increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or cause hazardous conditions to exist which would- constitute a clear and present danger to the public health, safety, and general welfare. SW Lynn Street is a local street serving a low-density residential neighborhood. There is no reason to restrict the location of the proposed driveways. Therefore,this standard does not apply. FINDING: The standards of the Access Management chapter have all been satisfied. Density Computations (18.715): A. Definition of net development area. Net development area, in acres, shall be determined by subtracting the following land area(s) from the gross acres, which is all of the land included in the legal description of the property to be developed: 1. All sensitive land areas 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. C. Calculating minimum number of residential units. As required by Section 18.510.040, the minimum number of residential units per net acre shall be calculated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8). The subject .50-acre property totals approximate) 21,780 gross square feet. There are no sensitive land areas or private streets within the subject proposal. To determine the net developable area, the square footage to accommodate the 2-foot SW Lynwood Street and 10-foot SW 121St Avenue right-of-way dedications (1766 square feet) is deducted from the ross square footage (21,780 square feet gross - 1,766 square feet dedication = 20,014 net developable square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum number o lots is two (20,014 square feet/7,500 square feet/unit = 2.6 units). The minimum number of lots at 80 percent is 2.1. The proposed partition creates two(2) separate lots in conformance with the density requirements. FINDING: Based on the analysis above,the Density Computation Standards have been met. Environmental Performance Standards (18.725): Requires that federal and state environmental laws, rules and regulations be applied to development within the City of Tigard. Section 18.725.030 Performance Standards regulates: Noise, visible emissions, vibration and odors. Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210 of the Tigard Municipal Code shall apply. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 11 OF 22 Visible Emissions. Within the Commercial zoningdistricts and the Industrial Park (I-P) zoning district, there shall be no use, operation or activity which resuts in a stack or other point- source emission, other than an emission from space heating, or the emission of pure uncombined water (steam) which is visible from a property line. Department oT Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340- 28-0070) apply. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is permitted in any given zoning district which is discernible without instruments at the property line of the use concerned. Odors. The emissions of odorousases or other matter in such quantities as to be readily detectable at any point beyond the property line of the use creating the odors is prohibited. DEQ rules for odors (340-028-090) apply. Glare and heat. No direct or sky reflected glare, whether from floodlights or from high temperature processes such as combustion or welding, which is visible at the lot line shalr be permitted, and; 1) there shall be no emission or transmission of heat or heated air which is discernible at the lot line of the source; and 2) these regulations shall not apply to signs or floodlights in parking areas or construction equipment at the time of construction or excavation work otherwise permitted by this title. Insects and rodents. All materials including wastes shall be stored and all grounds shall be maintained in a manner which will not attract or aid the propagation of insects or rodents or create a health hazard. FINDING: As this is a typical detached single-family project, which is a permitted use in the R-4-5 zone, it is anticipated-that none of the environmental conditions that have been listed above will be compromised beyond allowable levels. The above performance standards are met. These standards would IDe subject to code enforcement investigation if for some reason the above standards were in question. Landscaping and Screening (18.745): Existing vegetation on a se 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 tobe 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 applicant proposes to retain trees numbered 7, and 11 through 17 as shown on the Arborist Plan (Sheet V3). The applicant states that fencing is already in place. Conditions of approval for tree protection required with this decision will ensure existing vegetation on site will be protected as much as possible. Street Trees: Section 18.745.040 Section 18.745.040.A: All development projects fronting on a pvblic streetprivate street or a private driveway more than 100 feet in length approved after the adoption of this title shabe required to plant street trees in accordance with the standards in Section 18.745.040C. This requirement has been met for the Lynn Street frontage by the planting of Silver Maples spaced no greater than 40' apart. Existing trees along the 121St Ave.frontage will be used to meet the street tree requirement in that location. It is acceptable for them to include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are sown on the plans. 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. The applicant has applied for an adjustment to the street tree requirement for the 121'Avenue frontage along proposed Lot e2, which is allowed under this provision and is reviewed in the Variances and Adjustments section of this decision,above NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 12 OF 22 Buffering and Screening Requirements: Section 18.745.050.5 The proposed land partition occurs on a parcel surrounded by the same land use designation (R-4.5) as the subject parcel. -therefore, no buffering or screening pursuant to Section 18.745.050.A is required for the proposed land partition. FINDING: The Landscape and Screening standards have not all been met. CONDITION: The applicant shall include a note on their street tree plans that slight variations in placement may be required due to driveways, utilities, etc., but every attempt will be made to keep the same net number of street trees that are shown on the plans. 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. FINDING: The proposed project will create two (2) new lots for one additional single-family dwelling. The proposed site plan (Sheet V2) shows that two (2) off-street parking spaces will be provided with the proposed driveway,consistent with this standard. Tree Removal(18.790): 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, the applicant has provided a tree plan conducted by John O'Shea, a certified arborist. However, the tree plan does not contain all of the required elements with respect to mitigation and protection as identified below. Plan requirements. The tree plan shall include the following: Identification of the location, size and species of all existing trees including trees designated as significant by the city; This requirement has been met. 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. This requirement has not been met. If tree #4, a 32" Madrone, is to be considered exempt from mitigation, then the applicant must provide the documentation from the certified arborist that made that determination. In addition, tree # 14 has been removed and must be included in the mitigation calculation. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 13 OF 22 The existing trees that are to be used as street trees are not eligible for full mitigation credit. Two of the inches for each tree are ineligible for credit since two-inch caliper street trees are required by another code provision. (ex. 5" caliper street tree =3" mitigation credit). The pr000sed retention of 58% of non-hazardous trees over 12" DBH requires that one half of those diameter inches removed is mitigated in accordance with Section 18.790.060D. Therefore,the applicant must replace 50% of the 110.5 inches removed, or 55 inches. This can be accomplished by either planting 55 caliper inches worth of trees, paying $6,906.00 (110.5 inches removed x$125/inch,tree replacement fee x 50%),or any combination thereof. If a mitigation planting proposal is submitted, it needs to have a signature of approval from the project arborist certifying that it meets the requirements of 18.790.060D and that the species and placement of mitigation trees has been reasonably calculated to provide for their growth to maturity. Identification of all trees which are proposed to be removed; This requirement has been met. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. This requirement has not been met. The second paragraph of the tree protection notes (page 5 of arborist report) says the tree fence will be 4' high. This needs to be revised to indicate the fence will be 5'high. The revised tree protection notes from the arborist report need to be transferred to the tree protection plan. Finally,the tree protection plan should include a signature of approval from the project arborist. Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other section of this chapter. The property owner shall record a deed restriction as a condition of approval of any development permit affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this section should either die or be removed as a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. A condition of approval will ensure that this standard is met. FINDING: Based on the analysis above, the Tree Removal Standards have not all been met. To ensure these standards are met,the applicant shall satisfy the following conditions of approval: CONDITIONS: • Prior to final plat, the applicant shall submit a revised arborist report indicating the protection fencing will be 5'high. • Prior to final plat, the applicant shall submit a revised Tree Protection Plan including the revised tree protection notes from the arborist report and a signature of approv from the project arborist. • Prior to final plat,the applicant shall provide documentation from the certified arborist that tree#4, a 32" Madrone,is exempt from mitigation. • Prior to final plat, the applicant shall submit a revised mitigation plan reflecting the roposed 58 percent tree retention. In addition, applicant shall submit a cash assurance etter of credit or cash deposit) for the equivalent value of mitigation required: 6,906.00 (110.5 inches removed x $125/inch, tree replacement fee x 50%). Any trees successfully planted on or off-site,in accordance with an approved Tree Mitigation Plan and '1DC 18.790.060.D, will be credited against the assurance two years after all of the NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 14 OF 22 trees are planted per the approved Tree Mitigation Plan. The Tree Mitigation Plan shall include a signature of approval from the project arborist and be due for review and approval prior to tree planor the issuance of building permits, whichever is first. The mitigation proposal shallow the species location,and-spacing of mitigation trees in relation to buildings, infrastructure, existing trees, street trees, and each other. After the plan is approved and the trees are planted,the project arborist shall submit a letter to the City Arborist to certify that all of the mitigation trees were properly planted per the approved Tree Mitigation Plan in order to set the starting point of the two year tree establishment period. After the two year establishment period the applicant shall provide a re-inventory of the mitigation trees conducted by a certified arborist in order to document mitigation tree survival, and compliance with the approved Tree Mitigation Plan. The remaining value of caliper inches not successfully mitigated shall be paid as a fee in-lieu of planting from the original cash assurance. • The applicant shall protect all trees and major vegetation to be retained with five or six (5' - Cy foot high chain link fences. Fences are to be mounted on two inch diameter galvanized iron posts, driven into the ground to a depth of at least 2-feet at no more than 10-foot spacing. The applicant shall position fencing ss directed bythe project arborist to protect the trees to be retained. The applicant shall allow accesby the Arborist for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds for immediate suspension of work on the site until remediation measures and/or civil citations can be processed. • If work is required within an established tree protection zone, the project arborist shall prepare a proposal detailing the construction techniques to be employed and the likely impacts to the trees. The proposal shall be reviewed and approved by_the City Arborist before proposed work can proceed within a tree protection zone. The City Arborist may require changes prior to approval. The project arborist shall be on site while work is occurring within the tree protection zone and submit a summary report certifying that the work occurred per the proposal and will not significantly impact the health and/or stability of the trees. This note shall be included on the Tree Protection Plan. • Prior to issuance of building permits, the applicant or builder shall submit site plan drawings indicating the locations of trees that were preserved on the lot during site development. In addition, the plans shall include accurate locations of tree canopy driplines and protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be employed in building the structures. All proposed protection fencing shall be installed and inspected pnor to commencing construction. The fencing shall remain in place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. • Prior to final inspection for each lot, the applicant shall submit a final report by the Project Arborist certifying the health of protected trees and that the street trees were properly planted per the approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the City Arborist. • The applicant shall have an on-going_responsibility to ensure that the Project Arborist has submitted written reports to the City Arborist, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (TPZ) fencing installation through the building constrictionhases. The reports shall evaluate the condition and location of the tree protection fencing; determine if any changes occurred to the TPZ, and if any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall certify that the construction activities did not adversely impact the overall, long-term health and stability of the tree(s). If the reports are not submitted to the City Arborist at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 15 OF 22 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 applicant/owner shall record deed restrictions to the effect that any existing tree greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in accordance with this decision should either die or be removed as a hazardous tree. 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. FINDING: The applicant's Proposed Site Plan (Sheet V2) shows a vision clearance area for the proposed accesses to Parcels # 1 and#2,consistent with this standard. 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. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with a requirement for public right-of-way dedication, or provide evidence that supports that the real property dedication is not roughly proportional to the projected impacts of the 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. SW Lynn Street is currently unimproved SW 121st Avenues is partially improved. In order to mitigate the impact from this development,the applicant will provide a sidewalk and planter stnp along the SW Lynn Street frontage and a future improvement guarantee for improvements to the 121' Avenue frontage. The applicant will be extending sanitary sewer and storm drainage connections to the proposed lots to account for the additional impervious area being added to the site and to mitigate for the loss of the septic drain field. Sewer is already available and has sufficient capacity to serve the development. Other impacts to public facilities are offset by the collection of Systems Development Charges (SDC's) collected at the time of building permit issuance. Therefore, this standard can be satisfied tzrough meeting the conditions of approval required in this decision. In addition,the applicant specifically concurs with the required dedications to SW Lynn Street and 121St Avenue. The TIF will be paid at the time of building permits and is a mitigation measure required for new development. Based on Washington County figures,TIF's are expected to recapture 20 percent of the traffic impact of new development on the Collector and Arterial Street system. The TIF for the proposed development is $3,020 (1 new dwelling units x $3,020/per dwelling unit). Based on the estimate that TIF fees cover 20% of the impact on major street improvements citywide, a fee that would cover 100% of this project's trafficimpact is $15,100 ($3,020 -0.20). The difference between the TIF paid and the full impact is considered the unmitigated- impact on the street system. The unmitigated impact of this project on the transportation system is $12,080 ($15,100 - $3,020). The applicant will be required to mitigate some impacts as shown below: NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 16 OF 22 Mitigated Costs (Estimate) Dedicate Additional Right-of-Way for Lynn/121st ($3/sf x 1,766 sf) .$5,298 Sidewalk Improvements on SW Lynn ( 20/1f x 108 If)... ... . 2,160 Total Mitigated Costs... ... $7,458 Rough Proportionality Fullmppact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $15,100 Less Assessment... ... ... 3,020 Less Mitigated Casts._ 7,458 Estimated Value of Unmitigated Impacts $4,622 Based on this analysis, the mitigated costs do not exceed the estimated value of the impacts. Therefore, the required improvements meet the rough proportionality test. PUBLIC FACILITY CONCF RNS Street And Utility Improvements Standards (Section 18.810): Chapter 18.810 provides construction standards for the implementation of public and private facilities and utilities such as streets, sewers, and drainage. The applicable standards are addressed below: Streets: Improvements: Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in accordance with the TDC standards. Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing street shall be dedicated and improved in accordance with the TDC. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to have a 70 foot right-of-way width and 46-foot paved section. Other improvements required may include on-street parking, sidewalks and bikeways, underground utilities,street lighting,storm drainage,and street trees. This site lies adjacent to SW 121ST Avenue, which is classified as a Collector on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 35 feet from centerline plus the radius at the intersection with SW Lynn Street. SW 121St Avenue is currently partially improved. In order to mitigate the impact from this development,the applicant should install street trees and enter into an agreement for future halt-street improvements. 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 Lynn Street, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerline plus the radius at the intersection with SW 121ST Avenue. SW Lynn Street is currently partially improved. In order to mitigate the impact from this development, the applicant should construct a 5 foot planter strip with street trees and a 5 foot concrete sidewalk. Street Alignment and Connections: Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between connections is required except where prevented by barriers such as topography, railroads, freeways, pre- existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1, 1995 which preclude street connections. A full street connection may also be exempted due to a regulated water feature if regulations would not permit construction. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 17 OF 22 Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code. A street connection or extension is precluded when it is not possible to redesign, or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. This development is at the intersection of SW 121St Avenue and SW Lynn Street. There would be no opportunity or reason to provide a connection at this location. The existing size of the block formed by SW 121St Avenue, SW Lynn Street, SW 116th Avenue and SW Ann Street is approximately 2,600 linear feet and is adequate. Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is traversed by an existing or proposed arterial or major 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: • A parallel access street along the arterial or major collector, • Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with frontage along another street; • Screen planting at the rear or side property line to be contained in a non-access reservation along the arterial or major collector, or • Other treatment suitable to meet the objectives of this subsection; • If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Parcel 2 has frontage on SW 121St Avenue, a Collector, and SW Lynn Street, a local street. Access to Parcel 2 will be limited to SW Lynn Street. A non-access reserve strip along SW 121'Avenue will be required on the final plat. 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 buildingsites for the use contemplated, consideration of needs for convenient access, circulation, control ansafety 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. The subject site is located on the corner and within a block bounded by SW 121" Avenue, SW Lynn Street SW 116th I, Avenue and SW Ann Street with a perimeter of approximately 2,600 linear feet. No streets are proposed. zrherefore, this standard does not apply. Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width,unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. Proposed parcel # 1 measures 154 feet deep by 61 feet wide. Proposed parcel #2 measures 143 feet deep by 65 feet wide. Therefore,the lots are consistent with the lot size and shape standard. Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies, which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet. NOTICE'. OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 18 OF 22 U. The proposed development is a minor land partition.Lot# 1 has 64 feet of frontage and Lot#2 is a corner lot with 207 feet of frontage on SW Lynn Street,consistent with this standard. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The applicant's plans indicate they will construct a 5 foot wide sidewalk along their SW Lynn Street frontage behind a 5 foot planter strip. An agreement for future street improvements will cover sidewalks along the frontage of SW 121st Avenue. This criterion is met. 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}or 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 8 inch public sanitary sewer line just east of the development's east property line. The applicant is proposing two laterals connecting to this sewer. A 15 foot utility easement across Parcel 1 for the benefit of Parcel 2 will be required on the final plat. 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 facilitybased 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 drainageways 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 been made for improvement of the potentialcondition 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 win be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site detention facility to accommodate runoff of the storm water from Parcels 1 and 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. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 19 OF 22 v Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on the Cits adopted pedestrian/bikeway plan shall include provisions or the future extension of such bikeways throughthe dedication of easements or right-of-way. SW 121st Avenue is a designated bicycle facility. The bicycle striping and markings are already in place. The applicant shall replace any striping or markings disturbed by this project's construction. 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 stoma 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 only, poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. There are existing overhead utility lines along the frontage of SW 121' Avenue (opposite side). If the fee in-lieu is proposed,it is equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site is 158.65 lineal feet;therefore the fee would be $5,552.75. ADDITIONAL CITY AND/OR AGENCY CONCFRNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: The applicant has connected Parcel 1 to an existing water meter located at the SW 121" Avenue ROW line. The applicant's final plat shall provide a 15 foot utility easement across Parcel 2 for the benefit of Parcel 1. 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 orovide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 20 OF 22 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. Address Assignments: The City of Tigard is responsible for assigning addresses for parcelswithin the City of Tigard. An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be paid to the Citypnor 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 andshall be of the same precision as required for the subdivision plat boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid north. These coordinates can be established by GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer shall provide the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD 83 (91). SECTION VII. OTHER STAFF COMMENTS The City of Tigard Police Department commented on the proposed partition and had not objections to it. City of Tigard Public Works Department commented on the proposed partition and had not objections to it City of Tigard Arborist has reviewed the proposal and the applicant's tree removal plan conducted by a certified arborist,John O'Shea. The report contains all four of the required commpponents, but is unsatisfactory with respect to the mitigation calculation and specifications for tree protection. The City Arbonst comments have been included in the findings for the Landscaping and Screening and Tree Removal Chapters,above. SECTION VIII. AGENCY COMMENTS Verizon Communications Network Engineer John R Cousineau reviewed the plans and had two questions. How is the builder handling the phone pole on the corner? There was no mention in the utility plan.The other point missing is phone service to the new homes. There is an underground source to the east of the property line on the south side of the street. RESPONSE: The applicant already has connected the new house on the property with underground Verizon fiber optics. The applicant plans on providing underground service to the proposed second_parcel. The existing telephone pole will not be used for the proposed development. Quest commented on the proposal and had no objections to it. Clean Water Services has reviewed the proposal and determined in a Pre-screening Site Assessment (CWS File Number 07-000493) that sensitive areas do not appear to exist on site. Tualatin Valley Fire and Rescue did not respond with any comments r NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 21 OF 22 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 JUNE 23, 2008 AND BECOMES EFFECTIVE ON JULY 9,2008 UNLESS AN APPEAL IS FILED. eal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written a peal 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 JULY 8,2008. estions: If you have any questions, .lease call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at(5*_ •-4171. Adi _ eL S.;ne b .Pa Lunsford June 23,2008 WeARED�. 