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MLP2012-00001
NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2012-00001 RANSDELL PARTITION T I G A R D AMENDED DECISION OF OCTOBER 29,2012 Text in red font indicates corrected typographical errors.This amended decision remains consistent with Notice of Decision mailed on October 15,2012 120 DAYS =12/19/2012 SECTION I. APPLICATION SUMMARY FILE NAME: RANSDELL PARTITION CASE NO: Minor Land Partition MLP2012-00001 Adjustment to allow existing trees as Street Trees VAR2012-00012 Adjustment to Access & Egress Standards VAR2012-00013 PROPOSAL: The applicant is requesting approval to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. An existing dwelling on the proposed Parcel 1 will remain. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards, and a special adjustment to allow the use of existing trees as street trees. APPLICANT/ David&Sally Ransdell OWNER: 14270 SW 97th Ave Tigard, OR 97224 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 14270 SW 97th Avenue;Wash. Co.Tax Map 2S111BA Lot 11700 APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DECISION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION(Amended 1O-29-12) MLP2412-00001/Ransdell Partition PAGE 1 OF 27 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 supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING. The cover letter shall clearly identify where in the submittal the required information is found: 1. 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: 9 GPS tie networked to the City's GPS survey. By random traverse using conventional surveying methods. 2. The applicant shall apply for a Public Facility Improvement (PFI) permit for this project to cover driveway connections, utility laterals 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. NO TE: 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). 3. 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 Development Engineering will delay processing of project documents. 4. The applicant shall submit construction plans to the Development Engineer as a part of the PFI permit application for construction of the driveway and for performance of all work within the public right-of-way. 5. An erosion control plan shall be provided as part of the PFI permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 6. 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. 7. The applicant shall submit a preliminary plat for review. The plat shall include a temporary fire apparatus access easement across Parcel 1 and along the access roadway for Parcel 2. Not less than 20 feet of horizontal unobstructed clearance and not less than 13 feet 6 inches of vertical clearance shall be maintained within the access easement, with the exception of one existing tree where the width may be reduced to 16 feet. This easement shall be automatically extinguished if SW View Terrace is extended to SW Mountain View Lane,and a driveway entrance meeting City standards is extended from Parcel 2 onto SW View Terrace. 8. Final Plat Application Submission Requirements: NOTICE OF DECISION(Amciidcd 10-29-I2) MI.P2012-00001/Ran;:dcll I'aztitson PAGE 2 OF 27 A. Submit for Cityreview four (4) paer 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 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 plat shall create a right-of-way return at the southeast corner of SW 97`h Avenue and Mountain View Lane and a private sewer easement across Parcel 1 for the benefit of Parcel 2. 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 SITE WORK AND 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:John Floyd 503- 718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 9. Prior to the issuance of building permits for Parcel 2, the applicant shall submit a revised tree protection and planting plan that includes the planting of trees on Parcel 2 that are capable of mitigating direct views between windows above 15 feet in height on Parcel 2, and any existing window or patio located on adjacent lots to the north and south. 10. Prior to any site work, the project arborist shall submit a written report stating that tree protection fencing has been erected around tree protection zones on the project site as directed by the project arborist according to the approved tree plan. The applicant shall allow access by City staff 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 approved tree 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. 11. 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 Planning Division before proposed work can proceed within a tree protection zone. The Planning Division 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to the issuance of building permits, the applicant shall either (1) provide an TVF&R approved fire apparatus turnaround, or (2) provide a site and building plan demonstrating that the furthest point of the single- family residence is within 300 feet of 97th Avenue as measured by a TVF&R approved route around the NOTICE OF I)ECISIflN(Amended 10-29-12) a4II,P2(112-00001/Ransdell PaiCition PAGE 3 OF 27 exterior of the building. 13. Prior to issuance of building permits, applicant shall provide a site plan containing a fire apparatus access road with an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 14. The applicant must obtain the PFI permit before any work begins either on the site or within the public right- of-way. 15. Prior to issuance of building permits, the applicant shall provide the Development Engineering Division with a paper copy of the recorded final plat. 16. 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. 17. Prior to issuance of building permits, submit plans showing a water meter location at the southeast corner of Parcel 2,accessible from the SW View Terrace right of way. THE FOLLOWING CONDITIONS SHALL BE ADHERED TO FOR THE DURATION OF ANY SITEWORK OR THE CONSTRUCTION OF NEW BUILDINGS: 18. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division, at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (111Z) 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 Planning Division 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 Planning Division and the Project Arborist. PRIOR TO OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 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:John Floyd 503- 718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final inspection, 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 Planning Division. 