11r, ary !age/techer DATE A :•clat /' er June 23,2008 APPROVED BY: Richard BeYarDATE Planning Manager i\curpin\gary\minor land partition\m1p2008-00001(Firlight)\m1p2008-00001 decision.doc NOTICE OF DECISION MLP2008-00001/FIRELIGHT PARTITION PAGE 22 OF 22 CITY of TIGARD N J GEOGRAPHIC. INFORMATION SYSTEM W VICINITY MAP > Q MLP2008-00001 KATHERINE ST FIRELIGHT m PARTITION ThIRINE ST Z co co C) _ _ I-,v > > ( m LEGEND: �� j suBJEc'i' / ST - / ___T_____j !LY I { ANN CT 1 -- - c'.- ,, .1 — 0 , , ANN , _7,, „.....,4,_ ST LU ■ ,,,... . Q w °� / I TT I I f—SHROR , , 2/ au ! / �, NVRHaYL _R9, O f�K OK CT _ _ � H �— 1 N—, Tigard Area Map A 1— W I N 'Q CV - (� - -i 0 80 160 240 320 400 Feet Q - ^ - Z N; SW BAMBI LN �I 1 312 feet > LL1 n w ST Q Q :II . II TIGARD CC SW ERROL ST I— c� i N \OP'S" � I _. l(') Information on this map is for general location only and v. c . should be verified with the Development Services Division. 13125 SW Hall Blvd - - - Tigard,OR 97223 I > &AA (503)639-4171 > http.//www.ci.tigard.or.us Cjmntunity Development Plot date: May 23,2008;C:\magic\MAGIC03.APR bluedot group .._ .1 _. ✓ Ien.eu,•WYpamaW.,g . hemp.k.O8 hempsuite 101 oorliftnd.o.2>m V.sre.eze.m® +.sm,ono.cow w„Yc..\ - ' PROJECT \\ LOCATION "- .. O \ I T. { VICINITY MAP H lo NOTE '. __ R R 11 WILCO.AND UTILITY LAYOUT PER IEMN MINIM. STOP' ' IYTF.''' R --;,,,,,„,---4' - ! _ •/ "wW y� j NR ' �? i� 1lq . I"N.x2."'" Y° ,a '...,4,-_"'-,,,,, 01141k---i . ,_,_ J z mac` • —1 m.. .� e J ` 11- I, le �omcnlal..- �r �, .I ;° tr5 +s /1 *- I' ".4.74 Q Y,N i 1 Am a t EeNT� y j a Rwnx-�.,�wi 1 50 it i yJ y y ` �j •�/� NTI+NewxePa S Z n 01 o /'1� I r�i.Ll1,J 1 QI EH s� ?. I L-._- /Y iJi P--I G -1— �In 1 ;I I 1✓ W x n-m I • I `<t:t../,-fA LLAT_ J GRAPHIC SCALE U] Q o A 1q I / i oa I / � ,'/..41.,...... jt acus r.ao' e1 1 `1Ty A i Ems+ m01 -'�N T �f , l�µ -•. -.-J 'I` I -muHtvmcw CATCH SAM * CONIFEROUS Tiff /ryy, / e: % R i 1755,724. STORM pVN ilD DECIDUOUS TEE I—I �Te "`beesew 124../ I , i MANHOLE "1 ® Yum w SANITARY n SIGN Lz" "newt MW11OLE • MNLHAt 1703525003 CON MANHOLE a WATER METER REYSHL 5 —ee— SANITARY SEWER 1. CENTER UNE —SO— STORM DWI WATER YALYf ® PROPOSED STREET TEE o Q FIRE HYDMN! �.� PROPOSED CYPRESS STfffT TFOR 171ST AVENUE w WATERLINE DE-W WAE3I O POWER POLE �- PROPOSED EROSION oa— OVEMEAO1WFFS o— CONTROL FENCE I F— ✓e ..1a MARCH 26.2038OUYwWE ANCHOR 2006036 —O— UNDEMUROIIND(WSLWE KBMITEDBY' V2 KB.h.s. Po 0.me NEWBE,.,OR W1O2 • PHONE-9-/719-00210 FAX 509-65.1703 2;£5 1 • " Firelight LLC,DBA Martin Homes Construction EXHIBI14 11 do Kevin Martin MLP2008-00001 P.O. Box 1258 FIRELIGHT PARTITION Newberg, OR 97132 r rip! AFFIDAVIT OF MAILING I 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: Uk.k.\ff+npr�re Buy(.)Fk4,u} NOTICF OF DECISION FOR MLP2008-00001/VAR2008-00011 - FIRELIGHT 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 June 23,2008,and deposited in tiieuted States on June 23,2008,postage prepaid. i' ` (Person at Prepared Notice) STATE OF OREGON County of Washington ss. City of Tigard. Subscribed and sworn/affirmed before me on the o.4 day of w ,2008. OFFICIAL SEAL 4 / A > - SHIRLEY L TREAT / Ni ARYPUB' C OF OREGON NOTARY PUBLIC-OREGON COMMISSION 777 l My Commission Expires: 40-5// MY COMMISSION EXPIRES APRILPRIL 2 25,2011 1xP EXHIBITA NOTICE OF TYPE II DECISION Irr MINOR LAND PARTITION (MLP) 2008-00001 FIRELIGHT PARTITION 120 DAYS =9/4/2008 SECTION I. APPLICATION SUMMARY FILE NAME: FIRELIGHT PARTITION CASE NOS.: Minor Land Partition(MLP) MLP2008-00001 Adjustment (VAR) VAR2008-00011 PROPOSAL: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. Parcels of 10,114 square feet and 9,636 square feet are proposed with access off of SW Lynn Street. The applicant further requests approval for an Adjustment to use existing trees as street trees along SW 121"Avenue. APPLICANT/ Firelight LLC,DBA Martin Homes Construction OWNER c/o Kevin Martin P.O. Box 1258 Newberg, OR 97132 ZONING DESIGNATION: R-4.5: LowDensity Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12020 SW Lynn Street;Washington County Tax Map 2S 103BA,Tax Lot 00139. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370 (Variances and Adjustments); 18.390 (Decision-Making Procedures); 18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation); 18.715 (Density Computations); 18.725 (Environmental Performance Standards); 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 (25 ) per page,or the current rate charged for copies at the time of the request. SECTION III. PROCEDURE AND APPEAL INFORMATION Notice: Notice mailed to: X The applicant and owners X Owner of record within the required distance X Affected government agencies Final Decision: THIS DECISION IS FINAL ON JUNE 23, 2008 AND BECOMES EFFECTIVE ON JULY 9, 2008 UNLESS AN APPEAL IS FILED. Alpe—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 JULY 8, 2008. stions: P oer information please contact the Planning Division Staff Planner, Gary Pagenstecher at (503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223 or by email to garyp@tigard-or.gov. --- _—_,--m r�-- _ill ''"TIORRD > VICINITY MAP c iri \ILI'_'I1I1$-I IlIl701 _I,. .� ' -" s FIRELIGHT /'m=ine J �-. PARTITIONLIGHT lIn n M1if t 0 ��-��- III 1 All I r SIC • WI am��m ` a 1111. . +. SUBJECT -� ,., • ■LYNN T •�, SITE i WWII 14,11/ �r�� • 41114111111811111111111111 �p !ROOK C 1111.11 41.111111114111711' ,rF •1 MI. •/ N, iI14 #J ■ TtGARD d17,m i�.�.....m11".1111111 \ nary e^^.opment •of date Me/23.230e L Vne988.1AGIC03. -• • blUedat ' i:, I -A .� l � I '. ---,--....._r_,!,„„, F Jole R \ i ,,, , ) iv ,--,f, --1-- i i,-.1,u..:, ii=f-- '.. • � • o i '..1 I I, ,f!'---,i I tifl / , • • ; a. � .®. , —— ...... a .e r V2 2S1038A 01001 2S10368-11600 EXHIBIT ( ANDERSON EDWARD L& BOEKELHEIDE LEE AND ANDERSON MARY ANNE BECHARD MARGARET E PO BOX 23593 12180 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 2S103BA-01002 2S103BB-11800 AN RSON • *WARD L& BORMAN NANCY F ANDE• • MARY ANNE 12140 SW ANN PL PO Be' 2 !3 TIGARD, OR 97223 T =ARD,OR 9 81 2S103BA-0010 1S134CD-02900 AN RS• EDWARD L&MARY ANNE BRIMHALL LIVING TRUST PO Be 3593 BY GEORGE H &DIANA C BRIMHALL TRS T "ARD, O" 97281 PO BOX 230668 TIGARD,OR 97281 2S103BA-00900 2S103BB-12300 ANDERSON EDWARD L&MARY ANNE BROWN HARRY E&SALLY M 12330 SW 121ST AVE PO BOX 230906 TIGARD, OR 97223 TIGARD,OR 97281 2S103BB-09600 2 103BB-13300 ANDERSON JANET L&JOHN V BR N RY E&SALLY M 12045 SW 122ND CT PO B 30906 TIGARD, OR 97223 ARD,0 97281 2S103BB-09400 2510388-12500 ANZALONE FRANK C SR CALEN KRIS D&DEBORAH 12285 SW KATHERINE ST 12150 SW 123RD CT TIGARD, OR 97223 PORTLAND,OR 97223 1 S 134 C D-03600 1 S 134 C D-02300 BACCELLIERI FRANCES D CHARD ROBIN&ELIZABETH 11950 SW KATHERINE ST 12015 SW 118TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S 103 BA-00143 1 S 134C D-02700 BARKER KENNETH W&NANCY M COURTOX ROBERT L AND 11825 SW LYNN ST DOROTHY TIGARD, OR 97223 11950 SW 119TH TIGARD,OR 97223 2S103BB-11500 1S134CD-02400 BAXTER PETER N/SUSAN E DIXON BRADLEY S AND 12165 SW 123RD CT PENNY R TIGARD, OR 97223 11965 SW 118TH TIGARD,OR 97224 1S134CD-04000 2S103BA-00600 BLANCHARD JAMES I/LAUREL J DRAKE GEORGE L&LINDA K 12050 SW 121ST AVE 11765 SW WALNUT ST TIGARD, OR 97223 TIGARD, OR 97223 1S134C0-03700 2S103BA-00134 DURRETT BARBARA P HOFFMAN WALTER L& RANAYE M 11960 SW 121ST 12300 SW DUCHILLY CT TIGARD, OR 97223 TIGARD, OR 97224 2S103BA-00114 2S103BA-00104 EEFSEN MARIE HUTCHISON PERRY C 11825 SW ANN ST 11890 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00139 2S103BB-12200 FIRELIGHT LLC JEWELL GRANT E&MARJORIE A PO BOX 1258 12125 SW ANN PL NEWBERG, OR 97132 TIGARD, OR 97223 1S134CD-03900 2S103BB-09900 FISH KIRK R JOSEPH HENDERSON AND JUDY 12020 SW 121ST AVE 12040 SW 122ND COURT TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-11300 2S103BB-06500 FLAMING DAVID J AND KEERINS HERMAN 0&PATRICIA E EDITH D 12195 SW 121ST AVE 12135 SW 123RD CRT TIGARD, OR 97223 TIGARD,OR 97223 2S103BB-12400 1S134CD-02200 FORD REGINA KING LARRY L BETTE L 12160 SW 123RD CT 12055 SW 118TH TIGARD, OR 97223 TIGARD, OR 97223 1S134CC-02600 2S103BB-09500 FOX CRAIG C&TERA KNOPF BRYAN E 12005 SW 122ND CT 12245 SW KATHERINE ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00700 2S103BB-10700 GAARDE RICHARD J II &JUDITH A LEE MARTIN L AND 11825 SW WALNUT CAROL A TIGARD, OR 97223 12110 SW 123RD CT TIGARD, OR 97223 2S103BB-09700 2S103BA-00113 GREGG FLOYD FORREST&JUDITH AN LUCKEROTH CAROL 12025 SW 122ND CT 11885 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-03300 1 S134CD-03800 HERNANDEZ CHRISELDA&FRANCISCO LUKE-DORF INC 12025 SW 119TH AVE 10313 SW 69TH AVE TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-02100 2S103BA-00106 MAHON MICHAEL D AND JOY E PARSONS JOE P MARLYNN 12095 SW 118TH 11770 SW ANN ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00141 1S134CD-02800 MARCHESE MARK A AND CYNTHIA L PERALTA CAMILO QUEZADA 11965 SW LYNN ST 11980 SW 119TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S1038A-00112 2S103BA-00137 MAYLENDER CAROLE J PERCY JACK R&KATHERINE L 11945 SW ANN ST 11920 SW LYNN TIGARD,OR 97223 TIGARD, OR 97223 2 S 103 BA-00800 1 S 134 C D-03100 MCCOY MARY P PHOU LYNN YI &ANG CHOUNG LIN 11865 SW WALNUT ST 12070 SW 119TH TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00140 1S134CD-03000 METZLER ERIC G PLUNKETT BRUCE&JANICE TRUST 12035 SW LYNN ST BY PLUNKETT BRUCE A&JANICE E TRS TIGARD, OR 97223 12040 SW 119TH TIGARD, OR 97223 2S103BA-00115 2S103BA-00105 METZLER RICHARD C JR AND PROCTOR TIFFANY A&PATRICK E DEBORAH J 11830 SW ANN ST 11765 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00110 2S103BA-00111 NOEL JOHN B AND MARALYN A PUGH THOMAS R AND BARBARA J 12055 SW ANN ST 12005 SW ANN ST TIGARD,OR 97223 TIGARD, OR 97223 1 S134CC-03200 1S134CD-03200 OSBO JAN D QUANTUM MANAGEMENT CORP 12000 SW 122ND CT 7327 SW BARNES RD TIGARD,OR 97223 PORTLAND,OR 97225 2S103BB-11700 2S103BB-10300 OTT ANITA F RABAU MARLA S& 12160 SW ANN PL WOLF KEITH S TIGARD, OR 97223 12140 SW KATHERINE ST TIGARD, OR 97223 2510388-10000 2S103BB-09300 PALACIOS RUBEN&OLGA RAGSDALE KEITH&MARNIE 12060 SW 122ND CT 12303 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-12000 2 10388-10200 SCHULTZ KINDES A TIG D OF I 12100 SW ANN PL 13125 HALL BLVD TIGARD, OR 97223 T RD, O 97223 2S103BB-10500 2S103BB-10100 SINHA RAVI&SARI S TRINH PHU PHONG& PHUONG LE 12240 SW KATHERINE ST 12155 SW KATHERINE ST TIGARD,OR 97223 TIGARD,OR 97223 2S1030B-10400 2S103BA-00142 SIU WING K UNDERHILL JILL 12180 SW KATHERINE ST 11875 SW LYNN ST TIGARD, OR 97223 TIGARD,OR 97223 1S134CD-03400 2S103BA-00101 SMITH DAVID H/KARYN M VANSANT JEFFREY 11995 SW 119TH 12070 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103B8-11900 2S103BB-11400 SMITH JEFFREY G&RACHEL R WEBB THOMAS E AND JUDY A 12120 SW ANN PL 12145 SW 123RD CT TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00136 1S134CD-03500 SNOW PAUL M&BONNIE F WEITKAMP JAMES N& 11870 SW LYNN ST HARLOW STEPHANIE L TIGARD, OR 97223 11965 SW 119TH AVE TIGARD, OR 97223 2S103BA-00135 2S103BB-09800 SPENCER MELVIN D WELLS JONATHON A 11810 SW LINN 12020 SW 122ND CT TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00144 2S103BB-12100 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 1 S134CC-03100 2S103BB-10600 TEI JASON& WITTKOP JAMES G AND F GRUBER REBECCA PATRICIA A 11980 SW 122ND CT 12140 SW 123RD COURT TIGARD, OR 97223 TIGARD, OR 97223 2S1038B-13400 2S103BA-00102 THOMAS GEORGEANN ELIZABETH& ZARR JAMES A AND DONA J GORDON DAVID ALAN 12010 SW ANN ST 5053 BILLMAN AVE TIGARD, OR 97223 LAS VEGAS, NV 89109 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 4 1111 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: (Clx-" B.4_)Bei* El NOTICE OF PENDING LAND USE DECISION FOR MLP2008-00001/FIRELIGHT 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 May 23,2008,and deposite ' United States 0..' on May 23,2008,postage prepaid. ( a' ,41, < 1)140 NI---/ (Person that Prepared otice) i , STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the A day of i--(4 ,2008. r (? ,t OFFICIAL SEAL },f-��. ) �rccry � SHIRLEYLTREAT (� r� NOTARY PUBLIC-OREGON �II �r' COMMISSION NO.ats7n NOTARY P C OF OREGON 0 MY COMMISSION EXPIRES APRIL 25,2011 t 1�- �```` ��"`� My Commission Expires: (f(a51// I 1 EXHIBIT / 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 LAND USE APPLICATION MINOR LAND PARTITION TIGARD DATE OF NOTICE: May 23, 2008 FILE NO.: MINOR LAND PARTITION (MLP) 2008-00001 FILE TITLE: FIRELIGHT PARTITION APPLICANT/ OWNER: Firelight LLC,DBA Martin Homes Construction do Kevin Martin P.O.Box 1258 Newberg, OR 97132 REQUEST: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. LOCATION: 12020 SW Lynn Street;Washington County Tax Map 2S103BA,Tax Lot 00139. ZONE: R-4.5: LowDensity Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. YOUR RIGHT TO PROVIDE WRITTEN COMMENTS: Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON JUNE 6, 2008. All comments should be directed to Gary Pagenstecher, Associate Planner (x2434) 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 garypO tigard-or.gov. ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION- MAKING PROCESS THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS TENTATIVELY SCHEDULED FOR JUNE 18, 2008. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRI I"11,N COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION: • Address'the specific "Applicable R `w Criteria" described in the section abil 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 DIREC1ED 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 SUBMI1"1'hD WRI l"lEN COMMENTS OR WHO IS OTHERWISE ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION. SUMMARY OF THE DECISION-MAKING PROCESS: • The application is accepted by the City • Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written comment period. • The application is reviewed by City Staff and affected agencies. • City Staff issues a written decision. • Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise entitled to such notice. INFORMATION/EVIDENCE AVAILABLE FOR REVIEW: The application, written comments and supporting documents relied upon by the Director to make this decision are contained within the record and are available for public review at the City of Tigard Community Development Department. If you want to inspect the file,please call and make an appointment with either the project planner or the planning technicians. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written Comments." Inman, =rigw � VICINITS'MAP i' 11111 15 MLP_2005-00001 OW. ,mk FIRELIGHT ■- ii ^-� PARTITION 418111% 1111 1111711010, --W -11.ER 41110 is IIII1t 01111111 4i ��� • - m:-m____JJII_�' - ` LEGEND: • �•/. � • S� •o, j SITE I _T. Qits / �11.,,, �' o11111111som BROOK C 11111111'; , -- par • poiViiTD • .a NI= pp ~ TtGARD I11II �� • unity eeMnenl •Ot date Ma/ 3.Y..CIrrovN1A I Q3. -R 251038A-01001 2S10368-11600 EXHIBIT 3 ANDERSON EDWARD L& ANDERSON MARY ANNE BOEKELHEIDE LEE AND BECHARD MARGARET E PO BOX 23593 12180 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 2S103BA-01002 2S103BB-11800 AN RSON • •WARD L& BORMAN NANCY F ANDE- • MARY ANNE 12140 SW ANN PL PO Be ' 2 '3 TIGARD, OR 97223 T =ARD, OR 9 81 2§103BA-0010 1S134CD-02900 AN RS EDWARD L&MARY ANNE BRIMHALL LIVING TRUST PO B 3593 BY GEORGE H&DIANA C BRIMHALL TRS T ARD, 0 97281 PO BOX 230668 TIGARD, OR 97281 2S103BA-00900 2S1038B-12300 ANDERSON EDWARD L&MARY ANNE BROWN HARRY E&SALLY M 12330 SW 121ST AVE PO BOX 230906 TIGARD, OR 97223 TIGARD, OR 97281 2S103BB-09600 2 103BB-13300 ANDERSON JANET L&JOHN V BR N RYE&SALLY M 12045 SW 122ND CT PO B 30906 TIGARD, OR 97223 T ARD, 0 97281 2S103BB-09400 2S103BB-12500 ANZALONE FRANK C SR CALEN KRIS D&DEBORAH 12285 SW KATHERINE ST 12150 SW 123RD CT TIGARD, OR 97223 PORTLAND, OR 97223 1 S 134 C D-03600 1 S 134 C D-02300 BACCELLIERI FRANCES D CHARD ROBIN&ELIZABETH 11950 SW KATHERINE ST 12015 SW 118TH AVE TIGARD; OR 97223 TIGARD, OR 97223 2S103BA-00143 1S134CD-02700 BARKER KENNETH W&NANCY M COURTOX ROBERT L AND 11825 SW LYNN ST DOROTHY TIGARD, OR 97223 11950 SW 119TH TIGARD,OR 97223 2S103BB-1 1500 1S134CD-02400 BAXTER PETER N/SUSAN E DIXON BRADLEY S AND 12165 SW 123RD CT PENNY R TIGARD, OR 97223 11965 SW 118TH TIGARD, OR 97224 1 S 134 C D-04000 2 S 103 BA-00600 BLANCHARD JAMES I/LAUREL J DRAKE GEORGE L&LINDA K 12050 SW 121ST AVE 11765 SW WALNUT ST TIGARD, OR 97223 TIGARD, OR 97223 1S134C0-03700 2S103BA-00134 DURRETT BARBARA P HOFFMAN WALTER L& RANAYE M 11960 SW 121ST 12300 SW DUCHILLY CT TIGARD, OR 97223 TIGARD, OR 97224 2S103BA-00114 2S103BA-00104 EEFSEN MARIE HUTCHISON PERRY C 11825 SW ANN ST 11890 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00139 2S103813-12200 FIRELIGHT LLC JEWELL GRANT E&MARJORIE A PO BOX 1258 12125 SW ANN PL NEWBERG, OR 97132 TIGARD, OR 97223 1S134CD-03900 2S103113-09900 FISH KIRK R JOSEPH HENDERSON AND JUDY 12020 SW 121ST AVE 12040 SW 122ND COURT TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-11300 2S1036B-06500 FLAMING DAVID J AND KEERINS HERMAN 0&PATRICIA E EDITH D 12195 SW 121ST AVE 12135 SW 123RD CRT TIGARD,OR 97223 TIGARD, OR 97223 2 S 103 B B-12400 1 S 134 C D-02200 FORD REGINA KING LARRY L BETTE L 12160 SW 123RD CT 12055 SW 118TH TIGARD, OR 97223 TIGARD, OR 97223 1S134CC-02600 2S103BB-09500 FOX CRAIG C&TERA KNOPF BRYAN E 12005 SW 122ND CT 12245 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00700 2S1038B-10700 GAARDE RICHARD J II&JUDITH A LEE MARTIN L AND 11825 SW WALNUT CAROL A TIGARD, OR 97223 12110 SW 123RD CT TIGARD, OR 97223 2S103BB-09700 2S1030A-00113 GREGG FLOYD FORREST&JUDITH AN LUCKEROTH CAROL 12025 SW 122ND CT 11885 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-03300 1S134CD-03800 HERNANDEZ CHRISELDA& FRANCISCO LUKE-DORF INC 12025 SW 119TH AVE 10313 SW 69TH AVE TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-02100 2S103BA-00106 MAHON MICHAEL D AND JOY E PARSONS JOE P MARLYNN 12095 SW 118TH 11770 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 p 2S103BA-00141 1 S134CD-02800 MARCHESE MARK A AND CYNTHIA L PERALTA CAMILO QUEZADA 11965 SW LYNN ST 11980 SW 119TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00112 2S103BA-00137 MAYLENDER CAROLE J PERCY JACK R&KATHERINE L 11945 SW ANN ST 11920 SW LYNN TIGARD,OR 97223 TIGARD, OR 97223 2S103BA-00800 1S134CD-03100 MCCOY MARY P PHOU LYNN YI &ANG CHOUNG LIN 11865 SW WALNUT ST 12070 SW 119TH TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00140 1S134CD-03000 METZLER ERIC G PLUNKETT BRUCE&JANICE TRUST 12035 SW LYNN ST BY PLUNKETT BRUCE A&JANICE E TRS TIGARD, OR 97223 12040 SW 119TH TIGARD, OR 97223 2S103BA-00115 2S103BA-00105 METZLER RICHARD C JR AND PROCTOR TIFFANY A& PATRICK E DEBORAH J 11830 SW ANN ST 11765 SW ANN ST TIGARD,OR 97223 TIGARD, OR 97223 2S103BA-00110 2S1038A-00111 NOEL JOHN B AND MARALYN A PUGH THOMAS R AND BARBARA J 12055 SW ANN ST 12005 SW ANN ST TIGARD, OR 97223 TIGARD,OR 97223 1 S 134 C C-03200 1 S 134 C D-03200 OSBO JAN D QUANTUM MANAGEMENT CORP 12000 SW 122ND CT 7327 SW BARNES RD TIGARD, OR 97223 PORTLAND, OR 97225 2S103BB-11700 2S103BB-10300 OTT ANITA F RABAU MARLA S& 12160 SW ANN PL WOLF KEITH S TIGARD, OR 97223 12140 SW KATHERINE ST TIGARD, OR 97223 2S103BB-10000 2S103BB-09300 PALACIOS RUBEN&OLGA RAGSDALE KEITH&MARNIE 12060 SW 122ND CT 12303 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-12000 2 103BB-10200 SCHULTZ KINDES A TIG D OF 12100 SW ANN PL 13125 HALL BLVD TIGARD, OR 97223 T RD, 0 97223 2S10388-10500 2S103BB-10100 SINHA RAVI &SARI S TRINH PHU PHONG&PHUONG LE 12240 SW KATHERINE ST 12155 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-10400 2S103BA-00142 SIU WING K UNDERHILL JILL 12180 SW KATHERINE ST 11875 SW LYNN ST TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-03400 2S103BA-00101 SMITH DAVID H/KARYN M VANSANT JEFFREY 11995 SW 119TH 12070 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S1036B-11900 2S103BB-11400 SMITH JEFFREY G&RACHEL R WEBB THOMAS E AND JUDY A 12120 SW ANN PL 12145 SW 123RD CT TIGARD, OR 97223 TIGARD, OR 97223 2 S 103 BA-00136 1S13400-03500 SNOW PAUL M&BONNIE F WEITKAMP JAMES N & 11870 SW LYNN ST HARLOW STEPHANIE L TIGARD, OR 97223 11965 SW 119TH AVE TIGARD, OR 97223 2S103BA-00135 2S103BB-09800 SPENCER MELVIN D WELLS JONATHON A 11810 SW LINN 12020 SW 122ND CT TIGARD, OR 97223 TIGARD, OR 97223 2S1038A-00144 2S103BB-12100 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 1S134CC-03100 2S103BB-10600 TEI JASON& WITTKOP JAMES G AND GRUBER REBECCA PATRICIA A 11980 SW 122ND CT 12140 SW 123RD COURT TIGARD, OR 97223 TIGARD, OR 97223 2S1030B-13400 2S103BA-00102 THOMAS GEORGEANN ELIZABETH& GORDON DAVID ALAN ZARR JAMES A AND DONA J 12010 SW ANN ST 5053 BILLMAN AVE TIGARD, OR 97223 LAS VEGAS, NV 89109 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 • Firelight LLC,DBA Martin Homes Construction do Kevin Martin MLP2008-00001 P.O.Box 1258 FIRELIGHT PARTITION Newberg, OR 97132 AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL TIGARD IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE. In the Matter of the Proposed Land Use Applications for: Land Use File Nos.: MLP2008-00001 Land Use File Name: FIRELIGHT PARTITION I, Gary Pagenstecher,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) 1 ZO7 $ e2' y/lc/ 4_ 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 X 6 day of /14 , 2008. .......\\7_ 1 i ......e I..,.t...(f1 ,/ Signature of Person ho 'erforme• osting h:Uoymt\path-\nmsters\affidavit of posting hit applicant to pi public hcaring.doc FIRELIGHT PARTITION MINOR LAND PARTITON (MLP) 2008-00001 REQUEST: The applicant is requesting approval to partition an approximately 0.50-acre site into two parcels, retaining the existing dwelling on one of the proposed parcels. LOCATION: 12020 SW Lynn Street; Washington County Tax Map 2S103BA, Tax Lot 00139. ZONE: R-4 3: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. Further information may be obtained from the Planning Division (staff contact: Gary Pagenstecher, Associate Planner (x2434) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling 503-639-4171 or by email to garyp@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. Av________0 —_—__ i_ I I I I I I CITY of TIGARD KATHERINE ST GEOGRAPHIC INFORMATION SYSTEM yr AREA NOTIFIED 111 ucurul Il,ptpp,t 41 2 (500') 13Op0131N 1 —lall 1617101,1510 110 :$4011f11111mpu:pt iSIp0007Y00 m70001371t Y71a111pp m7pap0A m34ce.901 1°1710151711mat11a10ma1109710 .� "115°'°"°° FOR: Kevin Martin A m01110p11 ff1 �//WWyyy��� -- ma111pt0 •. 1t17a11/IM ...JIJ >317a1a1a muni YY1t 711a1110101 1tlUMMA I = RE: 2S 103BA, 00139 ma1101511 17171Camp �ypN7111 D ma111a10 mottpue ir I► m17u00Mt m m .' maa111a mamma ma1111110 Property owner information • ` �� ` is valid for 3 months from •15711115 0 ►\ X \ the date printed on this map. ` ' t. LYNN - LYNN ST mann7n I___------____ mam15p ,�� W\ maue0lM map10177 mpalnie maula15 mpu10111 mann es• ma111?u1 _ mamma mat1016p rnap1Y150 mautall l711131A00111 mau101H 251111111111111731p1t101M lin" maa11I00 -37maee17700 , a ANN mentoo ST aC 231113114106111JP r-- ma11111t1 ma180112 maueaa ila mau01114 2115ni15 IMlUMNMl . N minima maultat = 0 100 200 300 Feet � 1"=212 feet I "ii 11 �_� ,ii mtiorl,...0 TI(;ARD Information on this map is for general location only and Q . 1\ should be verified with the Development Services Division. 13125 SW Hall Blvd N SW SAME Tigard,OR 97223 -W (503)639-4171 C\I /146111111111116... http.l/www.ci.tigard.or.us Community Development Plot date:Apr 25,2008;C:\magic\MAGIC03.APR 2S103BA-01001 2S103BB-11600 ANDERSON EDWARD L& BOEKELHEIDE LEE AND ANDERSON MARY ANNE BECHARD MARGARET E PO BOX 23593 12180 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 2S103BA-01002 2S103BB-11800 AN RSON WARD L& BORMAN NANCY F ANDE MARY ANNE 12140 SW ANN PL PO B 2 TIGARD, OR 97223 T ARD, OR 9 81 2yS103BA-0010 1S134CD-02900 AN RS EDWARD L&MARY ANNE BRIMHALL LIVING TRUST PO B 3593 BY GEORGE H &DIANA C BRIMHALL TRS T ARD, 0 97281 PO BOX 230668 TIGARD, OR 97281 2S103BA-00900 2S103BB-12300 ANDERSON EDWARD L&MARY ANNE BROWN HARRY E&SALLY M 12330 SW 121ST AVE PO BOX 230906 TIGARD,OR 97223 TIGARD, OR 97281 2S103BB-09600 2 1038B-13300 ANDERSON JANET L&JOHN V BR N RY E&SALLY M 12045 SW 122ND CT PO B 30906 TIGARD, OR 97223 T ARD, 0 97281 2S103BB-09400 2S103BB-12500 ANZALONE FRANK C SR CALEN KRIS D&DEBORAH 12285 SW KATHERINE ST 12150 SW 123RD CT TIGARD, OR 97223 PORTLAND, OR 97223 1 S 134 C D-03600 1 S 134 C D-02300 BACCELLIERI FRANCES D CHARD ROBIN&ELIZABETH 11950 SW KATHERINE ST 12015 SW 118TH AVE TIGARD, OR 97223 TIGARD, OR 97223 2 S 103 BA-00143 1 S 134C D-02700 BARKER KENNETH W&NANCY M COURTOX ROBERT L AND 11825 SW LYNN ST DOROTHY TIGARD, OR 97223 11950 SW 119TH TIGARD, OR 97223 2S 103BB-11500 1S134CD-02400 BAXTER PETER N/SUSAN E DIXON BRADLEY S AND 12165 SW 123RD CT PENNY R TIGARD, OR 97223 11965 SW 118TH TIGARD, OR 97224 1S134CD-04000 2S103BA-00600 BLANCHARD JAMES I/LAUREL J DRAKE GEORGE L&LINDA K 12050 SW 121ST AVE 11765 SW WALNUT ST TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-03700 DURRETT BARBARA P 2S103BA-00134 HOFFMAN WALTER L&RANAYE M 11960 SW 121ST 12300 SW DUCHILLY CT TIGARD, OR 97223 TIGARD, OR 97224 2S1038A-00114 2S103BA-00104 EEFSEN MARIE HUTCHISON PERRY C 11825 SW ANN ST 11890 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00139 2S103BB-12200 FIRELIGHT LLC PO BOX 1258 NEWBERG,OR 97132 JEWELL GRANT E&MARJORIE A 12125 SW ANN PL TIGARD, OR 97223 1S134CD-03900 FISH KIRK R 2S103BB-09900 JOSEPH HENDERSON AND JUDY 12020 SW 121ST AVE 12040 SW 122ND COURT TIGARD,OR 97223 TIGARD,OR 97223 2S103BB-11300 2S103BB-06500 FLAMING DAVID J AND KEERINS HERMAN 0&PATRICIA E EDITH D 12195 SW 121ST AVE 12135 SW 123RD CRT TIGARD,OR 97223 TIGARD, OR 97223 2S103BB-12400 1S134CD-02200 FORD REGINA KING LARRY L BETTE L 12160 SW 123RD CT 12055 SW 118TH TIGARD, OR 97223 TIGARD, OR 97223 1S134CC-02600 2S103BB-09500 FOX CRAIG C&TERA KNOPF BRYAN E 12005 SW 122ND CT 12245 SW KATHERINE ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00700 2S103BB-10700 GAARDE RICHARD J II&JUDITH A LEE MARTIN L AND 11825 SW WALNUT CAROL A TIGARD, OR 97223 12110 SW 123RD CT TIGARD, OR 97223 2S103BB-09700 2S103BA-00113 GREGG FLOYD FORREST&JUDITH AN LUCKEROTH CAROL 12025 SW 122ND CT 11885 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 1 S 134CD-03300 1S134CD-03800 HERNANDEZ CHRISELDA&FRANCISCO LUKE-DORF INC 12025 SW 119TH AVE 10313 SW 69TH AVE TIGARD, OR 97223 TIGARD, OR 97223 1S134CD-02100 2S103BA-00106 MAHON MICHAEL D AND JOY E PARSONS JOE P MARLYNN 12095 SW 118TH 11770 SW ANN ST TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00141 1S134CD-02800 MARCHESE MARK A AND CYNTHIA L PERALTA CAMILO QUEZADA 11965 SW LYNN ST 11980 SW 119TH AVE TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00112 2S103BA-00137 MAYLENDER CAROLE J 11945 SW ANN ST PERCY JACK R&KATHERINE L 11920 SW LYNN TIGARD,OR 97223 TIGARD, OR 97223 2S103BA-00800 1S134CD-03100 MCCOY MARY P PHOU LYNN YI &ANG CHOUNG LIN 11865 SW WALNUT ST 12070 SW 119TH TIGARD, OR 97223 TIGARD,OR 97223 2S103BA-00140 1S134CD-03000 METZLER ERIC G PLUNKETT BRUCE&JANICE TRUST 12035 SW LYNN ST BY PLUNKETT BRUCE A&JANICE E TRS TIGARD, OR 97223 12040 SW 119TH TIGARD, OR 97223 2S103BA-00115 2S1033A-00105 METZLER RICHARD C JR AND PROCTOR TIFFANY A&PATRICK E DEBORAH J 11830 SW ANN ST 11765 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 IF 2S103BA-00110 2S103BA-00111 NOEL JOHN B AND MARALYN A PUGH THOMAS R AND BARBARA J 12055 SW ANN ST 12005 SW ANN ST TIGARD,OR 97223 TIGARD, OR 97223 1 S134CC-03200 1 S134CD-03200 OSBO JAN D QUANTUM MANAGEMENT CORP 12000 SW 122ND CT 7327 SW BARNES RD TIGARD, OR 97223 PORTLAND,OR 97225 2S103BB-11700 2S103BB-10300 OTT ANITA F RABAU MARLA S& 12160 SW ANN PL WOLF KEITH S TIGARD, OR 97223 12140 SW KATHERINE ST TIGARD,OR 97223 2S103BB-10000 2S103BB-09300 PALACIOS RUBEN&OLGA RAGSDALE KEITH&MARNIE 12060 SW 122ND CT 12303 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 • 2S103BB-12000 2 103BB-10200 SCHULTZ KINDES A TIG D OF 12100 SW ANN PL 13125 HALL BLVD TIGARD, OR 97223 T RD, 0 97223 2S103BB-10500 2S103BB-10100 SINHA RAVI&SARI S TRINH PHU PHONG&PHUONG LE 12240 SW KATHERINE ST 12155 SW KATHERINE ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-10400 2S103BA-00142 SIU WING K UNDERHILL JILL 12180 SW KATHERINE ST 11875 SW LYNN ST TIGARD, OR 97223 TIGARD, OR 97223 1 S134CD-03400 2S103BA-00101 SMITH DAVID H/KARYN M VANSANT JEFFREY 11995 SW 119TH 12070 SW ANN ST TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-11900 2S103BB-11400 SMITH JEFFREY G&RACHEL R WEBB THOMAS E AND JUDY A 12120 SW ANN PL 12145 SW 123RD CT TIGARD, OR 97223 TIGARD, OR 97223 2S103BA-00136 1S134CD-03500 SNOW PAUL M&BONNIE F WEITKAMP JAMES N& 11870 SW LYNN ST HARLOW STEPHANIE L TIGARD, OR 97223 11965 SW 119TH AVE TIGARD, OR 97223 2S103BA-00135 2S103BB-09800 SPENCER MELVIN D WELLS JONATHON A 11810 SW LINN 12020 SW 122ND CT TIGARD, OR 97223 TIGARD, OR 97223 I 2S103BA-00144 2S103BB-12100 STEVENSON MERLIN P AND WILLIAMSON ALONZO C AND THERESA CHRISTINE S PO BOX 230295 12105 SW ANN PLACE TIGARD, OR 97281 TIGARD, OR 97223 1S134CC-03100 TEl JASON& 2S10368-10600 WITTKOP JAMES G AND GRUBER REBECCA PATRICIA A 11980 SW 122ND CT 12140 SW 123RD COURT TIGARD, OR 97223 TIGARD, OR 97223 2S103BB-13400 2S103BA-00102 THOMAS GEORGEANN ELIZABETH& ZARR JAMES A AND DONA J GORDON DAVID ALAN 12010 SW ANN ST 5053 BILLMAN AVE TIGARD, OR 97223 LAS VEGAS, NV 89109 Gretchen Buehner 13249 SW 136th Place Tigard, OR 97224 Don & Dorothy Erdt 13760 SW 121st Avenue Tigard, OR 97223 Ellen Beilstein 14630 SW 139th Avenue Tigard, OR 97224 Martha Bishop 10590 SW Cook Lane Tigard, OR 97223 Vanessa Foster 13085 SW Howard Drive Tigard, OR 97223 Susan Beilke 11755 SW 114th Place Tigard, OR 97223 CPO 4B 16200 SW Pacific Highway, Suite H242 Tigard, OR 97224 Patricia Keerins 12195 SW 121st Avenue Tigard, OR 97223 John Frewing 7110 SW Lola Lane Tigard, OR 97223 CITY OF TIGARD - CENTRAL INTERESTED PARTIES (i:\curpin\setup\labels\CIT Central.doc) UPDATED: 26-Feb-08 CITY OF TIGARD COMMUNITY DEVELOPMENT DEPARTMENT PLANNING DIVISION 13125 SW HALL BOULEVARD TIGARD, OREGON 97223 PHONE: 503-639-4171 FAX: 503-624-3681 (Attn: Patty/Planning) EMAIL: pattyV tigard-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 PARCFLS BELOW: Z02 1-1 vxr Sk'. C\ x i :725/c_ M Ob 1361 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 P TO OBTAIN YOUR LABELS, PLEASE INDICATE BELOW THAT YOU NEED 2 SETS OF LABELS. ❑ Completeness Letter Received Indicating 2 Sets of Envelopes w/Address Labels Required The 2 final sets of labels need to be placed on envelopes (no self-adhesive envelopes please) with first class letter- rate postage on the envelopes in the form of 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: IC' vy\ , " PHONE: ( 3 )-5"L - C NAME OF COMPANY: FAX: ( )- - EMAIL: 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 Planning/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 tc print one set of labels by the number of sets requested. - EXAMPLE - - COST FOR THIS REQUEST - 4 sheets of labels x$2/sheet =$8.00 x 2 sets = $16.00 '`T sheet(s)of labels x$2/sheet =$ gx sets = 4 +00 0 1 sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 _L sheet(s)of labels x$2/sheet for interested parties = GENERATE 7 T = $1100 GENERATE LIST — TOTAL = $31.00 TOT =$ �> t 2S103BA-00139 FIRELIGHT LLC PO BOX 1258 +� NEWBERG,OR 97132 /Di AeL4z,_,L, I PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD • PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: C-)d STAFF AT PRE-APP.: r7AC I i''t - _ RESIDENTIAL APPLICANT: h-(ari on -e 16rac&t- Je.wt( I AGENT: IAA arils& 1-1-04A cs (-0wa - Phone: (503) S`i0 - a`tvc> Phone: (.3) S C0 - tJ 21 PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: I ) f 5© Su; I.)` A-u TAX MAP(S)/LOT #(S): jS' I o"� L3e v0 1 3 �y NECESSARY APPLICATIONS: f^-4. L r i v.0 (..Lc_ PROPOSAL DESCRIPTION: ib.,' de_ t O. S — c0Lre_ L± +t tw v c CM c 1A-C � b. : Ia Ie- - -ter/ sit/«.. COMPREHENSIVE PLAN MAP DESIGNATION: L . - d-E=o-s i re_s- cLe t'c:�� ZONING MAP DESIGNATION: R -Li-• S ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. S I f2 ] MINIMUM LOT SIZE: 1, C.' sq. ft. Average Min. lot width: ft. Max. building height: ft. Setbacks: Front ft. Side 5 ft. Rear Ic ft. Corner S ft. from street. MAXIMUM SITE COVERAGE: CT' % Minimum landscaped or natural vegetation area: %. GARAGES: ( ft. 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 18.3901 The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.050] As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS [Refer to Chapters 18.705 and 18.1651 Minimum number of accesses: Minimum access width: LS t. Minimum pavement width: / v -E-e t I I WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051 Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING AREA, COMMON OPEN SPACE AND RECREATION FACILITIES. RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.715)-SEE EXAMPLE BELOW. The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net area of the developable land by the minimum number of square feet required per dwelling unit as specified by the applicable zoning designation. Net development area is calculated by subtracting the following land area(s)from the gross site area: All sensitive lands areas including: ➢ Land within the 100-year floodplain; ➢ Slopes exceeding 25%; ➢ Drainageways; and ➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. Public right-of-way dedication: ➢ Single-family allocate 20% of gross acres for public facilities; or ➢ Multi-family allocate 15% of gross acres for public facilities; or ➢ If available, the actual public facility square footage can be used for deduction. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area 8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft. (15%)for public right-of-way NET: 34,848 square feet NET: 37,026 square feet 3 0 0 (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 SPECIAL SETBACKS [Refer to Cone 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) g FLAG LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.130) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet, whichever is less in most zones; 21/2 stories, or 35 feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING [Refer to Code Chapter 18.745) In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and horizontal plantings. Site obscuring screens or fences may also be required; these are often advisable even if not required by the Code. The required buffer areas may only be occupied by vegetation, fences, utilities, and walkways. Additional information on required buffer area materials and sizes may be found in the Development Code. The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is: Buffer Level along north boundary. Buffer Level along east boundary. Buffer Level along north boundary. Buffer Level along east boundary. IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: wl a C o-F 1(1- a - LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.705) --E c STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must be placed either within the public right-of-way or on private property within six (6) feet of the right-of- way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. RECYCLING [Refer to Code Chapter 18.7551 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 Application/Planning Division Section PARKING (Refer to Code Chapters 18.165 a 18.105) 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 18.765) BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in convenient locations. SENSITIVE LANDS (Refer to Code Chapter 18.7151 The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre- application conference based on available information. HOWEVER, the responsibility to precisely identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas meeting the definitions of sensitive lands must be clearly indicated on plans submitted with the development application. Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. I I STEEP SLOPES (Refer to Code Section 18.115.010.C1 When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CLEANWATER SERVICES[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 WIDTHS SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION&ORDER 96-44 SENSITIVE AREA DEFINITION SLOPE ADJACENT WIDTH OF VEGETATED TO SENSITIVE AREA1 CORRIDOR PER SIDE2 • Streams with intermittent flow draining: <25% 10 to <50 acres 15 feet I >50 to <100 acres 25 feet • Existing or created wetlands <0.5 acre 25 feet • Existing or created wetlands >0.5 acre <25% 50 feet • Rivers, streams, and springs with year-round flow • Streams with intermittent flow draining >100 acres • Natural lakes and ponds • Streams with intermittent flow draining: >25% 10 to <50 acres 30 feet >50 to <100 acres 50 feet • Existing or created wetlands >25% Variable from 50-200 feet. Measure • Rivers, streams, and springs with year-round flow in 25-foot increments from the starting • Streams with intermittent flow draining >100 acres point to the top of ravine (break in • Natural lakes and ponds <25%slope), add 35 feet past the top of 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. `OWS 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 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, 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 INL;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 18.190.060.E3 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 18.195) 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 JR, FUTURE STREET PLAN AND EKTENSIuN OF STREETS [Refer to Code Section 18.b i0.030.FJ A FUTURE STREET PLAN shall: ➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. ➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601 MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. OThe DEPTH OF ALL LOTS SHALL NOT EXCEED 272 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 18.810.0901 The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured along the right-of-way center line except where street location is precluded by natural topography, wetlands or other bodies of water or, pre-existing development. When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided through the block. CODE CHAPTERS - 18.330(Conditional Use) 18.620(Tigard Triangle Design Standards) _x 18.765(Off-Street Parking/Loading Requirements) - 18.340(Director's Interpretation) 18.630(Washington Square Regional Center) _ 18.775(Sensitive Lands Review) - 18.350(Planned Development) X 18.705(Access/Egress/Circulation) - 18.780(Signs) - 18.360(Site Development Review) 18.710(Accessory Residential Units) - 18.785(Temporary Use Permits) - 18.370(Variances/Adjustments) %< 18.715(Density Computations) 18.790(Tree Removal) - 18.380(Zoning Map/Text Amendments) 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 Proceduresmpact Study) K 18.730(Exceptions To Development Standards) ' 18.810(Street&Utility Improvement Standards) - 18,410(Lot Line Adjustments) 18.740(Historic Overlay) >r 18.420(Land Partitions) 18.742(Home Occupation Permits) -11 a <. I - 18.430(Subdivisions) X 18.745(Landscaping&Screening Standards) _.X._ 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 et ADDITIONAL CONCERNS OR COMMENTS: (..."6„t/1.PYZ IOi' S t S - f1 c c r ti dL uctc Q Se-4- ,,D('dt1.- m ib.,2a a7 J t-C --p0AA_ t y !x Pic �+ f'd Q r.j•tL Ca )1.P Gj� ' ci I �f 0-LR0-L °rte cL Cx j ---tef • 4 prt`c r447 -P�lc '1 h1 4--_,CD9 L a ( r r0," u d j uJ frti S-r c ,t r�et4 c .i� al45 L a I CI- I hH St M I PROCEDURE rK Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/2" x 11". One 8 " 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 decision ul" public hearing will typically occur app.uximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard t-leo r l v,c c f 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 by the Code shall not constitute a waiver of the applicable standards or requirements. It is recommended that a prospective applicant either obtain and read the Community Development Code or ask any questions of City staff relative to Code requirements prior to submitting an application. AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as unnecessary by the Planning Division). PREPARED BY: &WL; fl` CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4111 FAX: 503-684-1291 )7 i C ( ye.) EMAIL: (staffs✓�1first name)@ci.tigard.or.us rr_� TITLE 18(CITY OF TIGARD'S COMMON& DEVELOPMENT CODE)INTERNET ADDRESS: www.ci.tigard.or.us H:\patty\masters\Pre-App Notes Residential.doc Updated: 15-Dec-04 (Engineering section: preapp.eng) CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9 Residential Application/Planning Division Section PRE-APPLICATION CONFERENCE NOTES ➢ ENGINEERING SECTION Mir ofTigard,Oregon Community Development Shaping Better Community PUBLIC FACILITIES Tax Mapts): 2S103BA Tax Lousl: 139 Use Type: MLP The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: ® SW 121St Avenue to 35 feet from centerline (3-lane Collector) plus additional for radius ® SW Lynn Street to 27 feet from centerline (Neighborhood Route - no bike lanes) SW to feet 1 I SW to feet Street improvements: ® Half street improvements will be necessary along SW 121st Avenue, to include: ® 23 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 6-foot concrete sidewalk with 5 foot planter strip Z street trees sized and spaced per TDC Z street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: CITY OF TIGARD Pre-Application Conference Notes Pagel of 6 Engineering Department Section Z Half street improvements will be necessary along SW Lynn Street, to include: Z 16 feet of pavement from centerline ® concrete curb ® storm sewers and other underground utilities ® 5-foot concrete sidewalk with 5 foot planter strip ® street trees sized and spaced per TDC ® street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: ❑ street improvements will be necessary along SW , to include: feet of pavement concrete curb storm sewers and other underground utilities -foot concrete sidewalk street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. Other: n street improvements will be necessary along SW , to include: I I feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities -foot concrete sidewalk I I street trees ❑ street signs, traffic control devices, streetlights and a two-year streetlight fee. I I Other: ❑ street improvements will be necessary along SW , to include: I 1 feet of pavement ❑ concrete curb ❑ storm sewers and other underground utilities I I -foot concrete sidewalk ❑ street trees street signs, traffic control devices, streetlights and a two-year streetlight fee. CITY DF TIGARD Pre-Application Conference Notes Page 2 of 6 Engineering Department Section I I 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.) 121St Avenue (2.) Lynn Street 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 121st Avenue (opposite side of the street). Prior to issuance of building permits, the applicant shall either place these utilities underground, or pay the fee in-lieu described above. Sanitary Sewers: The nearest sanitary sewer line to this property is a(n) 8 inch line which is located east of the east property line. The proposed development must be connected to a public sanitary sewer. It is the developer's responsibility to provide separate laterals to each parcel. Off-site easements are the responsibility of the developer. The existing septic system must be decommissioned per County standards. 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. CITY OF TIGARD Pre-Application Conference Notes P8l8 3 et 5 Engineering Department Section Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure that the proposed system will accommodate runoff from upstream properties when fully developed. The applicant must show how the stormwater will be conveyed to an approved public drainage system with the land use application for completeness. A fee-in-lieu of detention will be allowed. 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. ® 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. 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 CITY OF TIGARD Pre-Application Conference Notes Page 4 of 6 Engineering Department Section permit. Deferral of the paymrnt until occupancy is permissible or" when the TIF is greater than $5,000.00. Pay the TIF PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering Department. A PFI permit application is available at the Planning/Engineering counter in City Hall. For more extensive work such as street widening improvements, main utility line extensions or subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for review and approval. The Engineering Department fee structure for this permit is considered a cost recovery system. A deposit is collected with the application, and the City will track its costs throughout the life of the permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI permit application. This time will be considered part of the administration of the eventual PFI permit. The Permittee will also be required to post a performance bond, or other such suitable security. Where professional engineered plans are required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design engineer to perform the primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: If an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building 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 CITY Of TIGARD Pre-Application Conference Notes Page 5 of 6 Engineering Department Section permit can not be issi—d in a subdivision until the public Improvements are substantially complete and a mylar of the recorded plat has been rets.,ped by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. GRADING PLAN REQUIREMENTS FOR 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: Eyyt 1 ��� ,, i i • 2-1 •O 47ENGINEERING DEPART NT STAFF DATE Phone: [5031639-4171 Fax: [5031624-0752 document2 Revised: September 2, 2003 CITY OFTIGARD Pre-Application Conference Notes Page 6 of 6 Engineering Department Section Ly Art 51, - // E T.�cnS. 1 �� SS / ` 4�;SI,�u�J 4:z. 5 � N,�,N �z•r > y°"s�;( �? � 4,L.40( ��5 p+AwB�x c� I��/,1 I '.�' iR ` L SGA-C.i, V � �� E :� � �, D O „ • o�U 6i/ZA-✓ z_ o -'_+ 2 �o �N£id ----t---- ---_, cat✓47IZtn coiVcr2Efs, 4 rA — 0Rldt,w*Y an' " �� I-VFFRo4of 0,120,141i �k ,i1 w lz: � j 3 4 .,..., 4'. N i'.'4 A Q ._—:. :. , pjb , i V 5,ti 14 ,,,/ a f/, `-07.4.7 f In 3Gd 0 ("mei-) (l s 1) N c M "i - N , '" j i.- g,. ,d�P,eo g, k�' --*8 g a im--- ►�F�R�z. N( -- `'£� `*-4 -.-._ i C -4( :4 (1(1/4 Id �i Y t) o ?rU •,,� VAP P w v‘ to ri fl `Sr (3r�c IG `L0' S 2k Q, & .�V r a.....4 [ 10-T- 1 '' . Liras ! or 2_ 4. — vow ______. .,,,\ . , zs TAX Low Zs ID-S 0A001101 S Irc d1/4_1)D. IitSo 5w IZ► 5 Ave- r;j4rJoRc!'7zz"s 0 . /I/AM 1_ — ie'/1-0-7 /144-c.6;') (/;/,.1-72-77W hiverS ) 5---D 3 -;S1v-o ?9/ PROPOSAL TO DO A MINOR PARTION AT 12150 SW 121 ST AVE. TIGARD OR. 97223 New Lot(2) sizes would be approx. 62.5 ft x 158.5ish ft Q. SIDE WALK INPROVEMENTS? (note: Going East from 121st ave there are no sidewalks in that whole neighborhood!) Q. Rain drains? Possable to use run-off shoes? or run gray water on to Lynn st. Power , sewer, gas are coming off of Lynn st. Water is on edge of property on 121st ave New driveways would be on Lynn st. Houses facing Lynn st. ice ` . - i 1, il • S. , •.,:,...4........„ • 'B • si ate_ , -. 4.r ' 4110 -•••,.. rx I • I 4.f',' ir 11P-',1,-i''`,‘,'„):117;'kl ". ', \ - :::. i ...:V• .,,..., _ , 1•'•,/ :_.-..'4' .: '-'.•.. .-- 7 . "'NC', ...11- • ::',..,.:..44,-,i.:::-...4*..tv47,. —.O '4"F _ t .. , 14t. cI a -.. 3NP0 --''',-;,..-:-.-.7.:::., }} - —s* +•T^ t�,. =hs . ,„4-,,-4"siAt-,4- .I ,;.,..--4-': i r __ _ .. . :!..,.. .rgC.10!,,-?; k x ' r- I g'pfiu tet. -le * . g ' _ a 4111. -•trt. .s..rn fi _ Evt y ii r ,,;y e • tvs ffi M #' } g... ' ' _.-.4 . ,. , .., to< , -.,. ., t'A Ar . ... , .. , ' . 'ft..,C:7 s,.,, ..,. „,:-----i-V•-•—---,' - - • j z r ,. f It ik. , B, • - ■ 49# .- :. ' ___- /Is fr .�' ' �— ' may e , _ - ' J o- t n a \j \I I - - v \//n/ CITY of TIGARD r GEOGRAPHIC INFORMATION SYSTEM N VICINITY MAP Q 12150 SW 121ST, ,16. KATHERINE ST III 111111 lerallitillitell 111.11.11_41611t�ER I. I-. n�,I �� �_•- SUBJECT SIT: Mr m•-<. ■ . , LY , Ilk1 ST M .._______. %hi IT 44 . . ilili16111$111* 1111. 111k0111 ANN III CC BROOK C = �• as INLIF H N 01 IIII alli ili ~ i. II 0 100 Z00 300 400 Feet *IP IIIII Allt n 1'• 13 Nillil amigo e� ft,gpoi , �SW.BgMgi LNdel�� ,* OF.- IW Y Of --T- ate■_ s� ■'C}' Information on this map is for general location only end ,; `.t , 111 111111111111111111 r' should be verified with the Development Services Division. nn`NV` III 0.1.III1 _ SW ERROL-T `- 13125 SW Hall Blvd Vr ■ Tigard,OR 97223 J' =�—.. +^� � _• (503)6354171 _.__ __._ hdp9/www.G.tigend.or.ue Community Develoament Plot date:Sep 12,2006;C:\magic\MAGIC03.APR cid n KATHERINE ST ).'4.1\ _K , Iffia° \ 111 -\ ___, 11441111 mg, Wis Ai _a III 0 , MIll =WICwikrimill1111, ----1 4i 1 zsioae 00139LYNN ST N. . N aW en Fte �,i 1 ' eirjoh liglw, -, '- �1Ir i'''A ;tea' - ► IN X em t,�,l.�•�; .� �� !r� l►��� o_it1 �®�\•►.LL,. � �!�t..�1. �iii r.l�� F 10164/114 411.. 0.1.i.,_447 IT re44. _ 4,003.50 k* 1 l'fAVI ...m : 7P415) Ai II- ykilflille4 EiMiarild I�l, y JI. 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' \ ..-"--"- i i /...------- 717 R .00 < ,l 1 -- --------- ---___ . , 41' i LT - 0 ..,...,.._i yr . • \ - \ C • \ I'„Z, s-3 1 i . 6 2 5-3 / , K z I r i'. . ) \ , \s) )` N Atz) I ---: 1 . / in N. / 10 4- . / .("" / /o 4- _ 2_ ..---- / Iiipr I e & se . -.----- • w %. ..------ - \ .------ ..------ - / - . -„,•• . .------ < ,' .-------- \ , -------- ------- .,----"-- . CITY OF TIGARD 11/2/2006 rir 13125 SW Hall Blvd. 4:11:00PM Tigard,Oregon 97223 TIGARD (503)639-4171 Receipt #: 27200600000000005260 Date: 11/02/2006 Line Items: Case No Tran Code Description Revenue Account No Amount Paid PRE2006-00096 [LANDUS]PreApp Conf 100-0000-438000 316.00 PRE2006-00096 [LRPF]LR Planning Surcharge 100-0000-438050 46.00 Line Item Total: $362.00 I-_,ments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check FIRELIGHT LLC DBA MARTIN ST 1289 In Person 362.00 CONSTRUCTION Payment Total: $362.00 C cReceipt.rpt Page 1 of 1 November 2006 ,. . December 2006 S M T W T F S S M T W T F S 1 2 3 4 31 1 2 5 6 7 8 9 10 11 3 4 5 6 7 8 9 12 13 14 15 16 17 18 10 11 12 13 14 15 16 19 2021122 23 24 25 17 18 19 20 21 22 23 26 27 28 29 30 24 25 26 27 28 29 30 Tuesday, November 21, 2006 -Pre-Apps CD Meetings Early 8:00 AM 9:00 AM (9:00 AM) (Pre-App Kevin Martin/Martin Homes 550-6276 Jewell Property 12150 SW 121st 2 lot MLP ) 10:00 AM 11:00 AM (11:00 AM) Hal Keever-W&H Pacific 503-372-3600 2s101AB-00100,200 &401 Mixed Use 12:00 PM 1:00 PM 2:00 PM 3:00 PM J 4:00 PM - - - ------ - 5:00 PM Late Tasks ---- -- — ----- ---Notes -- -- ---- -- I II i � I I I Shirley Treat 1 11/2/2006-4:05 PM '6F C�cj PRE-APPLICATION �'ov �F A2 0 m", '�i CONFERENCE REQ /Tr, X006 CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 FAX: (503�B� N`c45 FR 10 GENERAL INFORMATION FOR STAFF USE ONLY Applicant: 441-1-in /h✓y76-j Gew5 fi'vG-7.-1.c'v^ Address: /9,4). 130)( /2-Si Phone:X3' '5 Of 9/ Case No.: ft o-gf—CrU-64 ' City: A/e-r-v6e�< Zip: q1/3-4-- Receipt No.: CD-/e0 ,fes �u� , b lid Application Accepted By: - �-/ Contact Person: Cv��, h Phone: 1�3" Date: /I ig/D!v Property Owner/Deed Holder(s): murJur;e $6ra,,1- ,i -1 1 / DATE OF PRE-APP.: / '(vZliaa (fil r1/letrA(-,� {'nvre km S tnl C-.--0,, 7ewenS ) TIME OF PRE-APP.: q-OD Address: 12-12- Ase PG Phone�j`?�3) 5—?0-'21/4,0 PRE APP. HELD WITH: City: 7174-71 Zip: q '7 Z�5 Rev.7/1/05 is\curpin\masters\revised\Pre-AppRequest.doc Property Address/Location(s): /l l 5l2 5�✓ /2/� v I),e_k v.=.-+,-( r -d '7 9 02-7 REQUIRED SUBMITTAL ELEMENTS (Note: applications will not be accepted without the required submittal elements) Tax Map &Tax Lot#(s): 2- 5 /03 QA- U)/ 37 Zoning: t-/. € (" Pre-Application Conf. Request Form 5 ,4 COPIES EACH OF THE FOLLOWING: Site Size: . 57{,44->r-e.--,9 [r Brief Description of the Proposal and any site-specific questions/issues that PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research prior to the meeting. All of the information identified on this form are required to be ® Site Plan. The site plan must show the submitted by the applicant and received by the Planning Division a Site Plad lotshand/oritelbuilding layouts minimum of one (1) week prior to officially scheduling a proposedrawn to scale. Also, show the location pre-application conference date/time to allow staff ample time to of the subject property in relation to the prepare for the meeting. nearest streets; and the locations of driveways on the subject property and N pre-application conference can usually be scheduled within 1-2 across the street. weeks of the Planning Division's receipt of the request for either Tuesday or Thursday mornings. Pre-application conferences are RI The Proposed Uses. one (1) hour long and are typically held between the hours of Topographic Information. Include 9:00-11:00 AM. Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Applicatio/Conference is for PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM a MONOPOLE project, the applicant 8:00-4:00/MONDAY-FRIDAY. must attac• a cdpy of the letter and proof in th- farm of an affidavit of IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that he collocation protocol was comple •• (see Section 18.798.080 PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE of the Tigard ommunity Development INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Code). ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. II Filing Fee $351.00) _3(o , APPLICANT MATERIALS PRE-APP.HELD BY: CITY OF TIGARD PLANNING DIVISION LAND USE PERMIT APPLICATION City of Tigard Permit Center 13125 SW Hall Blul, Tigarc4 OR 97223 Phone 503.639.4171 Fax: 503.598.1960 File#{ MLr �� g'L'D60( Other Case It �'2� 000/ Date Date lI t'a'p`p By Receipt# 2 6'17`{ Fee 3 0(46 ' Date Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑ Adjustment/Variance (I or II) Minor Land Partition(II) ❑ Zone Change (III) ❑ Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑ Zone Change Annexation (IV) ❑ Conditional Use (III) ❑ Sensitive Lands Review(I,II or III) ❑ Zone Ordinance Amendment (IV) ❑ Historic Overlay(II or III) ❑ Site Development Review(II) ❑ Home Occupation(II) ❑ Subdivision(II or III) LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available) 2.020 Su.) L../ TAX MAPS&TAX LOT NOS. Z S S ,1\ Dc> t3 TOTAL SITE SIZE ZONING CLASSIFICATION co Ar✓.^� APPLICANT" Q - IV Av2T I tv Si":" /kve4/oh M4(--kt MAILING ADDRESS/QTY/STATE/ZIP Po- 3) ( ► 2S Ne PHONE NO. FAX NO. CS-0 PRIMARY CONTACT PERSON PHONE NO. PROPERTY OWNER/DEED HOLDER(Attach list if more than one) MAILING ADDRESS/QTY/STATE ZIP Iii ,'& )c 1 L PHONE NO. FAX NO. 6 2-1-7 513— CW/70 *When the owner and the applicant are different people, the applicant must be the purchaser o record or a lessee in possession with written I authorization from the owner or an agent of the owner. The owners 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) j _ S V b 4.��1 4l� , .7 v Ar_� L lT� 14-•'o C.2-) e^C. { &C- I r S APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET. is\curpin\masters\land use applications\land use permit app.doc THE APPLICANT SHALL CERTIFY THAT: • If the application is granted, the applicant shall exercise the rights granted in accordance with the terms and subject to all the conditions and limitations of the approval. • All the above statements and the statements in the plot plan, attachments, and exhibits transmitted herewith, are true; and the applicants so acknowledge that 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. -IEEE b); - 6w Owne Signatu - 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 N CITY OF TIGARD 1/17/2008 ' 13125 SW Han Blvd. 8:58:32AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000000174 Date: 01/17/2008 0' Line Items: Case No Tran Code Description Revenue Account No Amount Paid MLP2008-00001 [LANDUS] Partition Fee-2 Lots 100-0000-438000 2,672.00 MLP2008-00001 [LRPF] LR Planning Surcharge 100-0000-438050 394.00 Line Item Total: $3,066.00 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check FIRELIGHT LLC DBA MARTIN KJP 1791 In Person 3,066.00 CONSTRUCTION Payment Total: $3,066.00 3 cKeccipt.rpt Page I of MI CITY OF TIGARD 4/25/2008 13125 SW Hall Blvd. 10:42:12AM Tigard,OR 97223 503.639.4171 TIGARD Receipt #: 27200800000000001395 Date: 04/25/2008 Line Items: Case No Tran Code Description Revenue Account No Amount Paid VAR2008-0001 1 [LANDUS] 50%Joint App Fee 100-0000-438000 154.50 Line Item Total: $154.50 Payments: Method Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check FIRELIGHT LLC DBA MARTIN ST 1910 In Person 154.50 CONSTRUCTION 5' S Payment Total: $1.4._0 II cReceipn.ro Page I of I CITY OF TIGXRD Date: ',? ti• \CI LAND USE APPLICATIONS r.^/ BASIC SUBMITTAL REQUIREMENTS Project: �l�\� \iW N�/j✓) V� I adA-) APPLICATIONS WILL NOT BE ACCEPTED IN PARTIAL SUBMITTALS. ALL ITEMS MUST BE SUBMITTED AT ONE TIME. ➢ Three copies of all materials are required for the review process. The balance of the copies will be requested once your submittal is deemed complete. ➢ Each packet must be collated ➢ Plans are required to be a minimum of 24"x 36" ➢ Plans must be FOLDED,rolled plans are not accepted. The applicant must check the box next to the item verifying that the information is present. Staff will check off the items at intake. Applicant Staff Documents, Copies and Fees Required Completed Master"Land Use Permit"Application with property owner's signature or name of agent and letter of authorization ✓ V Title transfer instrument or grant deed V ✓ Written summary of proposal Narrative demonstrating compliance with all applicable development standards and ✓ approval criteria (as specified in the Pre-Application Conference notes) . - . 'vev •- • ' •• .:: •• ••f •eei . .:. -sof p• .g.�.o;.....Ir- eets N /� - F ✓ ✓ Service Provider Letter (, i,) S l ‘' Impact Study per Section 18.390.040.B.2(e) ✓ ✓ Copy of the Pre-Application Conference s._ Filing Fee (see fee schedule) •, Preliminary Sight Distance Certification Sti. �.&lnl t • P�P. �)'azaasEr�i�-arriis�iiS N/1 '� Tri r ` >>�- iredl r1 J f t ✓ Maps or Plans (Plans must be at least 24"x 36") Ar ) Nlft Existing Conditions Map /A - e - • • ' an j'3oE niut-IJ . �,� Orc-t- Preliminary Partite an 0, ,,,,,yQ Preliminary Storm Drainage Plan Preliminary Utilities Plan `. Public Improvements/Streets Plan 5. lopes xi '/A ✓ ✓ Topography Map ( G C�n�-oc r I.res ✓ f Tree Preservation/Mitigation P3azT 4 't r h`yr "ki .� Vicinity Map ➢ Once your application has been deemed complete you will need to provide: Two (2) sets of stamped,addressed#10 envelopes for all owners of property within 500 feet of the subject property. Mailing envelopes shall be standard legal-size (#10),addressed with 1"X 4"labels (see envelope submittal requirements). Property owner mailing lists must be prepared by the City for a minimal fee (see request for 500' property owner mailing list form). I:\CURPLN\Masters\Submittal Requirements Check List.doc Waatdngton County,Oregon - 2007-060525 05131/2007 02:413:22 PM DOSS Crt=l Stn=1! D HOFFMAN \ BARGAIN AND SALE DEED-STATUTORY FORM $5,00 MAO$11.00-Tom=$2200 40( Grantor: Grant E.Jewett and Marjorie A.Jewell THIS SP 111011111111111111111111111 Grantee: Firelight LLC 011219022007006052500100113 �I I,Richard Mob.mleht,Director of b000komont end Taxation and EZ-0rndo County Clerk tor Washington Until a change is requested,ell tax statements shall be sent to the County,Oregon,do hereby catty don rhe within 1 following address: Instrument or writing von molted and order In the A ildILI Firelight,LLC a or monde or said e Mellott Mob.m 3 t �''.",%- P.O.Box 1258 01 orC County .nt and Newberg OR 97132 Ta:.e1 E�-0Mlao Q After Recording return to: 0 Firelight,LLC F= P.O.Box 1258 ya Newberg OR 97132 Cil -43 41, Escrow No. 902434 LLF Title No. 902434 0 ori cc GRANT E.JEWELL AND MARJORIE A.JEWELL,AS TENANTS BY THE ENTIRETY,Grantor, conveys to FIRELIGHT,LLC,AN OREGON LIMITED LIABILITY COMPANY,Grantee, the following described real property situated in Washington County,Oregon,to wit: Lot 29, LERON HEIGHTS PLAT NO.2, in the City of Tigard,County of Washington and State of Oregon,and the following described portion of Lot 28,LERON HEIGHTS PLAT NO.2, in the City of Tigard,County of Washington and State of Oregon: 1,r) Beginning at an iron pipe at the Northwest corner of Lot 28, LERON HEIGHTS PLAT NO.2,in the City of • Tigard,County of Washington and State of Oregon;thence South 07°30'West,along the West line of said • Lot 28,a distance of 155.85 feet to the Southwest corner thereof;thence South 87°24'East,along the South • line of said lot, 11.0 feet to the Southwest corner of that tract described in Deed to Arthur G.Ames,et al, cr recorded May 29, 1968 in Book 696, Page 435,Records of Washington County;thence North 08°42'10" 3 East,along the West line of said Ames tract, 153.62 feet to a point on the North line of said Lot 28;thence West along the said North line, 14.23 feet to the point of beginning. 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,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. $195,458.00 The true and actual consideration paid for this transfer is other value given or promised. /(Here comply with the requirements of ORS 93.030). Dated this O. ( day of /LIQ ,2007. <".kzX17^' Gmht E i ell 174. . a A--� ,,� e r t - C Marjorie A.JeweN State: OR County: Washington The foregoing instrument was acknowledged before me this q day of /141 ,2007 by: Grant E. Jewell and Marjorie A. Jewell /� U /��, T • `�. OFFICIAL SEAL / / C -� l/� `��h DONNA J MC MURTRY (GJ� ! N9tary Publ• `l`a�',,,, NOTARY PUBLIC-OREGON )t "Z— ^N/7/ `,�'� COMMISSION N0.a124g7 My Commission fres: / J �.cLJ MY COMMISSION EXPIRES JANUARY 23,2011 TICOR TITLE INSURANCE COMPANY BARGAIN AND SALE DEED-STATUTORY FORMICL061 PAGE 1 NARRATIVE: FIRELIGHT LLC DBA/MARTIN HOMES CONSTRUCTION TYPE 2 APPLICATIONS /MINOR PARTITION 5-6-2008 Table of Contents 1.) Proposal Summary •3 General Information ..3 Request ••3 Site Description/Narrative ...4 , 5 Surrounding Area .6 Project Description 7, 8 2.) Compliance with the Tigard Community Development Code 8 18.370 Variances/Adjustments 8 , 9 18.390 Decision Making Procedures/Impact study .9 18.420 Land Partitions .9 , 10 , 11 18.510 Residential Zoning Districts ..11 , 12 0 18.705 Access/Egress Circulation 12 , 13 , 14 , 15 18.715 Density Computations 16 , 17, 18 18.730 Exceptions to Development Standards 19 18.745 Landscaping and Screening Standards 20 , 21 , 22 18.765 Off-Street Parking/Loading Requirements 23 18.790 Tree Removal 23 18.795 Visual Clearance Areas 23 0 18.810 Street& Utility Improvement Standards 24 , 25 3.) Summary/Conclusion 25 Pgl 0 0 4.) List of Exhibits a.) Narrative Pg2 GENERAL INFORMATION 1.) PROPOSAL SUMMARY APPLICANT FIRELIGHT LLC DBA - MARTIN HOMES CONST. P.O.BOX 1258 Newberg, OR 97132 503-554-0891 Contact: Kevin Martin PROPERTY OWNER Same as applicant Map and Tax lot: 2S13BA-00139 Lot 29 & PT 28 SIZE: .50 Acres Comprehensive Plan Designations: Residential ZONING: R 4.5 Pre-Application Meeting Date: 11-21-06 REQUEST: The applicant requests partition approval of a .50acre (21,780sf) parcel located at 12020 SW Lynn st. (New address)(Old Address was 12150 SW 121st Ave.) (2S13BA-00139, Lot 29 &PT 28) resulting in almost 2 quarter acre lots Lot 1 (9,636 sqft - 0.22 acre) would be on the most Easterly side as the lot sits right now. The 2nd lot(10,114 sqft- 0.23acre)would be on the Westerly side of the present lot. Split right down the middle of the present day lot would result in two almost perfect rectangular shaped lots that do fit in the parameters of the required lot sizes per city of Tigard. Pg 3 SITE DESCRIPTION / NARRATIVE This almost flat .50 acre parcel had an old existing tare down house that sat in the middle of the lot. In May of 2007 demolition was performed and the house was removed. All utilities were cut back to the edge of the property. In June 2007, a MST permit was developed in the city of Tigard Building Dept. for a new single family dwelling (lot 1). The new house is 2560 sqft, and now sits on the far East side of the property at 5.5ft from the Eastern property line to allow enough room for the future 2nd home site and lot. Access to this new house is only on Lynn st. and the future 2nd dwelling will also be on Lynn st. Before the demo, the old house had two separate driveway accesses, one off Lynn st and the second off of 121St Ave. This parcel is a corner lot. It sits on the East side of 121st Ave and the South side of Lynn st. It's directly across from the Windmill Park that sits on 121st Ave. All utilities were present on this parcel due to the fact the old house had upgraded to modern utilities years ago. Existing sewer line is already hooked up to the new constructed house. The present 0.50 parcel already has two existing city of Tigard water meters, and both are functional. They are both located on the Westerly side of the lot on 121" Ave. N One was for the old farm house and the other was for it's garden irrigation system. Now the new constructed house that would be lot 1 is already connected to the meter that supplied the old garden irrigation system. This meter and connection has been inspected by the city of Tigard building dept. and has pass for usage. The second meter that is already in the ground on 121st Ave will be used for the 2nd lot. This 2nd water meter is in perfect working order and is ready to be hooked up. PGE has already set a junction box/conduit to feed both lots. Comcast has set their junction box and lines are ran to the new house and ready for the future lot. Verizon has their junction box in place and wires ran to the new house and are ready for the 2nd lot when ready. N.W. Natural Gas is connected to the new house. They'll tap off of their line that's already on the property that comes off of Lynn st. to the 2nd lot when it's produced. Storm rain drains wrap around the new constructed house and go to the curb's weep hole. The future 2nd dwelling's storm/rain drains will also wrap around the structure and go out to it's own existing weep hole in the curb. The city of Tigard 8" sewer main runs parallel on the Eastern side of this parcel. It is approximately five feet from the property line on the neighbor's side. The first option for the sewer line for the 2nd lot will run across the 1st lot in the ten foot easement right-a-way to the 8" city of Tigard sewer main. Pg4 The second option to run the sewer line to the main is to come out from the property on to Lynn street a couple of feet and down in front of the 1st lot to connect into the 8" main sewer line. Applicant will improve the frontage on Lynn street of the parcels with a 5 foot sidewalk and a 4.5 foot planter strip between the sidewalk and the curb. This street improvement will only be on the frontage on Lynn street (North side), and will go from East to West. The walk will start on the far East side of lot 1 and span across future lot 2. For the future rd lot's present property owner (Firelight 11c) will provide a future street improvement agreement/guarantee for the frontage of 121st Ave on the deed. This construction of street improvements on 121st Ave for a new 6ft sidewalk and a 5ft planter with required street trees will not be done at this time of building of the new house, but at the time of the street widening in the future of the city of Tigard's efforts to expand their RO on 121st Ave. By that time the new owners whom have purchased the property from firelight 11c, they will be responsible to carry all the construction costs to produce these improvements on 121St Ave. In the purchase and sales agreement, this information will be stated and understood by both parties and everyone involved. On lot 1, the new constructed house is already connected with power, Comcast cable, Verizon fiber optics, sewer, water, natural gas. Everything is underground. The future 2nd lot will also have all it's utilities underground. Pg 5 Direction Comp ;nsive Plan Designation Zoning DiL Use North Low Density Residential R 4.5 Residential East Low Density Residential R 4.5 Residential ' South Low Density Residential R 4.5 Residential West Park& Low Density Residential R 4.5 Residential NI �� 1 4 ---, M s oC ,c.....-____A,c.....-____A,c.....-____Ao rr I 13 p 0 mc' LY1V N,T o-y� A N N S T _o �ivry - -<N7-4 )(4, 4' i- - 4 ,. [3-_p 0 I . o 0 Cs 0 o ST City of Tigard map Pg6 11 Table B: Utilities Utility Service Provider Size Location Water City of Tigard 8" 121st AVE Sanitary Sewer City of Tigard 8" Lynn St. Storm Drain City of Tigard 12" 121st Ave Data source: city of Tigard PROJECT DESCRIPTION Applicant is proposing a 2-lot Minor Partition on the .50 acre site. Lot 1 will retain the existing home with a proposed lot size of quarter acre with total access from Lynn st. Proposed lot 2 will also be totally accessible from Lynn st and will also be quarter acre in size. Both lots will be in rectangular in shape. Lot 1 will have just little over 5 feet on each side of the existing house and about 40 feet of frontage and about 40 feet of back yard. Lot 2 would have just over 5 feet on the East side of the structure. On the West side of the structure will have a 15 ft setback with a 10 right of way dedication to 121st. Right now there is a wall of trees and foliage between 121st ave and the parcel that has been there for many years. This foliage will stay in place and help make a buffer. There was an old house on this property that was demoed. Another house has already been constructed on the far Easterly side of the .50 acre parcel. All utilities were present on this parcel due to the fact the old house had upgraded to modern utilities years ago. Existing sewer line is already hooked up to the new constructed house. The parcel has two city of Tigard water meters. One was for the old house and the other was for it's garden irrigation system.Now the new constructed house is already connected to the meter that supplied the old garden irrigation system. The other meter will be used for the 2"d lot. PGE has already set a junction box/conduit to feed both lots. Comcast has set their junction box and lines are ran to the new house and ready for the future lot. Verizon has their junction box in place and wires ran to the new house and are ready for the 2nd lot when ready. N.W. Natural Gas is connected to the new house. They'll tap off of their line that's already on the property that comes off of Lynn st. to the 2nd lot when it's produced. Storm rain drains wrap around the new constructed house and go to the curb's weep hole. The future 2"d dwelling's storm/rain drains will also wrap around the structure and go out to it's own existing weep hole in the curb. Pg7 The city of Tigard 8" sewer main runs parallel on the Eastern side of this parcel. It is approximately five feet from the property line on the neighbors side. The first option for the sewer line for the 2nd lot will run across the 1St lot in the sewer easement next to the new two foot right-a-way along side the new sidewalk to the 8" city of Tigard sewer main. The second option is to run the sewer line out from the future 2nd lot's building envelope to the main by coming out from the property on to Lynn st. a couple of feet and down in front of the 1st lot to connect into the 8" main sewer line that does have a manhole that's just almost five feet in front of lot 1. Transportation: Tri-Met bus route 45 operates on 121St ave. There is a bus stop at the corner of 121St ave and Lynn st. 121St ave is a collector and Lynn st is a neighborhood route. By added an extra lot in the neighborhood would put no restrictions on either street. The transportation system in the immediate vicinity is adequate for the added traffic of another dwelling. 2.)COMPLIANCE WITH THE TIGARD COMMUNITY DEVELOPMENT CODE 18.370.020 C6 Variances/Adjustments 6) Adjustments to landscaping requirements(Chapter 18.745)(pg.20-22) 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: Revised arborist report dated March 17 2008 states applicant's duties and responsibilities,and professional guidance of a certified arborist. Applicant is requesting an adjustment to include existing trees as"Street trees"on 121st Ave . (1)The ground within the drip-line is altered merely for drainage purposes;and Project's arborist finds that no alteration has and will happen to effect trees. Arborist also finds that existing trees would count as street trees. Plus,No damage will occur to trees during any construction. Pg 8 (2) It can be shown that the cut or fill will not damage the roots and will not cause the tree to die. Project's arborist finds that no alteration has and will happen to effect trees. Arborist also finds that existing trees would count as street trees.No damage will occur during construction. Trees are protected with a metal cyclone fence. B)Adjustment for street tree requirements. 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 adjustments to the street tree requirements in Section 18.745.030,based on the following approval criteria: 1)If the location of a proposed tree would cause potential problems with existing utility lines; Street trees will not cause any future damage or concern to existing utility lines. (2) If the tree would cause visual clearance problems; or Trees do not cause any visual clearance problems and will not in future. (3)If there is not adequate space in which to plant street trees There is adequate space to plant street trees on this property. And,to plant many more trees without infringement to street trees. 18.390 Decision Making The applicant is submitting a proposal in compliance with all relevant code and comprehensive plan requirements. All required information is submitted and ready for review and approval. 18.420 Land Partition 18.420.050 1) This application complies with all known statutory and ordinance requirements and regulations. Pg 9 2) There are adequate public facilities to serve the proposal. Sewer is already hooked up to the existing constructed house (LOT 1). The future 2nd lot will be hooked up to the city of Tigard 8" sewer main on Lynn st. Water service is already hooked up to the existing constructed house by it's own water meter. The 2nd lot will get it's water from the existing 2°d water meter on the existing lot. All power, cable, phone, natural gas is under ground and already hooked up to the lot 1 and everything is ready to go for future lot 2. Storm runs onto Lynn street. 3) All improvements meet or exceed city of Tigard and applicable agency standards. 4) a) Each lot will have more then the required 25 ft frontage. Builder will meet all responsible setbacks that are required. The building envelopes will fit in the required space available. b) Both proposed lots exceed the minimum lot area of 7,500 sqft in the R- 4.5 requirements. The present day 0.50 (21,780sgft) acre lot will be more then enough to make two lots. Lot one will be 0.22 acre (9,636 sqft). Lot two will be 0.23 acre (10,114 sqft). Minimum widths of the existing house building meets the requirement per R-4.5 district, and no flag lot is proposed here. c) The parcels created with this partition front a public street with way more than the minimum 25 feet requirement. d) All setbacks are met. The parcels created would meet required front, back, sides setbacks for this zone. e) No flag lot is proposed. f) There is no paved access way within 10 feet. g) Any firefighting would not have any detrimental effects on their work. h) There are no common drives in this proposal. 5) Present day driveway complies with the city of Tigard standards. Future lot 2 will also comply with Tigard's standards. 6) This parcel is not located in or adjacent to the 100 year flood plain. 7) Applicant is not proposing any variances or adjustments. 0 Pg 10 18.420.060 Final plat Submission Requirements The requirements of this section will be met when the final plat is submitted to the City of Tigard. 18.420.070 City Acceptance of Dedicated Land Applicant is proposing to dedicate approx. two feet of right-of-way frontage along SW Lynn st as shown on the Map. 18.420.80 Recording Partition Plats The newly constructed house is already registered and recorded with a new address (New - 12020 SW Lynn st, Old - 12150 SW 121 Ave), and the Washington county tax assessors office is updating their records to the new address. The future 2" lot will receive a similar address as for lot 1 would inherit the existing address of 12020 SW Lynn st. The requirements of this section will be met when the fmal plat is submitted to the city of Tigard. 18.510 Residential Zoning Districts 18.510.20 List of Zoning Districts The present parcel is Zoned 4.5 by city of Tigard. This parcel meets the guidelines and is dividable into two lots. It's large enough to make two single family dwellings that are detached and have their own sources of utilities. This present lot is low density residential. Lot 1 will be 0.22 acre (9,636 sqft). Lot 2 will be 0.23 acre (10,114 sqft). 18.510.030 Uses All of the uses proposed with this application are permitted. 18.510.40 Minimum and Maximum Densities Applicant is proposing to partition the property into two parcels. The minimum and maximum density allowed for this property under the current zoning rules is two units. Refer to section 18.715 for more information. This adjustment to the present parcel meets the requirements of this section. Pg 11 18.510.50 Development Standards A) Compliance required This development complies with all applicable development standards and doesn't require any adjustments or variances. B) Development Standards This development complies and meets the city of Tigard's standard in Table 18.510.2. Below shows this in the chart under zoning R-4.5. 18.705 Access, Egress and Circulation 18.705.030 General Provisions Continuing obligation of property owner. A) Applicant understands that it is the continuing obligation to maintain access and egress to the individual lot(s). Currently the new constructed house kept the existing driveway which already has direct access to Lynn street. The curb is already done due to it's pre-existing driveway. The future lot 2 will copy the example as lot 1 in it's driveway access as indicated on the development plot map. Access plan requirements. B) Both parcels will obtain access from Lynn street. Joint access. C) There is no joint access regarding this application. Public street access. D) Both parcels front a public street(SW Lynn street) Curb cuts. E) Existing curbs are on Lynn street and 121 Ave. The curb on Lynn street already has pre-existing weep holes for storm rain. The newly constructed house sits in the perfect place on the parcel to take advantage of the existing driveway approach. Curbs for lot 1 already meet requirements. Lot 2 will meet city of Tigard requirements and copy the lot 1 approach as it shows on the development plot map, and also in it's curb cutting for it's driveway approach. Pg 12 Required walkway location. F) Applicant will improve the frontage of the parcels with a 5 foot sidewalk and a 4.5 foot planter strip between the sidewalk and the curb. This street improvement will only be on the frontage on Lynn street (North side), and will go from East to West. The walk will start on the far East side of lot 1 and span across future lot 2 and stop just before the #11 Deodar Cedar tree indicated on the arborist report due to the fact it's about 100 years old. Applicant will keep the treed foliage between future lot 2 and 121st Ave. on the West side of the property. The treed foliage is described in the arborist report (Sect. 18.790). The sidewalk area doesn't require any engineering. City of Tigard building department doesn't require any engineering of sidewalk construction. City of Tigard building department does require all sidewalk construction to be met to their standard and parameter, so this will be made and inspected by the building department. For the future lot 2's present property owners and future owners, they will provide a future street improvement agreement/guarantee for 121St Ave on the deed. Inadequate or hazardous access. G) This development does not propose any access restrictions that would be hazardous. Both lots will provide adequate access for emergency vehicles and would not produce any restrictions for any help. Access Management H) 1. The proposed development will have two separate lots accessing onto Lynn street. Code requires a 15ft paved driveway width. Both lots will have at least the minimum paved width of 15 feet. The proposed lot's 1&2 meet this standard. The chart (18.705.1) below shows that both driveways will meet city code. The newly constructed home as it sits today already has it's driveway half done and The future lot 2 will also have this required paved driveway width. Both will be 6' from any property lines. 2. 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. The sight distance for this property has been done and has been deemed complete and conforms with the codes and requirements for this section per Cushing civil engineering. The new driveways for both lots would not violate any city code. The civil engineer has written an approval letter for this project and has passed all of the requirements. Pg 13 In addition, due to the closeness of the proposed driveway to the intersection of 121st(collector) and Lynn street(neighborhood), the applicant finds that there is no other way to construct a driveway more then 150ft from that intersection nor able to combine the two lots' driveways together. It is not practical to join both driveways together. The only alternative would be to put the driveway on 121st on the SW corner of the proposed lot 2. Then even this would still be within the 150ft to the intersection. Applicant has already mentioned this option to city planners and they told applicant to keep all access on Lynn st. Just to note: There had been a driveway through the 0.50 acre parcel many years ago starting from the SW corner of present lot on 121st and adjoining to Lynn st on the NE side of the present lot. There is little evidence of this now as there is a little asphalt left on the SW corner on 121St Plus, there are 3 other existing neighboring houses on 121St and Lynn street intersection. All their driveways are within loft to 30ft to the intersection. Out of all 4 lots on this intersection, the future lot 2's driveway will be the furthest away from the intersection of the 4. The newly constructed house (lot 1) as it sits has used the existing driveway area that the old demoed house had used. This driveway is with-in the 150ft to the intersection. The proposed lot 2's driveway would be with-in the 150ft to the intersection at 121St Ave and Lynn street. Measuring from the ROW to the throat of the proposed driveway is 50 ft. As it sits today, the throat is 71ft to the asphalt of 121St Ave, and approx. 76ft to the yellow solid line. Applicant may mitigate There is really no better practical alternative to access and construct the proposed lot 2's driveway anywhere else. The most reasonable and common sense is to put it where indicated and shown on the site map Pg 14 Minimum access requirements for residential use. I) Both lots will have at least the minimum access paved width of 15 feet as indicated in the chart below. TABLE 18.705.1 VEHICULAR ACCESS EGRESS REQUIREMENTS: RESIDE\TL1L.USE(6 OR FEWER UNITS) Number Dwelling U'nit'Lots Minimum Number of Minimum Access Width Minimum Pavement Driveways Required Width 1 or 2 1 15' 10' 3-6 1 20' 20- TABLE 18.705.2 VEHICULAR ACCESS•E DRESS REQUIREMENTS: MULTI-FAMILY RESIDENTL-1L USE Dwelling Units Minimum Number of Minimum Access Minimum Pavement Driveways Required Required Sidewalks,Etc. 1-2 1 15' 10' 3-19 1 30' 24- if two-way, 15'if one-way: Curbs and 5' walkway required 20-49 1 30' 2 if two-way or 30' 15'if one-way: Curbs and -walkway required 50-100 2 30' 24* Curbs and 5'walkway required One-way vehicular access points K) Does not apply to applicant Director's authority to restrict access. L) By the information stated above with reasoning to the project,applicant believes there wouldn't be a true restriction to void access for proposed lot 2's driveway. Pg 15 18.715 Density Computations 18.715.020 Density Calculation Definition of net development area. A) 1) This is not sensitive area and no reduction 2) There is no park dedication for this proposal and no reduction 3)There is ROW land on this proposal and a reduction 4)There is no private street and no reduction 5) The proposed lot 2 will be just as large, and actually a bit larger then the lot 1. In the chart below under zoning R-4.5 states that this proposal of subdividing the 0.50 parcel into meets the criteria of requirements. The proposed lot 2 will be at least 7500 sqft. Subtracting the ROW leaves applicant's net with 19750sgft: Proposed lot 1 will be 9,636 sqft and Proposed lot 2 with 10114 sqft. Both lots would exceed the requirements. Calculating maximum number of residential units. B) Referring to the Residential density code requirement calculations, this 0.50 (21,780sgft) (R - 4.5) acre lot allows space for subdividing. Gross square feet is 21,780, and after ROW subtraction, net is 19750 sqft. Divide 19750 sqft by 7,500 sqft--- Equaling= 2.6 This present lot is large enough to have two lots made out of it. Calculating minimum number of residential units. C) Minimum is 2.6X .80=2.08 Total lots proposed: 2 lots In addition: This proposed property is zoned R-4.5. In the chart below indicates the proposed property complies with the standards: Minimum lot size: 7500sgft is standard. Proposed lot 1 is 9636sqft. Proposed lot 2 is 10114sgft. Both lot's 1&2 meet standard. Average Minimum Lot width: 50 ft. is standard. Proposed property is approx. 65ft. Proposed lot's 1&2 meet standard. Pg 16 Maximum lot coverage: Doesn't apply to proposed site. Minimum setbacks: Front yard: standard for is 20ft. Proposed Lot's 1&2 front yards are 33ft. Both lot's meet standard. Side facing st. on corner& through lots: standard is 15ft. Proposed lot 1 doesn't apply. Proposed lot 2 applies with side facing, and lot 2 will be at least 15ft and meets the standard. Side yard: Standard is 5ft. Both lot's 1&2 will have at least 5ft on all sides and meets standard. Rear yard: Standard is 15ft. Both proposed lot's 1&2 will have approximately 40ft of rear yard and this meets standard. Distance between property line and front of garage: Standard is 20ft. Proposed lot's 1&2 will have approx. 40ft, and this meets standard. Maximum height: Standard is 30ft. Proposed lot's will not exceed this height. Proposed lot's 1&2 meet this standard. Minimum landscape requirement: Standard does not apply to zone 4.5. Proposed property zoned R-4.5 does not apply and this meets standard. Pg 17 TABLE 18.510.2 DEVELOPMENT STANDARDS LN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3,5 R-4.S R-, Minimum Lot Size -Detached unit 30.0w sq.f.. 20.000 stilt. 10.000 sq.ft. 7.500 sq.ft. 5.000 sq.ft. -Duplexes 10.000 sq.fr. 10.000 sq.ft. -Attached'tut[1] 5.000 sa.ft. Average\',mi uci Lot Width -Detached mu lots 100 ft. 100 ft. 65 ft. 50 ft. 5011. -Duplex lets 90 ft. 90 ft. 50 ft. -Attached'ant los 40 ft. Maximum Let Coverage - - - - Kat,[2] Minimum Setbacks -Front card 30 ft. 30 ft. 20 ft. 20 ft. 15 ft. -Side facing street on corner&through lots 20 ft. 20 ft. 20 ft. 15 ft. 10 ft. -Side yard 5R. 5ft. 5ft. 5ft. 5ft. -Rear card 25 ft. 25 ft. IS ft. 15 ft. 15 ft. -Side or rear yard abutting more restrictive zoning district 30 ft. -Distance between property line and front of garage 20 ft. 20 ft. 20 ft. 'if)ft. 20 ft. Maxi:mum Heichi 30 ft. 30 ft. 30 ft. 30 ft. 35 R. MinimumLandsoapeRequirement - - - - 20)o [11 Single-family attached residential units permitted at one dwelling per let with na mote that five attached units ill one grcupus_ [2]Lot coverage includes all buildings and irrzpenroux surfaces. 18.715.030 Residential Density Transfer Rules governing residential density transfer. A) Applicant believes that there is no transfer required. Underlying development standards. B) Applicant believes that there is no transfer required. Pg 18 18.730 Exceptions to Development Standards 18.730.020 Exceptions to Development Standards A) Applicant will obey all restricted projections on present and future sites. B) Applicant will obey all building height restrictions. Applicant will not exceed any restricted height given by city of Tigard codes. The present MST-2007-00121 building permit for the newly constructed house meets all the requirements from the city of Tigard planning department and building department. C) There is no flag lot requested. 18.730.030 Zero Lot Line Setback Standards A) Applicant does not request any zero lot line setbacks. There is no flag lot here. 18.730.050 Miscellaneous Requirements and Exceptions There will be enough space for two building envelopes on this one present day .50 acre I parcel. There are not special requirements or exceptions. Not a flag lot. Please refer to the proposed development plot map. I I Pg 19 18.745 Landscape and Screening Applicant will be responsible for landscaping, trees, and shrubs maintenance during the present and future construction period until all construction of each lot 1&2 are finished. This period will be until new home/property owners legally obtain each lot. After homes are built and finished, and then the new home/property owners take possession of the property, and then firelight llc is no longer on the title, then responsibility for landscaping maintenance will be the new home/property owners full responsibility. Street trees will be at least 2 inches when measured four feet above grade and be spaced approx. 15-20 apart in front of each lot 1 and lot 2 in the planter area on Lynn st. Please refer to the certified arborist report and developmental plot map. 18.745.030 General Provisions A.Obligation to maintain: Applicant well maintain property in a neat and healthy,orderly appearance and keep from any refuse and debris. B.Pruning required: Applicant will control pruning,trimming,and not interfere with any public utility,nor restrict pedestrian or vehicular access, and not constitute traffic hazard due to reduced visibility. Applicant had a certified arborist and crew to maintain and control pruning along with trimming on site already. C.Installation requirements; Applicant will only install accordingly. All plants will be planted with accepted procedures. The plant materials will be high grade and meet the size and grading standards.Applicant has already planted(5) 12' high healthy Leyland cypress trees. D. Certificate of Occupancy: Applicant will meet the requirements in order to receive an occupancy certificate or meet other arrangements in order to be approved by the city. E.Protection of existing vegetation: Applicant will protect as much vegetation as possible and keep any loss of vegetation at a minimal. Applicant has placed 5ft high metal cyclone fencing around trees and existing vegetation at this time already for protection. F. Care of landscaping along public rights-of-way; Applicant will care/maintain all street trees that are in the properties ROW. G. Conditions of approval of existing vegetation: Applicant will abbey to the required conventional development. H.Height restrictions abutting public rights-of-way: Applicant will not plant anything in the public ROW abutting roadways having no curb and gutter. Pg 20 18.745.040 Street Trees A.Protection of existing vegetation: Applicant will plant street trees along the frontage of the two lots in the planter strip area on Lynn street. This will show on the site map and also is mentioned in the arborist report. B. Street tree planting list: Applicant will not plant any trees that may hurt nor cause damage. Only trees planted will be reviewed and"Ok"by the project's arborist. C. Size and spacing of street trees: Applicant will plant as required.Updates in the project's arborist report explains what trees and how many will be planted. No trees will be planted in the wrong place. The street trees that are shown on the site map may vary in location a foot or two,but they all will be not planted within two feet of the face of the curb and not within two feet of the sidewalk. The planter will have bark dust, grass, or river rock as an overlay. D.Pruning requirements: Applicant will not plant any street tree that may be violate the requirements of the city's requests.Applicant's arborist has requested to plant required street trees on Lynn street which is stated in arborist report. E. Cut and fill around existing tree: Applicant will apply for some of the existing trees to granted and adjusted as street trees. Projects arborist has stated this in his report on page 2, revised march 176 2008. F.Replacement of street trees: Applicant will replace according to projects arborist report. G.Granting of adjustments: Applicant will need to adjust some of the trees in order to consider them as street trees on 121'ave. Project's arborist report on page 2,revised march 17th 2008. If director will not allow the adjustment then applicant will replant accordingly. H.Location of trees near signalized intersections: Doesn't apply. Property is not on a signalized intersection. 18.745.050 Buffering and Screening A. General provisions: Applicant has kept the existing foliage on 121St Ave. in order to provide a screen and privacy. By protecting this area, it produces somewhat of a buffer and provides great privacy and eliminates adverse impacts of visual and noise pollution for this site. Applicant has cleared area specifically on Lynn street for frontage to be exposed and access to occur. B. Buffering and screening requirements: Project doesn't apply to buffer matrix(table 18.745.1) due to it being a detached single unit. Pg 21 C. Setbacks for fences or walls: Applicant may or may not produce a fence. Pre-existing fences are on the East and South adjoining properties already. Applicant or home owner may produce a fence between lot 1 and lot 2 at some time. If so, applicant or future home owner will build it out of cedar fencing material and have city of Tigard building inspectors inspect for approval. D. Height restrictions: Applicant or home owner will not exceed height restrictions. E. Screening: special provisions: Applicant is not asking for any special screening area approval. F. Buffer Matrix: Applicant does not apply. Detached single family unit do not apply according to buffer matrix. Below chart shows this. 18.745.060 Re-vegetation A. When re-vegetation is required: Applicant has provided straw to exposed area on this lot in order to grow new vegetation. Applicant has passed clean water service inspections by obeying rules of erosion control. Any future work will be handled in the appropriate manner. B. Preparation for re-vegetation: Applicant has provided straw to exposed area on this lot in order to grow new vegetation. Applicant has passed clean water service inspections by obeying rules of erosion control. Any future work will be handled in the appropriate manner. Topsoil will be hauled off site or staged in an area that does not damage nor infringe on trees or shrubs. C. Methods of re-vegetation: Applicant will use straw bales during construction. After and when starting landscaping, applicant will us fresh sod for ground cover in front yards and seed in rear/side yards. Native plants will be planted, and all will be watered for positive survival rate. TARE£3g-'a£.1 HL-E SER 1tAIRE\ PROPOSED 1.SE e L'it. vc.�e•5ing_e �aai `.L'_.:e �amcs: :erghhaahaoi L:gtr Haar' jarl.-gg-tts heA r.ad L-v.. - t.CC- <onncercial - Irci:rtn:a: iz3usr_n; I..../alfa-r..1 u_cLvr=: sv-1 '.arks .n caw=- CSC. mens "D]L; --. LQSIL'GAHLTIMTC.LSE a _ Derac3�c Stag=e L-nrc\ -ved L-race - AC C D { E = D Ar[xhed Sigh_xrs a do:tlZ 1� f . A - H C 0 C C E F C D -5 L9h%.DCPhtus An>-hed Sxgh::xrs and 1_titlimnv. A A - C D C t E _ - D c-C-utt �ioiu Home 4artc A A H - D = - - C�arnal......s(CC CG.C➢.CRD: C C C - A D - - ergib€.t.dCcmrrntialZw.;C\ C C C C A - A 0 D -- - `.E..,Use Esrp:xanesa Z .?SL-E:. C C C __ D 0 :�gc rruk-r-...:Zana:(W.r_I- 0 0 0 0 A A A _- D 0 D 0 0 D D D :sxkrag Lns D C C - - - -- -- - - Artensl Sneers A A A A - _ __ A ..m wee Ta�.a_..-�-._for al.eres-_.z ccc_:.ran_=s Cw aaiig�c.a tc�evue ceG,cceSmvr-. Pg 22 18.765 Off- Street Parking and Loading Requirements During present & new construction there is parking on the Lynn street and on the lot. The newly constructed house that will sit on lot 1 will have a driveway length of approximately 30 feet long and 20 feet wide. The future lot 2 will have almost the exact width and length for it's driveway. Both houses will have a two car garage. Both driveways will be able to fit 4 cars safely. Refer to proposed developmental plot plan. This is residential zoned 4.5 and not commercial. Proposed minor partition would meet standard. 18.790 Tree Removal A) A certified arborist has made a report before any demolition/construction had a cured. The certified arborist had made another report stating the changes that had a cured after demolition of the old house and during the construction of the newly constructed house that will be part of lot 1. Future lot 2 is a bare grassy area as of today, along with foliage and many trees on it. There has already been trees replanted on this lot. Refer to arborist report for visual of the layout and revised and updated material. B) Tree mitigation has a cured. Revised arborist report (March 17th 2008) explains this very well. 18.795 Visual Clearance Areas Visual clearance areas will be maintained where the private drives intersect Lynn street on the North side of the lot. Any future landscaping will be consistent with this section. There will not be any obstructions of landscaping or fencing that would impact the visual clearance areas. Cushing engineering has made a sight distance report on this proposed property and deems it complete and meets standard. Pg 23 18.810 Street & Utility Improvement Standards Streets Lynn street is 32 ft wide and the applicant is agreeing to the 2ft right-of-way dedication on the front/North side of the lot(s). 121st Ave is 50 ft wide and applicant is agreeing on a loft right-of-way dedication along with addition 15ft side setback for the future house that would sit on future lot 2. Applicant requesting to be allowed to enter into future street improvement agreement/guarantee. Sanitary Sewer The newly constructed house that sits on the property now that will be lot 1 uses the pre-existing 4" abs sewer line that fed the old house. Through the building process of the future lot 2, A new 4" abs line will be ran to and tapped into the city of Tigard 8" sewer main that is a few feet East of the future lot 1. This new line will be put into the dedicated 10 ft easement next to the 2 ft dedication. There will not be any required sewer service feeding off of 121st Applicant will have an easement from lot 1 for lot 2's sewer line that will be running parallel with the curb from future lot 2 across lot 1 to city of Tigard's main. Please see development plot map for a visual. Surface Water Run-off/Storm Drains Future lot 1 has It's house's 3" rain drains ran to the weep hole in the curb already. Future lot 2 will copy this exactly. This water will drain onto and down Lynn street, and not onto 121st Domestic Water This present lot already has two working city of Tigard water meters installed. The old house that was demoed had one for domestic uses and the other for irrigation for it's garden! The future lot 1 has already been connected and working for the newly constructed house from the meter that was used for garden irrigation. It's water line run's from the meter which is in the far Southwest corner of the present lot and feeds across to the back of the house. This was the most practical. This was inspected by the city of Tigard and had passed. This will require an easement for lot 1 from lot 2 for a water meter/ line across the back yard of future lot 2. The second meter that is already in the ground on 121St Ave will be used for the 2nd lot. This water meter is in perfect working order and is ready to be hooked up. Pg 24 Power/Cable/Phone/natural gas All of these utilities are in the ground already and connected to the newly constructed house that will sit on lot 1. All these utilities are on the present lot and are ready to be routed to future lot 2. Summary/Conclusion Applicant has complied with the City of Tigard Building and Planning Department and City codes and has followed steps to make this project successful. Any easements that may be required will be documented on the title and deed of each lot. Applicant respectfully requests an approval of the adjustments and partition as proposed. Applicant would be grateful in this approval of this minor partition. Pg 25 cus mg Don Cushing Associates Civil Engineers January 11, 2008 City of Tigard CD — Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171. FAX: (503) 624-0752 http://www.tigard-or.gov Attn: Mike White RE: 12020 SW LYNN STREET IMPROVEMENTS — Sight Distance Certification The access for this proposal is located approximately 45 feet east of the site's westerly property line, onto SW Lynn Street. The speed limit along SW Lynn Street is not posted but assumed to be 25 M.P.H., requiring 250 feet of sight distance in both directions, in accord with Tigard Development Code Section 18.705.030.H.1. As required by Code Sections 18.705.030.H.1, sight distance from the access to SW Lynn Street was measured to be 810 feet to the east and 275 feet to the west of the access through and beyond the existing controlled intersection with SW 121st Avenue. The Code Section requires that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle, (actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that the intersection sight distance at the proposed access for 12020 SW Lynn Street conforms to the requirements for sight distance as set forth in the Tigard Development Code. ia)j-k_ -,•-•-li ' „„,---"Is pP iiir ,cpi,..„4.,4?-6 1 iv-- ,<•11\:.)f).. .\\ Don Cushing, P.E. 01/0 a >"= 146 .V-: t OREGON ` ., f r 0 OW. PATE l Zif 1/6 7 6650 SW Redwood Lane,Suite 235 Portland,OR 97224 503-620-7884 (v) 503-620-2771 (1) M'' ' )=1.-111.....1%%j RTIN S I:. 1-- i—r D I S—I— " r i. _.., 7,,,,. r ...f.--2,. .,..,, 1,_, :,_,,,,, , - EX/---1 / 17;41111111—r I T Wer r ;, +— 3_3-- „,,.. • 7 . - �• _ A -� 7 f C 4 I'll PROPOSED DRIVEWAY 4: • �, f .I ' x,' 'I r ( On4-TION - ,�;- -AST ;. ' t s` - t_. • r 1.6,r'. �fl# R+ :�k ' ._1 ' ,, ''uuuiwzscLynnacreec t81{ op ��j�, • 1. "a . _ y. f y'. 'E"'��LOOKING EAST ,, f� ,'� CLEAR VISION UP TO 810' ..1- 'Cso'e, . ";"...k.;-..i"i •w yk.`f "ce ., E - PHOTO LOCATION:FROM PROPOSED PRIVATE DPW EAND SOUTHWEST LYNN STREET , 1. .!. 44.#, fi.. ■ , j ' t LOOKING WEST ;� CLEAR VISION UP TO 275' z s;'..;as e 'tr s?, a..•. x ,, • s 6.0a W - - NOTE O =-•7!- • THIS DOCUMENT FOR GRAPHIC REPRESENTATIONAL PURPOSES ONLY O SITE PICTURES TAKEN ON Ot/10/08. O cus inng SIGHT DISTANCE Civil Don Cushing Associates JOB:12020 SW LYNN STREET EX-1 Civil Engineers 6650 SW Redwood Lane,Suite 235, JOB #:08001 DRAWN BY: KKN Portland OR 97224 (503)620-7884• Fax:(503)620-2771 DATE: 01/10/08 SCALE: 1" = 200' 1 OF 1 N /t/ SW LYNN STREET `qafra 4 ,k° .h Pyk, ' / w r.opile‘ilifi ` ��� ° tip, N td f.;r'r ��rU 'Rig a , iU n Z•. , o ��-/2'Righ of Way Dedication _ -0 �u QAC _"•""""' • �— -_-- __ Iv Q, (0 9 iqu3A14- 110 , 111,{/7----11 0 . COW47-1 `tf f,�t!?�xJ - 25'Setback jvu :T li4 -- 1 r , may. re _ ' 4 hoI /./////// /////// ,l' I G/ .s-� 108�a /4,,,,,.,,„„.:4„,..2,,D , /./. LLI W �� _ i o f� cto �� ��7(Krldl ,,,,, • ; a H ° �,'q. 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Ili -1-,1 '1,-1.-:_qh, I •- . - ..'. -t-,7., „,-:"..9.),-'•- - - - ..--,..,41 ,f.,--_---,. - -111414 ';ff,:irirdittff',451. --.., ' ::'5, .., kpn._. An.,-..-rf-,,,-"*.• ,,treArIPAM'ar. .1 , • _p te —.4.:t, _.-''•'*..--;-..et-..-I_-*--..rfr.,:eir 0--:4'1,,'IN. ---,..... -37-_,--cii....L,0%,. .•• trel,„---,,,, ,-- ----,:-_.:- .4„---i:-_-,-. 4 I r.•l'o. - .,••- -----•-• -:-.--- 7.,...-..fr..;:i.„. _:2-i--,-..-------:---- -----;;;.-.,1--:•:•-•:•:--,,,-:,--. '•• ---_,:-'''.-V-. ' ..:k.._,...,mt-_,,L.v.1-:••••-fr.,.- -...:47.--..0,SimsT-e..,-- .„..-, if ,j,,,,,,eir, .„1,,,„`" Or •-• '-... ..-,./Z,.;,„-,.. , •,,-,- _..-_,...„...-„„„ ,•- •.•!•--0.••••<-4,•:•-•,;- i. sr,- .....k- 1.- ..---% z- ,- _, vAULTED %,.. Tp #. 41trJP ; MASTER z,„,/ --:,-_:..-,.,,•',,-,-1,:-.4..:,::..,.,-4.9. ,i 40 •e, DE) 11110/UI ( FAMILY 13/8 X 16/2 I 18 ” CLG I 11 11N/4OXCI1OK/0 ' ©1991 Alan Mascord it I o I Design Associates,Inc. 112-8 C/G r..._ i All rights reserved. BR. 2 , l' 11/0 X 11/0 L. 8-1" CLG I 1:1 -,.. 11/4.,.X,11,0 A C\e S K Y L 1 r j:: f',112 8- -- PANT CLG) lo, LIN _..,, -.A.L IIE DINING i 66' BR. 3 -4-7.o , (8-' CLGI ._‘.. 11/0 X 11/0 ('' V (8-V CLG 1 ook__ 0 Clii — 4111°I,IF ° --8- "I (12-8 CLO I LIVING , GARAGE --, 17/0 X 13/4 A 4 A f r DEN 10/0 K i IN.-'- CG( 4 44' 1212 um AL 4N , ,, , ,„ i Gintip mascord.com 11111adorea... 1305 N.W. 18th Ave. 503/225-9161 800/411-0231 Total Area 2089 Sq Ft. Portland,OR 97209 DESIGN ASSOCIATES INC IMPACT STUDY 4 pgs FIRELIGHT LLC DBA/ MARTIN HOMES CONSTRUCTION MST# 2007-00121 5-6-2008 INTRODUCTIONBACKGROUND: The proposed site is a 21,793 sf(0.50-acre)parcel located at Lot 29, Leron Heights Plat no. 2 in the city of Tigard, Washington County, and the following described portion of lot 28, Leron Heights Plat no. 2 in Tigard, Washington County. This property is almost perfectly rectangular in shape. Beginning at the corner of SW 121st ave, and SW Lynn st. In zip code 97223. The lot spans 158.14 ft south along 121st Ave and then spans directly East 135.86 ft, neighboring other residential home sites. From there,Northward 153.68 ft to Lynn st.. Then West 136.22 ft. along Lynn st. back to the start, at 121st ave & Lynn st. Old Address: 12150 SW 121st ave Tigard Or 97223 New Address: 12020 SW Lynn st Tigard Or 97223 Old tax lot# R471901 Leron Heights no. 2, lot 29 &pt 28 Tax Map# 2S13BA-00139 Zoned 4.5 New development has already started. The old house that was built in the early 1900's has been demolished, and the site has been cleared and debris has been deposed of After the demo, a new building permit was issued MST#2007-00121. A single family dwelling has been constructed in the last few months. It's location on the property is key! It has been constructed on the far East side of the property at 5.5 ft from the property line. The new house was chosen for its size to allow for another lot and home to be produced after the minor partition has been approved. The surveyor's maps clearly show of this. This minor partition will enable two quarter acre tax lots to be made with two single family dwellings in the approximant sizes of 2500sf to 4000sf, and to obey all the rules and restrictions that the city of Tigard building and planning dept. may have. The property had belong to the grandparents of kevin martin( Firelight 11c DBA/ Martin Homes Const.). Due to the illness of the grandfather, the property was purchased by the grandson for use in the development of making two lots. The family had grown up in that neighborhood. Pgl SANITARY SEWER The old house had city sewer service many of year's ago. During demo the line was located, capped, and then reconnected to the new house being built. Now the existing 4" abs sewer line run's from the newly constructed house(lot 1)to the point of connection approximately five feet from the city's 8" main sewer line that run's parallel with the present lot,running on the neighbor's property back to front. Almost in front of the property and the neighbor's property there is a man hole in the middle of Lynn st. This man hole accesses the 8" main. The first house being constructed is already done with its sewer line. There are two choices for the 2"d lot's sewer line, and for that it's the most difficult of the utilities. The first option is that the 2"d lot will need an easement across the 1St lot's frontage going into the 8"main, preferably in the 10 ft easement area, in order to stay out of the street! The second option is to run along the curb in the street to the 8" main. It's anticipated that the existing city sewer 8"main has sufficient capacity to handle the additional service demand for the dwelling of the 2nd lot. STORM DRAINAGE The old house had it's storm water ran to weep holes in the curb. The property gently slopes from South to North (North being the most downwardly of all parts of the property.) Lynn st. is the North side. It's already been discussed with the Tigard building department to run the newly constructed house's storm lines (3" abs piping)to weep holes in the curb for water run off to be released onto Lynn st.. The newly constructed pipes are already in place and working. The future second dwelling will work in the exact same order as the first lot. Release levels will be normal and no negative impact will a cure. NOISE IMPACTS Ambient noise level will be standard for any other single family dwelling. Since there was already an existing house on this property in the past,the first house will pretty much eliminate any new noise into the neighborhood. By adding another lot and single family dwelling, well then it will only double. Due to the sizes and quality of this new and potential structure, it's most likely the families will be in the middle to upper class. They may have 1-3 children or none at all. It's to be expected to be normal neighborhood living. Pg2 WATER SUPPLY It is fortunate for this property to have a fire hydrant on the corner of the property. It's located on the corner of 121st and Lynn st. It'll actually be on the future 2"d lot's corner when finish. It's to be believed the fire hydrant is connected to the city of Tigard water district main 8" cast iron water supply. It's to be noticed the main run's parallel with the existing lot on 12152 ave. There is adequate capacity and pressure in the existing main to serve the domestic and fire demand. It's a great place for a fire hydrant. In the very near future, the City of Tigard will start on construction of a new fire department on Walnut st. which will be approximately five blocks away from this site. This parcel as we speak has already got two water meters! The old house had one for the house uses and one for its integrated irrigation sprinkler system. The first 1"water meter that's connected to the city of Tigard water district is in the far SW corner of the property. That is the one that is already hooked up to supply the new constructed home site (lot 1) that is sitting on the far East of the property. It enters in the rear of the house from the back yard from across the future 2nd lot's back yard. That meter was in the past for its irrigation system for the owner's plants. This one will have to have an easement from the meter across the back yard of the future 2"d lot to the 1st lot when partition is approved. The second 3/4" (will be converted to a 1")water meter that is also hooked up to the city of Tigard water district is almost exactly in the middle of the property on the far West side. This one will be converted to a 1" when the time comes. Both meters are connected to the city of Tigard main 8" line that's in/on 121st ave. There is more then enough water to supply this project. SCHOOLS This project site is located within the Tigard school district. Student residents of this development will attend Marie Woodward Elementary, then Fowler junior high, Tigard High school. Depending on the new residences, there may or may not be children attending some of these quality schools. The schools population impact is uncertain at this time. PARKS The closest park is Windmill Park, across 121st from the property. The smallest park in Tigard, but is still nationally recognized as the windmill provides shelter and homes to the only owl retreat sanctuary. Summer Lake is within walking distance (east of 135th Avenue. (11450 SW Winterlake Drive). Summer Lake provides waterways, much natural and interesting wildlife, and also is dog friendly. Woodard Park, is much smaller, but has its own personality. Children will find fun play structures (10155 SW Johnson st) in a wood setting. Pg3 TRANSPORTATION /IMPACT 121St ave and Lynn st. served the old existing house. Now, Lynn st. only serves the present lot. The future 2"d lot will also be served by Lynn st.. Both lot's will have double car garages, the new constructed house wouldn't be any more then before, and the 2"d lot would only add possibly two extra vehicles to the neighborhood. 121St ave is a minor collector street. It has a bike lane running south to North. It also connects Scholls Ferry rd to Walnut st. and Gaarde st, which connects Hwy 99w. The project is within TriMet boundary. Right now, there is a bus stop on the property on the corner of 121st and Lynn st. It'll be on the corner of the 2nd future lot when finished. POWER PGE supplies this area. During the demo of the old house the electrical was cut back to the property line and PGE had supplied a junction box in the ground on the property to feed both lots, and lines have been ran to supply the new constructed house right now, and they have taken in consideration for the future 2nd lot with conduit when it's ready. CABLE Comcast supplies this area. Comcast has already supplied a junction box in the ground and conduit and cable line is to the new constructed house, and has set up future cable lines and conduit for the future 2nd lot. PHONE Verizon supplies this area. Verizon had already supplied a junction box in the ground and conduit with fiber optic lines to the new constructed house, and has set up a future fiber optic line to the future 2"d lot. NATURAL GAS N.W. Natural Gas supplies this area. They had service to the old house prier to demo. They disconnected at Lynn st. which is in the middle of the property in the planter area. Now they have ran their gas line to the new constructed house from the curb/planter area. 2nd lot will also receive gas service from this point from the curb area. CLOSING STATEMENT Applicant has everything ready to move forward, and will be waiting for a positive response from the City of Tigard planning department. Applicant would be very grateful for a speedy approval! Pg4 k .", Arborist Report: Kevin Ma. ., SW 121st Ave Tigard page 1 John O'Shea,Consulting Arborist ISA Certified Arborist#WE1871 433 SE 70th Avenue Portland OR 91215 [5031408-9308 I e:banjoist@gwest.net www.im4trees.com Kevin Martin;Firelight-LLC Martin Homes Construction 12020 SW Lynn St.Tigard,Oregon 97223 March 17th, 2008 Revised Arborist Report: Minor partition of property at 12020 SW Lynn ASSIGNMENT The purpose and use of this report is to inventory and appraise trees on the lot at SW 121st Street and SW Lynn Street. The report will contain a tree preservation plan for those trees that are to be preserved during construction. This in accordance with Tigard's municipal code #18.790. Also included will be mitigation suggestions to comply with code # 18.370.020 Ch. a.It has come to our attention that certain trees can also be declared to be street trees. These changes, in italics, will be included as part of this report. Also, we are asking;pursuant to 18.370.02; that existing street trees be used for street trees. See MITIGATION page four. My report of December 26th, 2006 described the trees, and suggested retaining 11 of the 18. Unfortunately, one of the eleven to be retained later turned out to be a hazard. That tree, the Madrona, #4, was removed and the arborist in charge filed a report stating its hazardous condition. Of the rest that were retained, #13 and #16 are hazards, so they do not count toward the total. Thus there are only 7 trees left. The assignment is to find what portion of the total this is and to suggest mitigation of the lot by tree planting. SCOPE The purpose of this report is to inventory and to provide a professional opinion of the health of the trees remaining (all over 6" DBH measured at 48" above grade) on the property above. This report is to ensure compliance with the City of Tigard Code with respect to the impact of John O'Shea,Consulting Arborist Arborist Report: Kevin Mr) SW 121st Ave Tigard page 2 proposed site development, and is specifically required by Chapter 18.790 of the Development Code. In addition to a condition survey, this report will determine mitigation requirements, if any, under the Code (for those trees over 12" in diameter measured 48" above grade) and will address preservation standards and ongoing activities required for those trees during construction. Some mitigation planting has already been done, and these trees will be inventoried and appraised as well. OBSERVATIONS There are small trees and shrubbery on the site that do not meet the Code definition of"tree". A map provided by the owner is the basis for the sketched tree survey. This indicates tree identification numbers for each tree as defined by the Code. Diameter and species are found on the accompanying inventory (See below) The initial investigation was to measure the trees over 6 inches (6") in diameter and tocheck them for wounds or flaws. Note that a change has occurred since then: tree number for was found to be a hazard. The further site development will affect some trees by building the second of two new houses. In my opinion, trees number 11,12„) and 15 can be considered street trees. Mr. Martin has also planted five 5” Leyland cypress along this side, on 121St, that provide an unbroken visual screen from 12st Avenue to the property. I suggest that all these be considered street trees, including the five planted trees. Number 11 qualifies as a street tree on both streets (-it is a Deodar of large stature,. almost forty inches diameter), and should be considered a street tree on SW Lynn as well. TREE INVENTORY ID# Common names Species DBH in inches Over 12-inches Preservation Recommendation caliper? Value 1 Sweetgum Liquidambar 19" Yes Hazard Removed styraciflua 2 Norway Picea pungens 14" Yes Moderate Removed Spruce 3 Black Locust Robinia pseudoacacia 15" Yes Moderate Removed 4 Madrone Arbutus menzeissii 32" Yes Hazard Removed 5 Japanese pine Pinus sp. 15" Yes Dying/Hazard Removed John O'Shea,Consulting Arborist Arborist Report: Kevin Ma, ., SW 121st Ave Tigard page 3 6 Black Locust Robinia pseudoacacia 32" Below stem Yes Low Removed 1 union" 7 Silver maple Acer saccarinum 12.5" Yes Moderate Preserve 8 Deodar Cedar Cedrus deodara 31.5" Yes Low Removed 9 Deodar Cedar Cedrus deodara 30" Yes Hazard Removed 10 Kwanzan Prunus sp. 18' below stem Yes Low Removed Cherry union" 11 Deodar cedar Cedrus deodara 39" Yes Moderate Preserve Street tree 12 Hiroki Chamaecyparis obtusa 14" No Moderate Preserve 5 rTh Visit Cypress Street tree 13 Douglas-fir Pseudotsuga menziesii 19" below stem Yes Hazard Preserve y1)7�� union" L 11 c- (,� 14 Norway Picea sp. 26" Yes Low Preserve / r Spruce Street tree 1'z \1:)0 ti 6/i7 15 Sawara Chamaecyparis pisifera 25" Yes Moderate Preserve cypress Street tree 16 Sawara Chamaecyparis pisifera 15.5" Yes Hazard Preserve cypress 17 Giant Sequoia Sequoiadendron 61" Yes Specimen Preserve giganteum 18 Giant Sequoia Sequoiadendron 59" Yes Specimen Preserve giganteum (1)DBH=Diameter at breast height(48"above the surface grade) N (2)Significant status (3)Preservation Value Explanation: Hazard=Dead,dying,or dangerous tree that should not be retained. / Low=Poor specimen.Some caution if retained. Moderate=Common species with minimal character.Can be retained. High=Good character trees,save if possible. Specimen=Unique species,specimen or form.Save if possible. Joke O'Shea,ConsultINO Arborist Arborist Report: Kevin Martin, S, 121st Ave Tigard page 4 TREE MITIGATION UNDER TIGARD CODE We began with a total number of trees on-site more than 12-inch caliper: 18 Hazard trees: 5 (Note,Madrona was found to be a hazard during necessary pruning and was removed.) Net number of trees more than 12-inch caliper: 12 Trees to be retained: 7 Trees to be removed: (excluding hazards/exempt) 5 Total inches lost from those five trees: 110.5 Retention of 7 out of 12 trees is 58% retention,which will require mitigation of fifty percent of diameter lost under the Tigard Code. More trees were to be preserved originally, but the configuration of the houses, as well as the removal of the Madrona #4, required more trees to be removed. There are seven trees being preserved during construction. Five 5" caliper Leland Cypress were planted this year as a screening border to 121st Ave. These trees are good nursery stock, and if watered, will do well in this area. In my opinion they are a positive addition to the line of unbroken street trees on this side. They do block views, headlights, and sight lines from 121st to the lot, especially when in concert with the existing preserved trees. Mr. Martin is applying concurrently for an adjustment utilizing these trees. All trees planted will be located either A: between houses. Or B: at back and east side fences 9 except existing and planned street trees. This should bring them into compliance with 18.745.0300, 18.745.050 and 18.745.050. Mr. Martin is preparing a landscape plan. CONCLUSIONS/RECOMMENDATIONS Suggested mitigation for the 110.5"is 50% is 55 inches. The five 5" Cypress are almost half of the necessary planting; 25"of good stock, planted as street trees. 30" remains to be mitigated. Fifteen two-inch trees would make this total. This property and the one next door can support another 15 trees, plus the three street trees that will be planted. Therefore the owner elects to plant fifteen trees for mitigation of either Oak, Maple, Liquidambar or Cypress, Western red cedar, Douglas fir, or Deodar cedar, mostly between the two houses, or in back of the first house built, to the east. The paragraphs in red below will be transferred to the tree protection drawing to be used during construction and elevation. John O'Shea,Consulting Arborist l Arborist Report: Kevin Martin, 21St Ave Tigard page 5 Tree Notes It will be necessary to put 5' tall steel mesh construction fence around each of the trees to be saved. These fences shall be no closer than ten feet in radius from any tree. (20' diameter except where existing board fences or tree fences join, enclosing a larger area) For trees #17 and #18, the fences should be at least 18' in radius toward the construction area and joined to existing fences as drawn on map. This fencing should all be four feet high, five to fifteen feet from the trees and joined to the existing fences where possible. It will be attached to steel posts driven into the ground at least every five feet. Inside of the tree protection zone there should be no stacking, storage, or handling of materials, nor any driving, loading or parking of construction vehicles. Personnel will be notified, either on blueprint notes or verbally, that no one is allowed in this area except with the cooperation and permission of the project arborist. During construction or excavation, any root of more than 1.5 inches that is encountered from a preserved tree shall be immediately reported to the project arborist. Watering of all preserved trees shall be done twice a month except on weeks where precipitation exceeds 0.4". Watering with a sprinkler (for ten minutes) or soaker (for one hour each event) is recommended, although water bags or a truck system is allowed. The project arborist reserves the right to demand changes in this water frequency and/or mulch or other mitigation measures if tree health is threatened. In my opinion, if these recommendations are carried out, construction will not damage the trees to be preserved. fld,t E Li John O'Shea Consulting Arborist ISA Certified Arborist #WE-1877A Mobile# 503-860-3055 John O'Shea,Consulting Arborist IV b 09 07 08:46a FIRELIGHT LLC 503-554-1 503-554-1706 p.1 Mire / • 7) i--, it {,_t [1 \iii Ltl, i )1 ix i FEB 0 9 2007 moi/ By Clj File N mb:r ean��ater \ Services U �-000 Q3 our commitment is Tar. '' Sensitive Area Pre-Screening Site Assessment Jurisdiction , /Li7LLra6r DateG i 7 9 Map & Tax Lot �7 Owner /Oa ''or:e., Tec.Je/l 25/a3 14 OeLv3 9' Applicant u�v.0 :4 w-"-÷;,,Site Address / Z/S� fL� 1Z/� d-t�-z- Company Tiiarcl ow �t1zL3 Address Lc. it l4c.. Proposed Activity demo �X rs h� i t?-)x: ' `— ylo✓s.� City State Zip ��`'b`r`I c.)g q 71 3 z vld A hos:tie- Phone Fax Sb? - 5-5-4/-./7e5 By submitting this form the Owner, or Owner's authorized agent or representative, acknowledges and agrees that employees of Clean Water Services have authority to enter the project site at all reasonable times for the purpose of inspecting project site conditions and gathering information related to the project site. Official use only below this line Official use only below this line Y N NA Official use only below this line Y N NA Sensitive Area Composite Map �, Stormwater Infrastructure maps J Map# ?.5/(ci,' J _ QS# y 3/7 I I� Locally adopted studies or maps Other Specify 1 _ I J 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. • .'•g Sensitive areas do not appear to exist on site or within 200' of the site. This pre-screenin site assessment does NOT eliminate the need to evaluate and protect water quality 9 sensitive areas if they are subsequently discovered. This document will serve as your Service Provider letter as required by Resolution and Order 04-o Section required permits and approvals must be obtained and completed under applicable local. state, and federal law, 1 1 The proposed activity does not meet the definition of development. NC SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. Reviewer Comments: • Reviewed By: ��1..t.,.-4 Date: Z//(/G 7 Post-it°Fax Note 7671 Date Z//6/0 Tipagoes - /1/ /� Official use only To From C/At✓O-�/J / Co./Dept.( =4 Returned To App!!i ant il Co. qiv,[ Co./Dept. HSP, CiwJ Mail Fax 4� CoZlYfe _ Phone# Phone# Fax# ..)-0) 69(- S ao I 1Jate 2///o _ PSf °5' f"5-0, / 706 _Fax# _ - {I , ADDITIONAL DOCUMENTS e ,_ , l Arborist Report: Kevin Martin, SW 121st Ave Tigard page 1 iffi John O'Shea,Consulting Arhoriste C ^d'�"''� ISA Certified Arborist#WE1877 433 SE 70th Avenue 7'? 7//o/ °< Portland OR 97215 1503)408-93081 4 aa tv7`1`""�` w4" e:banjoistiwest.net coAd 1- s Ore P°' J www.iin4irees.com /41 Kevin Martin;Firelight-LLC Martin Homes Construction 12020 SW Lynn St.Tigard, Oregon 97223 September 8th, 2008 Revised Arborist Report: Minor partition of property at 12020 SW Lynn ASSIGNMENT The purpose and use of this report is to inventory and appraise trees on the lot at SW 121st Street and SW Lynn Street. The report will contain a tree preservation plan for those trees that are to be preserved during construction. This in accordance with Tigard's municipal code #18.790. Also included will be mitigation suggestions to comply with code # 18.370.020 Ch. a.It has come to our attention that certain trees can also be declared to be street trees. These changes, in italics, will be included as part of this report. Also, we are asking;pursuant to 18.370.02; that existing street trees be used for street trees. See MITIGATION page four. My report of December 26th, 2006 described the trees, and suggested retaining 11 of the 18. Unfortunately, one of the eleven to be retained later turned out to be a hazard. That tree, the Madrona, #4, was removed and the arborist in charge filed a report stating its hazardous . rrinfu,, (1 0,r' yr i 1-1-12#:w,---0- rca}a --semi-1 11 marl #1A arp•1-127arrlc, cn f4inz, (-1.-_, -nt rr,i,F Irl The purpose of this report is to inventory and to provide a professional opinion of the 1-,--;' '- of the trees remaining (all over 6" TBH measured at 48" above glade) on the property above. This report is to ensure compliance with the City of Tigard Code with respect to the impact of o'Spa.Coosoltlne Arborbt Arborist Report: Kevin Martin, SW 121St Ave Tigard page 2 proposed site development, and is specifically required by Chapter 18.790 of the Development Code. In addition to a condition survey, this report will determine mitigation requirements, if any, under the Code (for those trees over 12" in diameter measured 48" above grade) and will address preservation standards and ongoing activities required for those trees during construction. Some mitigation planting has already been done, and these trees will be inventoried and appraised as well. OBSERVATIONS There are small trees and shrubbery on the site that do not meet the Code definition of"tree". A map provided by the owner is the basis for the sketched tree survey. This indicates tree identification numbers for each tree as defined by the Code. Diameter and species are found on the accompanying inventory (See below) The initial investigation was to measure the trees over 6 inches (6") in diameter and tocheck them for wounds or flaws. Note that a change has occurred since then: tree number for was found to be a hazard. The further site development will affect some trees by building the second of two new houses. In my opinion, trees number 11,12,14, and 15 can be considered street trees. Mr. Martin has also planted five 5" Leyland cypress along this side, on 121st, that provide an unbroken visual screen from 121st Avenue to the property. I suggest that all these be considered street trees, including the five planted trees. Number 11 qualifies as a street tree on both streets (-it is a Deodar of large stature, almost forty inches diameter), and should be considered a street tree on SW Lynn as well. During construction of the sidewalk, the Deodar's roots must be protected. I should be onsite for this work and certify that root loss was within acceptable limits. Bridging of roots is another option, of roots are found to be too numerous in this area. TREE INVENTORY ID# Common names Species DBH in inches Over 12-inches Preservation Recommendation caliper? Value 1 Sweetgum Liquidambar 19" Yes Hazard Removed styraciflua 2 Norway Picea pungens 14" Yes Moderate Removed Spruce John O'Shea,Consulting Arborist • -. Arborist Report: Kevin Martin, SW 121St Ave Tigard page 3 3 Black Locust Robinia pseudoacacia 15" Yes Moderate Removed 4 Madrone Arbutus menzeissii 32" Yes Hazard Removed 5 Japanese pine Pinus sp. 15" Yes Dying/Hazard Removed 6 Black Locust Robinia pseudoacacia 32" Below stem Yes Low Removed union" 7 Silver maple Acer saccarinum 12.5" Yes Moderate Preserve 8 Deodar Cedar Cedrus deodara 31.5" Yes Low Removed 9 Deodar Cedar Cedrus deodara 30" Yes Hazard Removed 10 Kwanzan Prunus sp. 18'below stem Yes Low Removed Cherry union" 11 Deodar cedar Cedrus deodara 39" Yes Moderate Preserve Street tree 12 Hinoki Chamaecyparis obtusa 14" No Moderate Preserve Cypress Street tree 13 Douglas-fir Pseudotsuga menziesii 19" below stem Yes Hazard Preserve union" 14 Norway Picea sp. 26" Yes Low Preserve Spruce Street tree 15 Sawara Chamaecyparis pisifera 25" Yes Moderate Preserve cypress Street tree 16 Sawara Chamaecyparis pisifera 15.5" Yes Hazard Preserve cypress 17 Giant Sequoia Sequoiadendron 61" Yes Specimen Preserve giganteum 18 Giant Sequoia Sequoiadendron 59" Yes Specimen Preserve giganteum (1)DBH=Diameter at breast height(48"above the surface grade) (2)Significant status (3)Preservation Value Explanation: Hazard=Dead,dying,or dangerous free that should not be retained. Low=Poor specimen.Some caution if retained. Moderate=Common species with minimal character.Can be retained. High=Good character trees,save if possible. Specimen=Unique species,specimen or form.Save if possible. John O'Shea,Consulting Arborist • 4 Arborist Report: Kevin Martin, SW 121St Ave Tigard page 4 TREE MITIGATION UNDER TIGARD CODE We began with a total number of trees on-site more than 12-inch caliper: 18 Hazard trees: 5 (Note,Madrona was found to be a hazard during necessary pruning and was removed.) Net number of trees more than 12-inch caliper: 12 Trees to be retained: 7 Trees to be removed: (excluding hazards/exempt) 5 Total inches lost from those five trees: 110.5 Retention of 7 out of 12 trees is 58% retention, which will require mitigation of fifty percent of diameter lost under the Tigard Code. The owner,however is choosing to pay the fine option rather than replant. More trees were to be preserved originally, but the configuration of the houses, as well as the removal of the Madrona #4, required more trees to be removed. There are seven trees being preserved during construction. Five 5" caliper Leland Cypress were planted this year as a screening border to 121St Ave. These trees are good nursery stock, and if watered,will do well in this area. In my opinion they are a positive addition to the line of unbroken street trees on this side. They do block views, headlights, and sight lines from SW 121st Avenue to the lot, especially when in concert with the existing preserved trees. Mr. Martin is applying concurrently for an adjustment utilizing these trees. All trees planted will be located either A: between houses. Or B: at back and east side fences 9 except existing and planned street trees. This should bring them into compliance with 18.745.0300, 18.745.050 and 18.745.050. Mr. Martin is preparing a landscape plan. CONCLUSIONS/RECOMMENDATIONS Suggested mitigation for the 110.5"is 50% is 55 inches. Mr. Martin has chosen to pay the mitigation fine rather than replant. The paragraphs in red below will be transferred to the tree protection drawing to be used during construction and elevation. Tree Notes It will be necessary to put 5' tall steel mesh construction fence around each of the • trees to be saved. These fences shall be no closer than ten feet in radius from any John O'Shea,Consulting Arborist Arborist Report: Kevin Martin, SW 121St Ave Tigard page 5 tree. (20' diameter except where existing board fences or tree fences join, enclosing a larger area) For trees #17 and #18, the fences should be at least 18' in radius toward the construction area and joined to existing fences as drawn on map. • This fencing should all be four feet high, five to fifteen feet from the trees and joined to the existing fences where possible. It will be attached to steel posts driven into the ground at least every five feet. Inside of the tree protection zone there should be no stacking, storage, or handling of materials, nor any driving, loading or parking of construction vehicles. Personnel will be notified, either on blueprint notes or verbally, that no one is allowed in this area except with the cooperation and permission of the project arborist. During construction or excavation, any root of more than 1.5 inches that is encountered from a preserved tree shall be immediately reported to the project arborist. Watering of all preserved trees shall be done twice a month except on weeks where precipitation exceeds 0.4". Watering with a sprinkler (for ten minutes) or soaker (for one hour each event) is recommended, although water bags or a truck system is allowed. The project arborist reserves the right to demand changes in this water frequency and/or mulch or other mitigation measures if tree health is threatened. In my opinion, if these recommendations are carried out, construction will not damage the trees to be preserved. s- 1 John O'Shea Consulting Arborist ISA Certified Arborist #WE-1877A Mobile# 503-860-3055 John O'Shea,Consulting Arborist 1 � Cu c4Adric �3 40 EVALUATION OF HAZARD TREES ?fryv 5 _,�� �, A Photographic Guide to the Evaluation of Hazard Trees in Urban Areas 4 TREE HAZARD EVALUATION FORM 2nd Edition Site/Address: 3L) k a`' Av j ; HAZARD RATING: Map/Location: / Failure + Size + Target = Hazard Owner:public private J unknown other ( Potential of part Rating Rating Date: Inspector: To FORA co r4• rl`b. J Immediate action needed Date of last inspection: (3W 1067- 1-f Needs further inspection Dead tree TREE CHARACTERISTICS (� Tree*: ! Species: ARR ToS mE N 2 l ESL I CPGC ��G N aDc^e DBH: 0(.1 *of trunks: a Height: 6O Spread: SOS Form: ❑ generally symmetric ❑minor asymmetry TX•major asymmetry El stump sprout ❑stag-headed Crown class: El dominant ❑co-dominant Vrintermediate ❑suppressed Live crown ratio: -70 % Age class: ❑young ❑semi-mature 'mature ❑over-mature/senescent Pruning history: ❑crown cleaned ❑excessively thinned ❑topped tircrown raised ❑pollarded ❑crown reduced El flush cuts ❑cabled/braced ❑none ❑multiple pruning events Approx.dates: Special Value: ❑specimen ❑heritage/historic ❑wildlife ❑unusual El street tree ❑screen ❑shade ❑indigenous ❑protected by gov.agency TREE HEALTH Foliage color: L normal ❑chlorotic ❑necrotic Epicormics? Y N Growth obstructions: Foliage density: [normal ❑sparse Leaf size: ❑normal ❑small ❑stakes ❑wire/ties ❑signs ❑cables Annual shoot growth: ❑excellent 'average El poor Twig Dieback? Y N ❑curb/pavement ❑guards Woundwood development: El excellent ❑average ❑poor ❑none ❑other Vigor class: El excellent [,average ❑fair El poor Major pests/diseases: SITE CONDITIONS Site Character: residence ❑commercial El industrial ❑park El open space ❑natural ❑woodland\forest Landscape type: ❑parkway ❑raised bed ❑container ❑mound El lawn ❑shrub border ❑wind break Irrigation: 14none El adequate ❑inadequate ❑excessive ❑trunk wettled Recent site disturbance? © N vf construction IS soil disturbance El grade change ❑line clearing 5i/site clearing %dripline paved: 0% 10-25% 25-50% 50-75% 75-100% Pavement lifted? Y N %dripline w/1111 soil: 0% 10-25% 25-50% 50-75% 75-100% dripline grade lowered: 0% 10-25% 25-50% 50-75% 75-100% Soil problems: ❑drainage LI shallow ❑compacted I 1 droughty Cl saline ❑alkaline ❑acidic ❑small volume ❑disease center ❑history of fail ❑clay El expansive I]slope ° aspect: Obstructions: ❑lights LI signage LI line-of-sight LI view CI overhead lines ❑underground utilities ❑traffic ❑adjacent veg. ❑ Exposure to wind: ❑single tree ❑below canopy [1 above canopy El recently exposed lAiwindward,canopy edge ❑area prone to windthrow Prevailing wind direction: Occurrence of snow/Ice storms [_I never Vrseldom ❑regularly TARGET Use Under Tree: l uilding ❑parking El traffic El pedestrian %recreation l)ilandscape ❑hardscape El small features El utility lines Can target be moved? Y® Can use be restricted??V Occupancy: ❑occasional use CIpsr intermittent use requent use ❑constant use The International Society of Arboriculture assumes no responsibility for conclusions or recommendations derived from use of this form. Specimen: TREE HAZARD EVALUATION FORM,Page 1 EVALUATING TREES FOR HAZARD 41 TREE DEFECTS ROOT DEFECTS: Suspect root rot: N Mushroom/conk/bracket present: Y N ID: Exposed roots: ❑severe ''moderate LI low Undermined: ❑severe ❑moderate ❑low Root pruned: distance from trunk Root area affected: % Buttress wounded:Q N When:NSC) Ly:01--S G-3:3 Restricted root area: ❑severe ❑moderate ❑low Potential for root failure: 1A/severe El moderate ❑low LEAN: C.) deg.from vertical 1 ,'natural ❑unnatural i7 self-corrected Soil heaving: Y N Decay in plane of lean:OY N Roots broken Y N Soil cracking: Y N Compounding factors: Lean severity: severe El moderate ❑low CROWN DEFECTS: Indicate presence of individual defects and rate their severity(s=severe,m=moderate,I=low) DEFECT ROOT CROWN TRUNK SCAFFOLDS BRANCHES Poor taper Bow,sweep Codominants/forks Multiple attachments Included bark Excessive end weight Cracks/splits Hangers Girdling Wounds/seam Decay Cavity Conks/mushrooms/bracket Bleeding/sap flow Loose/cracked bark Nesting hole/bee hive Deadwood/stubs J Borers/termites/ants V1 Cankers/galls/burls Previous failure HAZARD RATING Tree part most likely to fail: -TRO N\< Failure potential: 1 -low;2-medium;3-high;4-severe Inspection period: annual biannual other Size of part: 1 <6"(15 cm);2 6-18"(15-45 cm); Failure Potential+Size of Part+Target Rating=Hazard Rating 3 18 30"(45 75 cm);4 >30 (75 cm) + + _ ` Target rating: 1-occasional use;2 intermittent use; 3-frequent use;4-constant use HAZARD ABATEMENT Prune: • remove defective part ❑reduce end weight ❑crown clean Cl thin F7 raise canopy ❑crown reduce ❑restructure ❑shape Cable/Brace: Inspect further: ❑root crown ❑decay ❑aerial ❑monitor Remove tree:( N Replace?,plOY N Move target: Y ® Other: Effect on adjacent trees: Ie none El evaluate Notification: leowner ❑manager (governing agency Date: COMMENTS s -{-c ee was P v--(=. cvc3-41-or> once twooe<1 -t Ise. ern IiscS-MUA — -1-run k, 0. l43,9e ccLvS C�V ea 14 LAGS CO v\S'cl c E.v4 -{n reVv\O c., --fr-rh i 5 -1-1--(=>e —{-O t-4 i cook-e S3 bs- ,A4 i q( km 204-dl , i tm uA ec(r�-}�( c„-)/ 17e S r- Gccrss Specimen: TREE HAZARD EVALUATION FORM,Page 2 3-V\z ectut pvtn4 CA.K3 ab\e, r .. : 0 ! Y .jr -` .,', - k 7: `` s 1. - - f of < .» y r4i % x ` ��{ l : •-•'-''...-1 itii*If , , _ .. . ..i.,,,,.7:4!..,a!a'i 44_f4 4,k t s • . ., ,. _ . ,,, „ ..... ...„..,...,., .,..,„ ...poop, . ,., ._...„...„: ,)„,...,,, .7• . Itil,,- . • . .4 _ . .... . , .w :.t„,..,....,:: a.__;.,..,,,,,- ... .. . .......... . . . .. .. ,. . .. , ,y,..t. ..,....„ T `r J J,, ,.• p:. F , s P. 3 T' ^i, A s .* Y �; ? ` Aa : • a% tiG. -. Y �`. y' n F --n \ rl .r� + ''4 y arrrr l'1TTi } r.'�:. t. rf 7. r. f riyov J Firelight llc DBA/ Martin Homes Construction `` , , � J Po Box 1258 Newberg, OR 97132 503-554-0891 SEPT,2 2008 RE: Arborist Notes (city and project) Regarding page 2 of Conditions of Approval paragraph #4, Tree# 11 as a street tree. The applicant has communicated with city arborist regarding this tree. The Side walks for future development will be made on the Northeastern side (behind/backside) of this tree to allow sidewalk access from Lynn street to 121st. City arborist has mentioned this will be not a problem in the future. Project arborist has agreed to the side walk in this location. Along as the side walk is built up a bit above the topsoil, this will not have any effect on the trees good health. For now, for the future development of the side walks in front of the future house will be made across the front lot on Lynn street and will connect to the curb on Lynn street. Mike White has suggested this will be more useful and better for the street and sidewalks at this time. Applicant, Kevin martin 1111 CITY OF TIGARD 9:23/2008 13125 SW Hall Blvd. 2:04:00PM "Tigard,OR 97773 503.639.4171 TIGARD Receipt #: 27200800000000003150 Date: 09/08/2008 Line Items: Case No Tran Code Description Revenue Account No Amount I'aid MLP2008-00001 [TREES]Tree Replacement I00-0(100-417000 6,906.00 Line Item Total: $6,906.00 Payments: Nlethod Payer User ID Acct./Check No. Approval No. How Received Amount Paid Check FIRELIGHT LLC DBA MARTIN ST 2016 In Person 6,906.00 CONSTRUCTION Payment Total: $6,906.00 n i,; Page I oil City of Tigard, Oregon - 13125 SW Hall Blvd. ® Tigara, OR 97223 .1111 May 20, 2008 T I GARD Firelight LLC, DBA Martin Homes Const. C/o Kevin Martin P.O. Box 1258 Newberg OR97132 RE: Application Completeness Review for Firelight LLC Minor Land Partition, MLP2008- 00001 Dear Mr.Martin: The City of Tigard received your additional revised application materials on May 7, 2008 for a minor land partition for the property located at 12020 SW Lynn Street on Tax Lot 2S103BA00139. The proposal is to partition the approximately .50-acre site into two parcels and retain the existing new dwelling on one of the parcels. Staff has completed a preliminary review of the submittal materials and has determined that the application can be deemed complete. The formal comment and review process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, Gary Pagenstecher Associate Planner C: MLP2008-00001 Land Use File Phone: 503.639.4171 ® Fax: 503.684.7297 • www.tigard-or.gov TTY Relay: 503.684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. ® Tigarc' -)R 97223 April 24,2008 Firelight LLC,DBA Martin Homes Const. C/o Devin Martin P.O. Box 1258 T I GARD Newberg OR97132 RE: Application Completeness Review for Firelight LLC Minor Land Partition, MLP2008- 00001 Dear Mr. Martin: The City of Tigard received your revised application materials on March 27, 2008 for a minor land partition for the property located at 12020 SW Lynn Street on Tax Lot 2S103BA00139. The proposal is to partition the approximately .50-acre site into two parcels and retain the existing new dwelling on one of the parcels. 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. Landscape Adjustment. You wish to utilize existing trees to satisfy the street tree requirement on SW 12151 Avenue, and have included findings in your narrative pursuant to 18.370.020C.6. However, a fee in the amount of $154.50 was not paid. Please pay the fee and amend your application to include the adjustment. h7\�,\` V 2. Envelopes with Postage. Please supply two sets of pre-addressed (no return address), stamped (` \`;\ \ (not metered), #10 size envelopes for notice of development review and subsequent notice of W` decision. Addresses must have been obtained from the City within the previous three months from the date of application completeness. Contact Patty Lunsford, Planning Secretary, 503-718- 2438. Number of Application Copies. After satisfying the above concerns, please submit 6 full-sets of p� your application materials (each set shall be bound and an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 5 plan sets only, reduced to 11" x 17" if legible. Finally, one reduced set of plans at 8 1/2" x 11" is required for our records. Once this additional information is submitted, your application will be complete and the formal comment and review process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 503-718-2434. Sincerely, ; c-J Il <`-- Gary Page stecher%/ Associate Planner C: MLP2008-00001 Land Use File Phone: 503.639.4171 ® Fax: 503.684.7297 • www.tigard-or.gov • TTY Relay: 503.684.2772 City of Tigard, Oregon 13125 SW Hall Blvd. • Tigard R 97223 March 13,2008 N • Firelight LLC,DBA Martin Homes Const. i C/o Kevin Martin O. Box 1258 TIGARD Newberg OR97132 RE: Application Completeness Review for Firelight LLC Minor Land Partition,MLP2008-00001 Dear .Martin: The ity of Tigard received your revised application materials on March 6, 2008 for a minor land partition for the pro erty located at 12020 SW Lynn Street on Tax Lot 2S103BA00139. The proposal is to partition the approximately .50-acre site into two parcels and retain the existing new dwelling on one of the parcels. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Public Facilities Completeness Items. Please revise your narrative and plan set to address the street and water issues and other notes listed on the revised and attached public facilities completeness checklist. For questions related to these items, contact Kim McMillan, Development Review Engineer, 503-639-4171, extension 2642. 2. City Arborist Comments. Please revise your narrative and site plan subject to the City Arborist's Comments dated January 25, 2008. Although your revised Arborist Report dated March 5, 2008 includes responses to some elements, others remain unaddressed. For example: if you wish to utili?e existing trees to satisfy the street tree requirement on SW 121st Avenue, you must apply for an adjustment pursuant to 18.370.020C.6. This standard must be addressed explicitly in your narrative for the application and a fee in the amount of $154.50 must be paid. In addition, your narrative needs to be more thorough, addressing applicable standards in 18.745.030 18.745.050 and 18.745.060. 3. Land Use Application Narrative. Your narrative does not provide information sufficient to establish whether or not applicable standards are met. Read the code carefully to determine which of the standards apply in the Chapters that have been identified for you in the pre-application conference notes. For example,provide calculations for the density computations standards in 18.715.020; show how the proposal complies with the development standards in Table 18.510.2; provide a finding for driveway placement within the influence area of a collector in 18.705.030.H.2.These examples are indicative of omissions found throughout your narrative. In addition,where your plans show information, the narrative needs to include corresponding findings of fact. Typically, the narrative will cite the standard, provide detailed facts of the case,and then conclude whether or not the standard is met based on those facts. Once this additional information is submitted, your application will be substantively complete. If you have any questions regarding this letter or your application,please don't hesitate to contact me at 503-718-2434. Sincerely, r�� Gary Pagenstecher Associate Planner End: Public Facility Plan Completeness Checklist C: MLP2008-00001 Land Use File Phone: 503.639.4171 e Fax: 503.684.7297 e www.tigard-or.gov • TTY Relay: 503.684.2772 2Sj 03 BA ( 3cl PUBLIC FACILITY PLAN Project: r,relight MLP COMPLETENESS CHECKLIST Date: 1/29/08 GRADING X Existing and proposed contours shown. Show proposed contours for FF and driveway ❑ Are there grading impacts on adjacent parcels? ❑ Adjacent parcel grades shown. ❑ Geotech study submitted? STREET ISSUES • Right-of-way clearly shown. RI Centerline of street(s) clearly shown. Centerlines are not same line types ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show dimensions of existing ROWs from centerline Slfit c ) ON AJA! Sr f l Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Driveway Aprons, 2) Street trees, 3) Vrgehow proposed driveways from garage to 18.705.030.H.2, 4) Sidewalk and Planter Strip curb on plans, 2) Street trees are required on EAST DQ I ceU/AV Ma ST 40 ' 6240/4 both street frontages in ultimate planter strip New HIS ORAS 5� 5/.�p�,tJN� location. Cannot count existing trees as street trees if they are in the location of the QNor SHouP future street or sidewalk. 3) Address this DN 121ST JE code section for the proposed driveways. 4) 410) DID ►V CTT' A DD(2G3S SSEC.t F<<- Sidewalk and Planter strip are shown on he ...oV SEG I v0 Fog- INF ACE tans for the Lynn Street frontage..Applicant � fz p, op A C.OLLEC.TV�1NTE.�SEvi ould include in the narrative thee�ir intentions to c• • em with this N41 64.e4/6r1-3 AAE ATTAcktED develo•me A future street improveme ta 51 1t VANCE ATTlictez agreement will be allowed for the fronta of 121St Avenue. —6)-- 51DEu) LfC. civ Lyn)N WILL 46 ' Qui RED < SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? Ii Proposed meter location and size shown? Meter for new house to be placed on Lynn Street and served from 4-inch C./. line in Lynn Street ❑ Proposed fire protection system shown? REVISED: 01/29/08 STORM DRAINAGE AND WATER QUALITY ISSUES ® _Existing/proposed lines shown? Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? _ ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE E INCOMPLETE By: 01\i‘ Date: 1/29/08 /0e.) 2 x. 3C. PL- s ALL R erceloGE A TAX LoT I N Gou. I`!ni - g€U t SE. -ro co P Ka'P QTY `//s // l REVISED: 01/29/08 10, City of Tigard, Oregon 13125 SW Hall Blvd. a Tigard, OR 97223 January 31, 2008 II Firelight LLC,DBA Martin Homes Const. ' • C/o Devin Martin P.O. Box 1258 - Newberg OR97132 RE: Application Completeness Review for Firelight LLC Minor Land Partition, MLP2008-00001 Dear Mr.Martin: The City of Tigard received your application on January 16, 2008 for a minor land partition for the property located at 12020 SW Lynn Street on Tax Lot 2S103BA00139. The proposal is to partition the approximately .50-acre site into two parcels and retain the existing new dwelling on one of the parcels. Staff has completed a preliminary review of the submittal materials and has determined that the following additional information is necessary before the application can be deemed complete: 1. Public Facilities Completeness Items. Please revise your narrative and plan set to address the grading, street, and water issues listed on the public facilities completeness checklist. For questions related to these items,contact Kim McMillan,Development Review Engineer, 503-639-4171,extension 2642. 2. City Arborist Comments. Please revise your narrative and site plan subject to the City Arborist's Comments dated January 25,2008. 3. Land Use Application Checklist. Please refer to this checklist to ensure you include all of the applicable information. You submitted a site plan sheet V1. Please also include elements listed under Preparing Plans and Maps,including Vicinity Map,Existing Conditions map,Preliminary Partition plan and other elements. 4. Envelopes with Postage. Please supply two sets of pre-addressed (no return address), stamped (not metered), #10 size envelopes for notice of development review and subsequent notice of decision. Addresses must have been obtained from the City within the previous three months from the date of application completeness. Contact Patty Lunsford,Planning Secretary, 503-718-2438. 5. Number of Application Copies. After satisfying the above concerns, please submit 6 full-sets of your application materials (each set shall be bound and an exact duplicate of all information pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 5 plan sets only, reduced to 8 1/2" x 17" if legible (or 4 Compact Discs of complete application). Finally, one reduced set of plans at 8 1/2"x 11"is required for our records. Once this additional information is submitted, your application will be complete and the formal comment and j review process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not reviewed the application submittal for compliance with the relevant code criteria, and that the need for additional items may arise during the application review process. If you have any questions regarding this letter or your application, please don't hesitate to contact me at 503-718-2434. Sincerely, Gary Pagenstecher Associate Planner End: Public Facility Plan Completeness Checklist City Arborist Comments C: MLP2008-00001 Land Use File Phone: 503.639.4171 e Fax: 503.684.7297 e www.tigard-or.gov ® TTY Relay: 503.684.2772 PUBLiC FACILITY PLAN Project: r .,elight MLP COMPLETENESS CHECKLIST Date: 1/29/08 GRADING n Existing and proposed contours shown. Show proposed contours for FF and driveway ❑ 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. Centerlines are not same line types ® Street name(s) shown. ® Existing/proposed curb or edge of pavement shown. ❑ Street profiles shown. ❑ Future Street Plan: Must show street profiles, topo on adjacent parcel(s), etc. ❑ Traffic Impact and/or Access Report ❑ Street grades compliant? ❑ Street/ROW widths dimensioned and appropriate? Show dimensions of existing ROWs from centerline ❑ Private Streets? Less than 6 lots and width appropriate? ❑ Other: 1) Driveway Aprons, 2) Street trees, 3) 1) Show proposed driveways from garage to 18.705.030.H.2, 4) Sidewalk and Planter Strip curb on plans, 2) Street trees are required on both street frontages in ultimate planter strip location. Cannot count existing trees as street trees if they are in the location of the future street or sidewalk. 3) Address this code section for the proposed driveways. 4) Sidewalk and Planter strip are shown on the plans for the Lynn Street frontage. Applicant should include in the narrative their intentions to construct them with this development. A future street improvement agreement will be allowed for the frontage of 121St Avenue. SANITARY SEWER ISSUES ® Existing/proposed lines shown. ❑ Stubs to adjacent parcels required/shown? WATER ISSUES ® Existing/proposed lines w/ sizes noted? ® Existing/proposed fire hydrants shown? ❑ Proposed meter location and size shown? Meter for new house to be placed on Lynn Street and served from 4-inch C.I. line in Lynn Street ❑ Proposed fire protection system shown? REVISED: 01/29/08 STORM DRAINAGE AND WATER QUALITY ISSUES ❑ Existing/proposed lines shown? ❑ Preliminary sizing calcs for water quality/detention provided? ❑ Water quality/detention facility shown on plans? ❑ Area for facility match requirements from calcs? ❑ Facility shown outside any wetland buffer? ❑ Storm stubs to adjacent parcels required/shown? The submittal is hereby deemed ❑ COMPLETE ® INCOMPLETE By: Date: 1/29/08 M REVISED: 01/29/08 12020 SW Lynn Street Completeness Item Met Not Met N/A Comments 18.745.020: X Applicability 18.745.030: X General Provisions 18.745.040: X* -Street trees need to be planted along Street Trees 121st Ave. -There may be room for an additional tree on the east side of the driveway of Parcel 1 -They may consider applying for an adjustment(18.370.020.C.6) to use the existing trees as street trees along 121st -Please consider having them vary the street tree species between the Lynn Street and 121St Ave. frontages in order to increase diversity. 18.745.050: X Please address in narrative Buffering and Screening 18.745.060: X Please address in narrative Re-vegetation 18.790.030: X* -Tree protection fencing needs to be 5' Tree Plan min. chain link Requirement -After construction tree protection standards and methods need to be addressed. In particular, please have the applicant specifically address acceptable landscaping practices and materials around preserved trees. -The tree protection fencing shown on sheet V1 needs to be drawn to scale per the project arborist's recommendations. The fencing around trees 17 and 18 need to be 18' from the trees as recommended in the arborist report. Sheet V1 also needs a signature of approval from the project arborist. -A mitigation proposal per section 18.790.030.B.2.c is required 18.790.050: X Permit Applicability Todd Prager City Arborist January 25, 2008 LAND USE APPLIC!BION Project: F Lf6 i LLQ 'lroog-o l Date: COMPLETENESS REVIEW COMPLETE [ INCOMPLETE STANDARD INFORMATION: Deed/Title/Proof of Ownership /✓ Neighborhood Mtg.Affidavits, Minutes, List of Attendees a Impact Study(18.390) rft USA Service Provider Letter Construction Cost Estimate."4". (Verify #Sets Of Application Materials/Plans-"Paper Copies" * Pre-ApplicationEnvelopeswith Postage Conference Notes #Sets Of Application Materials/Plans-"CD's" PROJECT STATISTICS: -Building Footprint Size /4-EM %of Landscaping On Site iV,4- %of Building Impervious Surface On Site j j Lot Square Footage PLANS DIMENSIONED: /04- II] Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking)❑ Truck Loading Space Where Applicable ❑ Building Height ❑ Access Approach and Aisle 2f Visual Clearance Triangle Shown ADDITIONAL PLANS: Vicinity Map ❑ Architectural Plan a Tree Inventory Existing Conditions Plan ❑ Landscape Plan ®' Site Plan ❑ Lighting Plan TREE PLAN I MITIGATION PLAN: 0 ..,�„c ❑ �ch 1, �-.- . ADDITIONAL REPORTS: (list any special repprt ❑ ❑ 51.111+- 15 - G..t�`-f 0 ❑ ❑ RESPONSE TO APPLICABLE CODE SECTIONS: ❑ 18.330(Conditional Use) ❑ 18.630(Washington Square Regional Center) ❑ 18.775(Sensitive Lands Review) ❑ 18.340(Director's Interpretation) ,[] 18.705(Access/Egress/Circulation) ❑ 18.780(Signs) ❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits) ❑ 18.360(Site Development Review) 2 18.715(Density Computations) ,E" 18.790(Tree Removal) ❑ 18.370(Variances/Adjustments) ❑ 18.720(Design Compatibility Standards) . 18.795(Visual Clearance Areas) ❑ 18.380(Zoning Map/Text Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communication Facilities) ,2 18,390(Decision Making Procedures/Impact Study) ,B 18.730(Exceptions To Development Standards) B' 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) ,❑ 18.745(Landscaping&Screening Standards) ,© 18.510(Residential Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regulations) ❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage) ❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations) ❑ 18.620(Tigard Triangle Design Standards) Y 18.765(Off-Street Parking/Loading Requirements) ADDITIONAL ITEMS: I:\curpin\masters\forms-revised\land use application completeness review.dot REVISED: 6-Jun-07 bluedot group land Hm a51at naa aa .$ outland.of anal L snaem.wa P REGISTERED PROFESSIONAL NO S RVEY \ , , ART CON �993�993 /I/ PROJECT ' ROBERT C.LENNOXJ LOCATION SEES PEND. I2-01-a l v M VICINITY MAP NOT TO NYS LL o 3 /\ 'te a' o �R rri /S t LYNN sip NOTES: j,-- I} 1 � II CONTOUR INTEfIVALS1FOOT YAM 6FODT INDEX CONTOURS OU Z I1 1 / r „,„/4--L.1re.oa Z O R->20,1 H6 2)ELEVATIONS DATUMS NAPPY),MANED FFOMAULTIPEGM OI- OaSEAVATONSESSIONS RESOLVED sr NAnosAL 0E00E110 SURVEY I-0 (NOS)ON-LINE PCSMONANO USER SERVICE(OPUS). Z N 9S I H00'•'.CI.,,,• - 31 NS S NOT A BIXMOMYEU...,.BOUNDARY INFON•AATION SHOWN =7 i / REASON IS DEWED FROMA VARIETY OF WASHINGTON COUNTY SURVEY (/I STOP t Et/ S DEED REWIUS.TNE MACAW OFFS SHOWN HEREON SHOUWBE / • 'M............._.._...�---``\�`. CbnICEIEDAPPROI(SMTE ONLY ��ww q FELO WORK WAS PERFCANED 3E1WEEN JANUARY no 320.am '0- \,' \ .,M1\� 1.\ A \ 6)UNOERbWUNOUDUTIES ARE SHOWN AS MARE)BY ONEGLL - /4 i \\\\\. `. '1.'s ' VAUD,LOCATE MAME.UTAEPOMJU.UDDDIS AWE MST WAIN [ I � } r-'�'��Lv\W m THE 3wrEVAHEA THAT ARE MX SHOWN ON THIS SURVEY —CALL — /I aH \`-xr•.,•. ,..., '. j ��� - N a1 THE FENCE ADIAC@ITTO DE SOIIIH BOUNDARY OF THE RL LOOSE P/ ��I'K - /yH'LtJ{,�7r'. SAPNON.2FEET NOR1N OF MES0UR1 FIAT CAN THS WILL HAVE SII I T'' TO BE RESOLVED BEFORE 11E PiWOSEDMTGAN BE NEWNOED. a Ni ' �, -) Oa rn Q # NR N 1 t .r " o r i_ i, . ”" GRAPHIC SCALE z a i P ti # / / � Is 0! ) / ` a i BDAiE,=9P w C7 •m�� # ....- \ [Y7 t\ LEGEND: 1-1 W 1 a Sp. a I • 1 '` ® Itvm9® �T } CONHFERW9TIEE • yl 11.Go yq(, r BaYa•B Cxwewm STORM OMM W DECIDUOUS TIES W If.0RN m SAN cw IEAPYU SKi1w COMAUNIGTpNE • WATER SERER ISANITARY SEWER E. CENTER IME P STORM ORNN o so WATER VALSE Cl/ • RE HYp6WT ' WATERLINE POWER PaE 01R ,I W10.f11 26,2006 —oHA— 025-1612A0 wI s '�.. 4006036 I— PUYWNW ANCNSUBMITTEDSY: KEW. V1 MMM —a UNDEramWs Ws LINE PO SOK Ma NEWBERD,OR GPM PHONE:6 /3 FAX 50366.203 I Or 5 bluedot group •. • O ,,'° .MWwnoa ITMPPn1 T. v SOX DV OHM I wR 3 ,, uN � m� 9 m<ti,,s PROJECT LOCATION ;. J i , . �1NNS A f I 4' TREET _. ._ z 2g VICINITY MAP 0 __ �_ "Ns,gcc ysD,2 NOT To ANN' Q L .‘ ___ "N 00,2 l 0 z d1 M ,D,° \ z o '1a.� S � (- ttE 0P'n'a„ NOTES: I-U W�®; 'F}/ �'97T _ ,° II SUSIE t IAVOIIT PER NEVIN MARTIN . z(W/J 4;',;,:,.,• I r� /t/j7 �//r QMY},( ' 2)ARBORIST PLAN PER JOHN O'SNEA CONSULTING ARBOR.REPORT Z j .i +g ` '4 1 1 W,ED NOVE.6ER 14�I. If- K�/ y m 3)CVPR6STRESS APE PER PROPOSEOSTREET THEE NOEENENTFOR Z I " I, F'S.r 'j' I / .F 121 ST FUTURE DEVELOPMENT SAVRE i.. I I {' A�Ro`` °roN Q , .e , GS a a. `� j 1 z • ZzI E GRAPHIC SCALE g or 'w #.,,*,., SCAM,•. a 0. �a a al I " 'W „ : d M Ve E°"° E LEGsoca END I ~I New CC TYPE. ORM•N.m STORM OMM / CONIFEROUS EPEE CV OECIXIOb THEE WWW AN.. r, I ®A mm SANRARV POB0000O PSESER MAPIE ^ MANHOLE / TREE INNENO Y pN�ix COAMEINICATAM8 .d_TCS SORTING CYPRESS TREES CO1IONW.e SM. OVER •G P PN MULE TECOMMEMA MANNPE 4k -CS VOMOAM.AR.RGPRIM Fu SS SRSN RPAPSI}NS PICPWAVLNAME �A PURSERS ,xNO CALIPER, A," SANS/. MODERATE FEmovED I W pFC E STORM DR. • °WIID% I R NO a REMOVED W LARANEsE NNE PPEN SP sum Locus, POINNIA PREUCOACACIA 9" 001,00.2NO REMOVED WATER VALLE • WATER METER CMSCLOOMM I". �W VW FEIq� Q F1RE HYDRANT E CENTER UNE DEOOAR CEO.SEM.cow .P —W— WATERLINE PROPOSED TREE 10000NCNERN WOMANS/EW MPA PROTECT.FENCE OEODAR CEGB 0 POWER POLE PSE ,• —GIA— OVERHEAD PANES —o—o— PROPOSED ICN G•.tPORCH 28,POOB I NORM(SPIV= Pl.sp Sr LES L.. p0D0DEN, CONTROL FENCE X-- DW WARE ANb,OR (FO. 2006038 SAW.,CYPRESS GHAMADDVPN08 MR. 16.7 ,s , OMNTSEIXIW SE0001ALENEEM M VES Mr,. PRE.e•E —O— UNDERGROUND GAS LINE UBLA MADI V3 D MNMNRIN POR, 0 NER60 ORRT10x PHONE FAX 50085EI703 3 OF 5 bluedot group 1 r`/ land mweynp t sut 101 � FY. '! ems hampton Sl.sulb lot portend or Sri _y- v SOS.0108 5. _'' 1.Nomo.w® `-:.: 1.... I a4 i \ \ .:PROJECT 19 LOCATION -\ \___ 1 -- P I ' VICINITY MAP �^ (Ory 3 NOT TDANY aDNE Q 3 o¢ {I_�YNNSTq�, owe Ui Z F I 8 o z I a —L,a oz f °s N.Ppp� zO � u�,. NOTES: O U y ./...V p�J�_ iimit, A 81441109 i WILLING uounurvurartPER a AN Mmr 2 0 sTav ' ^w e i i °Akwbe i I_Is------'`,°4, -,-"'z' 1 =a 117''2 f V ,>3",! _ tea ' a _ I.; . 1 YE. II . ow,pF s� a . ' # ; G �•a1 ! 117 r 1V ; 0.1 Jtr 1 �Y —Ny / ✓, ll•'�, E PA4GRAPHIC GRAPHICSCALE "oI �I I • � amnion W CI4 CNC 1,20 1Ed1 Ene'w. I I � 1 � CR gg R. WI s# 1'""DaoAER � I ' ° al� I nAT „ 41 I o w 18.0.8e II. r 2.4189300 ..1.71,,C.81aAaN CONIFEROUS TREE r� m 1 W aw.erE �° STORM 0 DEOIOODUE1TREE I ®mc® SANITARY ./T aNN / J MANHOLE pniu MAILBOX :tYSYaNi AwuNMiLTbNa MANHOLE • CENTERLINE I _-b_ SANHNRSEwER l CENIEPUNE y STORM DRAIN 33 WATER VALVE a FIRE NwwwT MARCH 2e,moe —w WATERLINE , j d POWER POLE —ONE— OVERHEADWR6A "�'' 201160]6 oDWNEN DR a �� V4 _o_ UNDERGRIXrtA OAS LINE PO KENNBOX NEWBERD,OR mi9x PHONESMSroBAI FAX S08.655-1703 4 OF 5 bluedot group 1_:f s INnd surveying A msppIng WS NNmgan et surte 101 portl.nd.or oTm 'A w Y Sn WA 0105 'd7' REGISTERED PROFESSIONAL i NO R �. 0 PROJECT 'IlJUL1998 ROBERT C�LENNOX LOCATION "' ' 2886 KNEW..n-0,_011 r VICINITY MAP O NDTTDANY BU E CC 3 / 11----7"s---____ L v N I f__Lyn*,S`�7AE� NOTES' 1 1 /,L Lei:221'''' S,gs 1)CONTOUR INTERVAL IS I FOOT YAM 5Po0TNDE1(WMCAIrN. Z O 1t1a jj.` -------S:...?..2_9_,,c1:34•:.,. 2)E1EYATONS DATUM S RAYONS DERIVED FROM MILTIPE OPS OF- OOS)ONAION POSITISESSIOONING RESOLVEDUSERS SERVIeV CE(OPUNAL S). GEODETIC SURVEY 0 V NME meN ` Er."----- ---, W___"//// (NOS)aNLNE wsRaMND usERSERMOE pPUs1. 0 W * '�� \ Z_CO v 96 f �•4 �• R \ --.... >)Da IS NOiASWHDAMSUHJEY.BOUNDARY INFOITM1pN SHOWN Q STOP .% HEREON IS DERIVED FROMA VAR*,OF WASHB OTlN COUNTY SURVEY mew••`}V TLb•••..��� _� CONEEDEPED MPPOSTMTE OXLY. ab Tp / N DEED ECOros.THE BOUNDARY URE9 SHOWN HEREON a \ \� - AI FEUD WIEN WAS PEREORIEED BETWEEN JANUARY.N 20,Foos o M THE FENCE ADJACENT TO THE SOU.BOUNDARY OF THE PROPERTY I rN. \ `` -\g E APPALS.MET NORTH OF THE SOUTH BOUNDARY THIS WILL D TO E RESOME0 MEOW THE PROPOSED PUT CAN BE MOONED. y II 8. I lit \'`•..`''...,•• ���i tae� ra a. N kw3 I 1:' ( d&g� ,9/ L/ GRAPHIC SCALE E OR k f BDAA x r v # w I .. a .; W ,,... r - n LEGEND: 44 SS.STE AM n E • PY.4. YNCHTY * CONIFEROUS TEE / i i CATs aMw pnw ssORN DANN 0 DECIDUOUS TREE REWDONS HOLE ssAN srcN ®RM.ww mANHOLE uB MI00 o I pmmP. COMMUNICATIONS MANHOLE •E WATER WEN / , WATER VALVE ( CENTER UNE OMT MARCH 26.2008 rce w. 2008038Q FIE HYOPOLENT O POWER PE —00— OVERHEAD FARES e— Duvw11E ANCHOR SUBMIT/ED W. KEVIN MARNE V5 PO BOA 1255 NE7 WERq OS FA% PHONE.SSSE.17M 1Y '.SW-YAITIN 5 OF 5 J ieeli E,,,A. 44 `PiEt�IC79 (erjal ,c Ismer I =Gorier J 44.gSW BreRman Ra -. _. LLe1 Co•d, Pare 41 1•Nf _ fky til e p„,,,, ct,WagAKIt°n Pa trui i o`, a - a fy r 4 doir4V ei i. u %—(2`774 sway leae P. -.r4 , \ ® \i PROJECT � r L©CATIONr..e , Trig ,,, • 4' ,. _L „ - c -.� ,..s.,xPa�K Tigard'.... ''. k _ _ , NN STR Q o 'er— _ . ►A; ,'' Z S b C] (” O _ T VICINITY MAP 0 I Np �' '� 1s•0 NOT TO ANY SCALE w CC :5, OR POSED rj � ,: I R=72 D• �J o ori -� o sl X72_ CC1i �� o �,, ,.•� Sso°525x" 67 lit.� : 4 NOTES. )° / :Kin 6s' ' P' c �, Cn "BUS 484 8693 RC o3 Ds« 'ALK �6*Ja' J �I8 1} BUILDING LAYOUT PER KEVIN MARTIN. STOP" C 7.34' 95.12' .� . ,76 / :: �'ROPOSEp 1p /-71.18' e, i `; 2) ARBORIST PLAN PER JOHN O'SHEA, CONSULTING ARBORIST REPORT DATED NOVEMBER 16, 2007. O Mz DR�NCR�E X3.12 L 638a' �" U Z o AFS WAY& // 3) CYPRESS TRESS ARE PER PROPOSED STREET TREE AGREEMENT FOR 121ST FUTURE Z 0 25.00S : OACH T © 1•— DEVELOPMENT.$ I dQI— 0 1a , 9.07? 2 DRONCRErE 4) THE TREE PROTECTION FENCES SHALL BE AT MINIMUM A 6 FOOT TALL STEEL MESH C� w 17 p�,Q � CONSTRUCTION FENCE AROUND EACH OF THE TREES TD BE SAVED.THEY SHALL BE NO CLOSER Z (f)i IW CED ' t/ / THAN TEN FEET IN RADIUS FROM ANY TREE, (20 FOOT DIAMETER EXCEPT WHERE EXISTING BOARDi, r` FENCES OR TREE FENCES JOIN, ENCLOSING A LARGER AREA FOR TREES#17 AND #18,THE _Qf� CED 1 FENCES SHOULD BE AT LEAST 18 FEET IN RADIUS TOWARD THE CONSTRUCTION AREA AND JOINED Ci) TQ If X12 : f� GAGE• �` 7 / TO EXISTING FENCES AS DRAWN ON MAP. Q Z Q CQ • 5.0 5 THE PROTECTION FENCING SHOULD ALL BE SIX FEET HIGH FIVE T FIFTEEN FEET FROM THE Oi w �i •;,-'- ,u, / 4....„1:: C'��GE / aTREES AND JOINED TO THE EXISTING FENCES WHERE POSSIBLE. IT WILL BE ATTACHED TO STEEL # c. IR©Ros 1POSTS DRIVEN INTO THE GROUND AT LEAST EVERY FIVE FEET. INSIDE OF THE TREE PROTECTION ! f ED Wao /// ZONE THERE MAY NOT BE ANY STACKING, STORAGE, OR HANDLING OF MATERIALS, NOR ANY 11 j 1/ - • a �Ro�°F rivviE BUILDING / cYP �_� ) cas Z X07.0 DRIVING, LOADING OR PARKING OF CONSTRUCTION VEHICLES. cc lt, .,,,- • f� ` 1 N/ k EW WOOD F�IME B g 6) DURING CONSTRUCTION OR EXCAVATION,ANY ROOT OF MORE THAN 1.5 INCHES THAT IS `#1 CYP r'• / r NDER-coy UILDING ENCOUNTERED FROM A PRESERVED TREE SHALL BE IMMEDIATELY REPORTED TO • 14*!_ ..': fir, / APiRo 6�17°N1 THE ARBORIST-503-830-3055. WATERING OF ALL PRESERVED TREES SHALL BE DONE TWICE A x fir t� �. Y s MONTH EXCEPT ON WEEKS WHERE PRECIPITATION EXCEEDS 0.4".WATERING WITH A SPRINKLER .•'!�!' / (FOR TEN MINUTES) CR SOAKER (FOR ONE HOUR EACH EVENT) IS RECOMMENDED,ALTHOUGH • • 1 WATER BAGS OR A TRUCK SYSTEM IS ALLOWED. 11.54 o w W 11.06 e 1ill claf • UR �`�, f" 1 E+ . :111 1 /.-- /---/-// i eYP i . .._. • PROP°SEO PARCEL 1 �-C/,,,[,,,,• H E o m SoFEET 0114 Zi ' J �s bti '� 0 0.4 1 0 cYP 1 �°Rop w� H a in a31 C° TYPE osEO FARCE SD P r 9636 CYP _ .. r i r 0.22 ACRES IIji o I V #15O t • ici #lir' ,-.' A 35.00 ,� #17 #18 I' W � ,� �.� U o *#16 I © U7 p GRAPHIC SCALE o 10 20 40 F g a. I ,ii I .c: X N N80°Spii,- 124.86 (IN FEET) ill 11_00 SCALE: 1"=20' C "' S 85°36'55'E I--I 1-1 li SD CB LEGEND: W X RIM ELEV 999.99 "LYNCH TYPE" EXISTING CONIFEROUS TREE 1--I i CATCH BASIN r SDMH w ill TREE INVENTORY cD RIM 999.99 STORM DRAIN *CED EXISTING CEDAR TREE MANHOLE SANITARY SSMH RIM 999.99 #' i ID# COMMON NAMES SPECIES DBH IN INCHES ,OVER 12"CALIPER? PRESERVATION VALUE RECOMMENDATION `f MANHOLE3*-CYF EXISTING CYPRESS TREE REVISIONS 1 SWEETGUM LIQUIDAMBAR STYRACIFLUA 19" NO HAZARD REMOVED CMH 2 NORWAY SPRUCE PICEA PUNGENS 14" NO MODERATE REMOVED ©RIM 999.99 COMMUNICATIONS EXISTING CYPRESS TREE 3 BLACK LOCUST ROBINIA PSEUDOACACIA 15" NO MODERATE REMOVED MANHOLE TO BE RELOCATED HERE 4 MADRONE ARBUTUS MENZEISSII 32" NO SPECIMEN REMOVED 5 JAPANESE PINE PINUS SP. 15" NO DYINGIHAZARD REMOVED 6 BLACK LOCUST ROBINIA PSEUDOACACIA 32"BELOW STEM UNION NO LOW REMOVED �- SIGN ��� EXISTING DECIDUOUS TREE 7 SILVER MAPLE ACER SACCARINUM 12.5" NO MODERATE PRESERVE o MAILBOX j _ - 8 DEODAR CEDAR CEDRUS DEODARA 31.5" YES LOW REMOVED -I,„ 9 DEODAR CEDAR CEDRUS DEODARA 30" YES HAZARD REMOVED WATER VALVE PROPOSED 2"SILVER MAPLE ix 10 KWANZAN CHERRY PRUNUS SP. 18'BELOW STEM UNION" YES LOW REMOVED 11 DEODAR CEDAR CEDRUS DEODARA 39" YES MODERATE PRESERVE CX FIRE HYDRANT PROPOSED CYPRESS STREET 12 HINOKI CYPRESS CHAMAECYPARIS OBTUSA 14" NO MODERATE PRESERVE 13 DOUGLAS-FIR PSEUDOTSUGA MENZIESI! 19"BELOW STEM UNION YES HAZARD PRESERVE TREES FOR 121ST AVENUE CENTER LINE DATE MARCH 26, 2008 FUTURE DEVELOPMENT 14 NORWAY SPRUCE PICEA SP. 26" YES LOW PRESERVE 15 SAWARA CYPRESS CHAMAECYPARIS PISIFERA 25" YES MODERATE PRESERVE - - PROPOSED TREE JOB NO. 2006036 16 SAWARA CYPRESS CHAMAECYPARIS PISIFERA 15.5" YES HAZARD PRESERVE PROTECTION FENCE 17 GIANT SEQUOIA SEQUOIA-DENDRON 61" YES SPECIMEN PRESERVE SUBMITTED BY: o o PROPOSED EROSION KEVIN MARTIN v3 CONTROL FENCE PO BOX 1258 NEWBERG, OR 97132 PHONE: 503-550-6276 FAX: 503-554-1706 3 OF 5 bluedot group �"' Fame � ,X111 C4urL�U ^.,.. F'°�° °' , land surveying & mapping f e orneci - ss65 hampton s#, suite is mpto ite 101 G,a�rwr portland, or 97223 Farb- .� -. V. 503.624.0108 gaosoa r u,.ym" 9111171;1'' f. 503.620.9058 sq,.ra c+ vrt �e F REGISTERED Lneeh,ry ,$ �.:: 1 t< PROFESSIONAL =>, 0N SUR YOR LA D UE t ip . 'w,a. T +: JULY 199$ PROJECT � . .4001"-"'""%N. �, , '�� �> �,�' LOREGON ©BELT C. LENNOX ! LOCATION ,wp.. ; � &. J ., 2 8s ='Trre RENEWAL:812-31-08 gg I T 0 L ....x -'. iar.le.i. TI�.lM11 _ y i s -,. t 41. _.. SMI Oarir I* !Y,*Dowd* -..._ ...... to007 Upapl. - _.. .. Map ddliiCM WWTEV M VICINITY MAP (9 NOT TO ANY SCALE W \--74"-- 0 I ----. CMH (15 /0 ~� °5256' ! RM 202.82° / - 7 ------------ �- —�_LY s�R: - NOTES: I— \ -- \ - �1 r 1) CONTOUR INTERVAL IS 1 FOOT WITH 5 FOOT INDEX CONTOURS. 0 z 6.CS 17•:---720, z Ce \\) 11 �J3E.-N . ,,z Z.-- L y2 SSMH 2} ELEI/ATIONS DATUM IS NAVD88, DERIVED FROM MULTIPLE GPS O / E 67.66P RIM 200.18 OBSERVATION SESSIONS RESOLVED BY NATIONAL GEODETIC SURVEY 1— Q / S80'S2� �1 (NGS) ON-LINE POSITIONING USER SERVICE (OPUS). (� W • "BUS S 44.64' 203 3) THIS IS NOT A BOUNDARY SURVEY. BOUNDARY INFORMATION SHOWN = STOP" R 5.12' L 7 / HEREON IS DERIVED FROM A VARIETY OF WASHINGTON COUNTY SURVEY (/) 1— ��9 4 8' cf''�� �� &DEED RECORDS.THE BOUNDARY LINES SHOWN HEREON SHOULD BE Q �I; CONSIDERED APPROXIMATE ONLY. Z /I~� 2 a 4) HELD WORK WAS PERFORMED BETWEEN JANUARY 18&20,2(1Q6. ---1'.- 10. r *1114111/11111"1 1 .07IN �, 5) UNDERGROUND UTILITIES ARE SHOWN AS MARKED BY ONE-CALL 205 �-, 1► UTILITY LOCATE SERVICE. UNDERGROUND UTILITIES MAY EXIST WITHIN I Rs:- 1 ;.; THE SURVEY AREA THAT ARE NOT SHOWN ON THIS SURVEY. 1t �. CALL 64U DIG--------. o El .4._____L ��_ it `06 `4, f 5 6) THE FENCE ADJACENT TO THE SOUTH BOUNDARY OF THE PROPERTY /�' IS APPROX.2 FEET NORTH OF THE SOUTH BOUNDARY. THIS WILL HAVE I Ir `-'– .� �' "aS'�O TO BE RESOLVED BEFORE THE PROPOSED PLAT CAN BE RECORDED. 1 „1 to / 1 Y Q ,I� MEQ WOOb F� ' co �,, ( �DvOER�OM �atrrtnfNG , " /1 Z O 1.-- ._•-- * A cn Q I- 1 vi ( Et o w �1 Hp..IR 09 o 4'- 11.54 1 Q E"') is CM t.___/:lis-'1_ I li -11/ A ' I 0 I-I-1 0 r4 8 ir 0 n :11 I 4 t GRAPHIC SCALE Zg" 11i° T 40 a , 0:9 / * I 11 I Ei H Q r * co (IN FEET) C I SCALE: 1"=20'--Z I 44 (1)W C II # / F—I © ® P —.A 1 il I I — ` LEGEND i , • C„ SD CB I 14 j �_`~- a Tia RIM ELEV 999.99 "LYNCH TYPE" CONIFEROUS TREE ~' jJ' f)'55.1A/ CATCH BASIN I—I ° —_ 10 1 a �T� 124.% ~~"��._.__ SDMH 4-1 11.00 RIM 999.99 - �D STORM DRAIN ��t DECIDUOUS TREE MANHOLE ' S 85°3655"E SSMH .� SIGN / \I C2 RIM 999.99 SANITARY MANHOLE REVISIONS CMH © MAILBOX ©RIM 999.99 COMMUNICATIONS MANHOLE ® WATER METER I SS SANITARY SEWER � CENTER LINE • i — SD STORM DRAIN a rxi WATER VALVE / i I CI; FIRE HYDRANT FINAL APPROVAL �� w WATERLINE CITY cw 1'IGA PL{bFdl4PI C?; DIV13 ON DATE MARCH 26, 2008 2006036 4 POWER POLE JOB NO. oHL OVERHEAD WIRES :1(- DATE 7 23 . E— GUY WIRE ANCHOR SUBMITTED BY: KEVIN MARTIN G UNDERGROUND GAS LINE PO BOX 1258 V 1 NEINBERG, OR 97132 PHONE:503-550-6276 FAX: 503-554-1706 1 OF 5 bluedot group .4 Faana 0:3, runt!CALISe ' P,o7es, doe landsurveying & mapping ' .w _. -� �`�� A 6665 hampton st, suite 101 portland, or 97223 503.624.0108 vin r: , w V. _,1J - f.503.6220.9059 3 RoAhian i.40 Wunogmn upr. 1 -. \.' Ycugc y000..1.,-;,, �.. i` y X.. .1.",reanNs0,�` - -, Y L,.,,... \ , .3 , �6 PROJECT y� "�' w LOCATIONP: ,» Aa, y :44: \ .°• a 7 s- ,61.,-y, '"Trac 4 i int IVO L' M - .,,.. Z 2 lisp oda imoal lame' VICINITY MAP CD -- NOT TO ANY SCALE CC\-7---- — 1\ O eMH ,,pl — ��seQ°5r�. 4 AM 202.82Ca \ 7 =�� LY cv \ ) „,.., t �� O cri s q U � � z idallihk---WI, - �'� r s.a R00,p .I .,...iii: � •• NOTE: z O /), `,1,. ..-.'--.--1;'-'....'" � y, 7�0 y 2 a'• '6. 7:0NRSISiM2001 18r1Z Cir) ��~!' p�°�sEb ~ 1) BUILDING AND UTILITY LAYOUT PER KEVIN MARTIN. ( W��i' "7T-•- -. 5�30'S2'S6�E E7.� '�t'°`l�raER�tlp1��_ ? `�' / • I�! •` 2.QQ x.64' - �9 � SED._ j'.- uBLIS v •oEOrCATI N r!�693.ip` oE<NALX ' 2STOP" 3r \ $ 6Ag 72' ��� �„-�. c), (/) rcv �'AOPpSED SS $ 7.1$' o ;c ua -ti`f VISION `0¢- i\ COlYC,r�,E 6913.rzx LEARANCEO�IM1'A & S pRo �/ pos/� l�+ S C i R1ANG� ��AC1i' `� g �lLl7YE !I�N�'fD2'�R `��7 "��rQ. , Jo �- r �` 6.Qo o ~ �. Earca f 07 p I 205 15 00 NCR�E � - / j`7RV Apace "7 El __ I Pi am�lfg 47rJ/' GARAGE / CI r r, GARAGE d �s��ICE L Q �, _r � , �c, l /7-7 :-6 0o r�raNG�E ,:4: 5 00 1-1 .44 PI :4 ( A ill 1 a/Ix — iv, j j: opasEQ yyoa0 APpROX �BUILD,NC, I b/ ,/� �_ z Q r J • fai; „PROPOSED NEW � iv. uNE / �/ woo°fi�ME BU! I/ t 1: fJl (UNDEp CONSUAPRROX FF 206.6 co 1-) SING Z M CVco CO *I ---ti-i, 1 ��ct. ! moo w — _I l i' - /. r, r H aR coo rr.sa r. c:, 0 1 = zv / . / „,* N Q6 cq E . .. l ..z �r / , L _` ' GRAPHIC SCALE X 0 a 8 o �o zoao ....)t_ l P (IN FEET)! ROPoss LL/SqPEET 2 rorr4SCALE: 1"=20' --_____ I gl -,„ I I r 0.23 AcREs oa t)9 • 5 PAopos f�PAR( HS(�FEEr r 9638 ev R24 • • ;:i At r'oSED yyaTEF� 1 f r Q.22 ACA E,S 7 1 +� , �J 1-1 1----- rQ w !~t vv LEGEND: a' 00 00 W / SD CB .j 1" ril Nil ri" 4MIIP.,.- $ I� RIM ELEV999.99 °LYNCH TYPE" ::::::::E S SDMH RIM 969.99 o --� rQ IV MANHOLE 124.86 -----------"1- ��-�49-8 . SSMH rr RIM 666.66 SANITARY SIGN W i 1.00 MANHOLE S s5°3E;'Sg'ECMH v MAILBOX 1 ii\ ill ss RIM 666.66 N COMMUNICATIONS MANHOLE ® WATER METER REVISIONS ss SANITARY SEWER c_ CENTER LINE SD STORM DRAIN --4-• PROPOSED STREET TREE WATER VALVE z i 'C. FIRE HYDRANT ,° PROPOSED CYPRESS STREET TREES FOR 121ST AVENUE ° W WATERLINE FUTURE DEVELOPMENT 1 POWER POLE o o PROPOSED EROSION OHL OVERHEAD WIRES CONTROL FENCE DATE MARCH 26, 2008 F---- GUY WIRE ANCHOR JOB NO. 2006036 t' G UNDERGROUND GAS LINE SUBMITTED BY: KEVIN MARTIN PO BOX 1258 V2 , NEWBERG,OR 97132 PHONE:503-550-6276 FAX: 503-554-1706 2 OF 5 bi uedot - group F F"pr°" "°" � land surveying &mapping er,aey Ccrn°° 6665 hampton st, suite 101 °•,...,, Portland, or 97223 P76 t ' A* V. 503.624.0108 Rattrinn W" f.` �,,, f. 503.620.9058 0' . \ ' i L3 �r+sds''I �q> >. ueuv� 4 R PROJECT n., k` ar_u"ra ; � RJ14 LOCATION f.�:P; a K .y sl 1 --------_______S80°52,56,,, 4 LYNN cd 4. STR j 1 EE� '� - .:...6YY Oip 9 ....> Y McQws�4 Z \ 4.- 5�]j 1 tYCOf17600gle , rNpdf•�Q067µ4YCEQ`•' (� VICINITY MAP 1 .. .4....-- - L�7 r 6 OS NOT TO ANY SCALE W �: �� R�720. r E ---.74.0 ' • PROPpSED, E ±P�71 �•• ui S80°5255•E 67ERS7RlP .�` ,b +., , I. ti O ° Q� N. '.!P.p 2.pp w! r-44.64r . .,4 . PROPosiD 111, ,M,�- (U BUS �""" DEDICATION R 8 EWA ��� s3 r2 I'- STOP° : �. 695.y2 _�. . Na PROPOSED f ? Co! IRA R 69.--.-.......3 3.12 L 63.80. 0 Z 4,• _g APROACH Z O 200 Raw NOTES: O I'— 25.r c r- :$ DEDrc47roN I"""' U ro. Il - a — (� W 9.07 r p r CONCRETE ;�.'- 'ED : I /,rte D P run- cH`� 1) BUILDING LAYOUT PER KEVIN MARTIN. 1 U) I/ ' ' • 4_,j; 2) ARBORIST PLAN PER JOHN O'SHEA,CONSULTING ARBORIST REPORT Q r x' v.g b 4 :. 2: f R�4GECO �a. � � � !• 1•� � � 17-/-7 � DATED NOVEMBER 16,2007. a 5 I i :: ` S0o 3) CYPRESS TRESS ARE PER PROPOSED STREET TREE AGREEMENT FOR Z i 8-lj,!_ : Jw G4RaGE f 121ST FUTURE DEVELOPMENT. �,� # g ; if I ROAOSED // /1773/1/ 'i 4 P izg.air 1 ifil • 1/ 2070 j /� Q � � C pii; )�/ NSW ri, 000FCO + , (UNDER,CONS ME BDIz,NG r ,_ 1� .� . 14 r APpROX fi 6 4N1 ��l / • •. . I • . ...., L ___/-1-/j 1 it; /../.- /---4-j 1.54 7 to fCif 71.06 7! !! : + t� _ � '`�' ' it PRa A W 1 _ LL/. l� 1 j POSED PARCEL r- F� • ,�- ' 5Q F 2 r 0114 eb ", cyP •• m 0.23 ACp Cb �-{ �., 1 d+ a 41 14 ' ! S PROPps , r� a E� a Cr) d C TYPE ED PARCEL r t sc�EET 9636 GRAPHIC SCALE Q-+ t` �' .? _c j �2ACREs / °' o rn W 1 0 :a 20 40 a w • - I d 1 H cn 4= 0 c' ''' (IN FEET) i , 3560„i' 44#1 l — n , 16 #17 #1s . SCALE: 1"=20' Q ^ r+'i 4 w *. • I� El 51 '1. N80°50, 124.85 11.00 S 85°36'55'E � LEGEND: H SD CB i 51 Rim'ECFV 999.99 "LYNCH TYPE" CONIFEROUS TREE14 CATCH BASIN 0 SDMH 4-1 RIM STORM DRAIN *#IP DECIDUOUS TREE 14 MANHOLE I--I f SSMH r.� ., RIM 699.99 SANITARY 44 '��' PROPOSED 2"SILVER MAPLE *CYP MANHOLE CMH TREE INVENTORY ®RSM 999.99 COMMUNICATIONS EXISTING CYPRESS TREES I ID# COMMON NAMES SPECIES DBH IN INCHES .OVER 12""CALIPER?1 PRESERVATION VALUE RECOMMENDATION MANHOLE 1 SWEETGUM LIQUIDAMBAR STYRACIFLUA 19" NO HAZARD REMOVED SIGN REVISIONS_ - -i 2 NORWAY SPRUCE PICEA PUNGENS 14" NO MODERATE REMOVED SS SANITARY SEWER 3 BLACK LOCUST ROBINIA PSEUDOACACIA 15' NO MODERATE REMOVED 0 MAILBOX 4 MADRONE ARBUTUS MENZEISSII 32" NO SPECIMEN REMOVED — SD STORM DRAIN 5 JAPANESE PINE PINUS SP. 15" NO DYING/HAZARD REMOVED WATER VALVE ail WATER METER 6 BLACK LOCUST _ ROBINIA PSEUDOACACIA 32'BELOW STEM UNION NO LOW REMOVED Da 7 SILVER MAPLE ACER SACCARINUM 12.5' NO MODERATE PRESERVE CI; FIRE HYDRANT 4 CENTER LINE - 1 8 DEODAR CEDAR CEDRUS DEODARA 31.5" YES LOW REMOVED 9 DEODAR CEDAR CEDRUS DEODARA 30" YES HAZARD REMOVED W WATERLINE PROPOSED TREE - 10 KWANZAN CHERRY PRUNUS SP. 18'BELOW STEM UNION° YES LOW REMOVED PROTECTION FENCE 11 - DEODAR CEDAR CEDRUS DEODARA 39" YES MODERATE PRESERVE -0- POWER POLE 12 ' HINOKI CYPRESS CHAMAECYPARIS OBTUSA 14" NO MODERATE PRESERVE 0`)L.--13- DOUGLAS-FIR PSEUDOTSUGA MENZIESII 19"BELOW STEM UNION YES HAZARD PRESERVE OHS OVERHEAD WIRES PROPOSED EROSION DATE -14z NORWAY SPRUCE PICEA SP. 26" YES LOW PRESERVE CONTROL FENCE MARCH 26, 2008 15 ' SAWARA CYPRESS CHAMAECYPARIS PISIFERA 25" YES _ MODERATE PRESERVE C GUY WIRE ANCHOR JOB NO. 2006036 16 SAWARA CYPRESS CHAMAECYPARIS PISIFERA 15.5' YES HAZARD PRESERVE G JNDERGROUND GAS LINE 17 GIANT SEQUOIA SEQUOIA-DENDRON 61' YES SPECIMEN PRESERVE • I g it ►r 1 �� ��� { aJ Al 1 1 SUBMITTED BY: KEVIN MARTIN PO BOX 1258 V3 NEWBERG, OR 97132 PHONE: 503-550-6276 FAX: 503-554-1706 3 OF 5 f if r bluedot group Fav o,4 .- .�# �oreouse ` vr3r land surveying & mapping ' a 6665 hampton st, suite 101 portland, or 97223 rte. arc, ,r V. 503.624.0108 w,sn f. 503.620.9058 t , 4sf.,,,,,:- -,....‘ \loV1/4.. , - ; :.,--,. -t4 i r. ..+s NfbP Ory a,r iYT 7 SW 4 rc Pue i - P• •,- ' ' \tfik r it*. .. LOCATION '. 0 . � f \ • - O a 1 Tlyaip. H s wl a : a )137004* Map dila 110307 1lI.VTfQ^_! Z VICINITY MAP 0 -- NOT TO ANY SCALE C O I� L CMH 1 ��580'S2•56"E RIM 202.82 (f LYNN STS; I- \ - -t- t--„, -- ET O co w Vz 1 6 0 �` L 116.0 z 5 R"720 r SSMH0 1- 2 RIM 200.7e NOTES: I— U _...........7.7. '• o S80°52'56"E' j� � $ 1) BUILDING AND UTILITY LAYOUT PER KEVIN MARTIN. W -' * .cf�b �` 5E'E 87.6";' �1111 _ _ z CO • • •/•(� rZq 2.00 RDW44.64' "'~••+. . � t "BUS r �' I7Sf?ICATION R X3.7_``' R STOP" • $ r.Sa, 895.r2a �..�, i`-� t... N co4"asSD ss ��693.7 L 7r,r8. Q I fft DR NCR SS 63.80' • U✓ z n."---- 1 I`— ApR°� $ 8~ro,' slC'� asM 2.00 power-- a I i. .' a T---------____________„. 70. f 116::__111 rs.t1Q 6.00 ONCRET DEDlCAtl07Y _�_`_� _`sorJf . 5.00 I APRO c& r `'-�_ I 50: I I V i/ K GA i - ii: ../..7.i./...7jr /2 5•r, ss l 0 /9 ; t/' :e 5.00 1-1 f f FRAME 8u 1:// f ,ry GANGEa R f (PROPnSe) FF20 �LDiNG / -41 V /' Q •F9oFos� 11\i'll[ ZI-�- ! h6w W0fl°,, wArE�urv� / [ur�DEAcorvsrRcr LL No ,o il T., f!� ''AoMy' H1 0 cn / _ ! � E-1 R OsH 01• 0 �r i 1.54 W w [Jj �i/ a N II r 7. I . 2 el 10 02 6 � `�li � �U� �4� �-.� o GRAPHIC SCALE qo � �i O � J gz f / t'IN FEET) a al PRO �-C i1111:111/ SCALE: 1"=20' 9 ✓;D PARCM So FE!? 2 707 74 N Un P Q a 0.23 ACRES O75.00• • :,-- 4t �..f, PROpQgsoFED E,J_L 7 9636 ng ARp F+#0�2 ACRES 02 V} 1 pOSa_D WATER f f I ! 3.00 �� Moo ! !` i�stiv Iii 0.4 1-1 :3 Mill -3F - $ LEGEND: f 4t, 8SD CB14 • • �-� w Iiia RIM ELEV 999.99 "LYNCH TYPE" 4*- CONIFEROUS TREE 4.1 CATCH BADRASININ 'H N80°555," S 724.86 4s 86 • SDMH44 11.00 HIM 999.95 AS TREE o MANHOLE S 85°36'55"E SSMH f RIM 999.99 SANITARY EL SIGN /1 MANHOLE REVISIONS CMH o MAILBOX p RSM 999.99 COMMUNICATIONS MANHOLE ea WATER METER I SD SS SANITARY SEWER 4. — CENTER LINE STDRAIN o �a WATERORM VALVE I C FIRE HYDRANT w WATERLINE DATE MARCH 26, 2008 -0- POWER POLE .106 N0. 2006036 OHL OVERHEAD WIRES GUY WIRE ANCHOR SUBMITTED BY: KEVIN MARTIN G UNDERGROUND GAS LINE PO BOX 1258 NEWBERG,OR 97132 vii, PHONE: 503-550-6276 FAX: 503-554-1706 4 OF 5 bluedot group F-- ' GoRG4Wbe-:.: ,.i °�"°': '� land surveying &mapping Diaa.v ..,,t` t , .. 6665 hampton st, suite 101 sw iliaairitinad �...� portland, or 97223 Fan F' N`' , :.:»s 'v V. 503.624.0108 /'. R:bemn wiiihm + '. 1 f.503.620.9058 Alolo Saw" 2 c.,riF Pry REGISTERED ,• _ �,.em� ; PROFESSIONAL <; I; "" LAND SURVEYOR4 OREGON `".r.. �d ; JULY 14, 7 998 4(vvA;2_,_,livo : pi PROJECT01111111°111711ROBERT C. LENNOX R�ri LOCATION � '.� "'��..� 2886 P � v� RENEWAL: 12-31-08 x r. ^ i ` de 1... .N.:. Tigard ' i '�i. :it- a g st Prawn, ,r, Cermiety SW O..A.$I SWC SI Ilrie ;o30b �, MM.Qdr f NAME r.. Z VICINITY MAP 0 NOT TO ANY SCALE CCr 'r �� 145H j 80.5256• ! IQ M 202.826. 0 cc fff \ ,/, Lo NN STRE NO ES: _, F-zoX71 R- 1) CONTOUR INTERVAL IS 1 FOOT WITH 5 FOOT INDEX CONTOURS. Z 0 * ' `720, y2 SSMH 2) ELEVATIONS DATUM IS NAVD88, DERIVED FROM MULTIPLE GPS Q I— �/' � r' a RIM 200.18 OBSERVATION SESSIONS RESOLVED BY NATIONAL GEODETIC SURVEY I— 0 f �` S'e0°52'56nE 67.66--- -.__________ / (NGS)ON-LINE POSITIONING USER SERVICE (OPUS). 0 W WZ "BUS • 4c 203 3) THIS IS NOT A BOUNDARY SURVEY. BOUNDARY INFORMATION SHOWN = V. STS R 695.1Noi8411- , 7r r / HEREON IS DERIVED FROM A VARIETY OF WASHINGTON COUNTY SURVEY Cl) r, 41/STOP" n� ��—__ &DEED RECORDS.THE BOUNDARY LINES SHOWN HEREON SHOULD BE C� CONSIDERED APPROXIMATE ONLY. / � 4) FIELD WORK WAS PERFORMED BETWEEN JANUARY 18&20,2006. ~ 10. , I '.071 205 c, 5) THE FENCE ADJACENT TO THE SOUTH BOUNDARY OF THE PROPERTY LAO- IS APPROX.2 FEET NORTH OF THE SOUTH BOUNDARY. THIS WILL HAVE 1► ��- o TO BE RESOLVED BEFORE THE PROPOSED PLAT CAN BE RECORDED. .,, it ,,ii... Th, 7.2 /77. LI in r� 5.00 fr / I I* / GARAGE i I 'l 01 I/ ) 2-f Cr H ' `'� y� NEW WOOD i CIO (PI /` J (UNDER, O n4ME BOLDING - Z W APP�gOX. $0M 2! C.f.) cr, //qtr p4 0 0 I-1 cn t\,\S 0 .71' ( ,) 0H coo —11/54 I yi i &-4Fr lw cocE2 63:1 1.06 a IE o z I /(.4.4/ 0 QI . i id co GRAPHIC SCALE Z Cy; p I 10 i 40 L, Q a I� I U� IL-1- � • • (IN FEET) fF SCALE: 1"=20' co El hi *83 f :Al 'link -' 1,(- if* # ( . 1-1 41 \ 1:4 o 1o_ N80°5o'55"4y 124.86 --------------- LEGEND: 11.00 SD CB p Ei�RIM ELEV 999.99 "LYNCH TYPE" CONIFEROUS TREE l S 85°36551 E CATCH BASIN SDMH 0 RIM 999.99 STORM DRAIN '" DECIDUOUS TREE REVISIONS MANHOLE SSMH SIGN RIM 999.99 SANITARY MANHOLE CMH o MAILBOX Q RIM 999.99 COMNICATI MANHOLEMUWATER METER r q. WATER VALVE ONS a/ i CENTER LINE FIRE HYDRANT — -0- POWER POLE DATE MARCH 26, 2008 OHL OVERHEAD WIRES J©8 N0. 2006036 F— GUY WIRE ANCHOR SUBMITTED BY: KEVIN MARTIN V5 PO BOX 1258 NEWBERG, OR 97132 PHONE:503-550-6276 FAX:503-554-1706 5 OF 5