20. Prior to final inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001/Ransde11 Partition PAGE 4 OF 27 (Po greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restrictions may be removed or will be considered invalid if all trees preserved in accordance with this decision should either die or be removed as hazardous trees. 21. Prior to issuance of final occupancy,buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. ONGOING CONDITIONS OF APPROVAL: 22. Prior to the construction of a driveway access onto SW View Terrace from Parcel 2, the roadway segment of SW View Terrace adjacent to Parcel 2 shall be brought into compliance with City Standards for public streets. 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(Amended 10-29-12) MLP2012-00001/R.ar dell Partition PAGE 5 OF 27 ► SECTION III. BACKGROUND INFORMATION Site Information and Property History: The subject site consists of a single lot measuring 37,158 square feet and located on the southeast corner of SW 97th Avenue and SW Mountain View Lane. City records indicate the project site was created as Parcel 1 of a three lot partition approved by the City of Tigard in file no. MLP2001-00013. The project site and adjacent properties are designated Low-Density Residential on the Tigard Comprehensive Plan Map. The project site and adjacent properties to the north, east and south are subject to R-4.5 zoning district standards, while properties to the west are subject to R-3.5 zoning district standards. A single family home with detached garage is located on the property and fronts SW 97th Avenue. Washington County Assessor's records indicate the home was built in 1942. Until August 2012 a mobile home occupied the rear of the property, with an access drive off of SW 97th Avenue. This structure was removed under Demolition Permit No. BUP2012-00149. Proposal Description The proposal is to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 square feet and 10,396 square feet respectively. The existing dwelling and accessory structure will remain on the proposed Parcel. Parcel 2 includes the land where the mobile home used to sit, and will continue to utilize the same access drive across Parcel 1 to SW 97th Avenue through a recorded access easement. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards, and a special adjustment to landscaping standards. The special adjustment to access and egress standards would allow the applicant to modify the required fire apparatus turnaround requirement. The special adjustment to landscaping standards would allow the use of existing trees as street trees, and avoid the removal of existing, mature trees until such time as full street improvements are constructed in this area. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments (18.370) Adjustments to access and egress standards (Chapter 18.705) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. Section 18.705.030.1 sets standards for minimum access requirements for residential land uses. Subsection 18.705.030.1.4 requires access drives in excess of 150 feet in length be provided with approved provisions for the turning around of fire apparatus. Parcel 2 will have an access easement approximately 187 feet in length, and wishes to deviate from the required standard. The applicant cannot reasonably share access with an adjoining property and cannot access SW View Terrace to the southeast, and as such has applied for a special adjustment to be processed as a Type II procedure concurrent with the minor land partition. This standard is met. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: NOTICE OF DECISION(Amended t0-29-12) MLP2012-04001/Ransdell Partition PAGE 6 OF 27 (1I (1) It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; The existing house on the proposed Parcel 1 accesses public streets from a point that is not sharable with the proposed Parcel 2, and the existing access point for Parcel 2 onto 97th avenue cannot be relocated to an alternative location. This standard is met. (3) The access separation requirements cannot be met; The access points for Parcels 1 and 2 are existing and their reconfiguration is not proposed. This standard does not apply. (4) The request is the minimum adjustment required to provide adequate access; The request to not provide a fire apparatus turnaround is the minimum adjustment required to provide access. This standard is met. (5) The approved access or access approved with conditions will result in a safe access; and Tualatin Valley Fire and Rescue has reviewed the proposed access to Parcel 2 and found it adequate in a letter dated July 25, 2012 and reaffirmed in an electronic communication on September 26, 2012. This endorsement of the proposal was predicated on four conditions of approval, detailed in Section VI below. Without these conditions Tualatin Valley Fire and Rescue cannot endorse this project as providing safe fire apparatus access to Parcel 2. In order to ensure emergency vehicle access to Parcel 2 is provided and maintained consistent with the TVF&R determination, four conditions are being applied. As conditioned, this standard is met. (6) The visual clearance requirements of Chapter 18.795 will be met. The requested adjustment to access standards does not affect the applicant's ability to meet visual clearance • requirements. This standard is met. FINDING: Based on the analysis above, the approval criteria for an adjustment to access and egress requirements cannot be met without the conditions of approval listed below, CONDITIONS: Prior to the issuance of building permits, the applicant shall either (1) provide an TVF&R approved fire apparatus turnaround, or (2) provide a site and building plan demonstrating that the furthest point of the single-family residence is within 300 feet of 47 ' Avenue as measured by a TVF&R approved route around the exterior of the building. The applicant shall submit a preliminary plat for review. The plat shall include a temporary fire apparatus access easement across Parcel 1 and alongthe access roadwayfor Parcel 2. Not less than 20 feet of horizontal unobstructed clearance and not less than 13 feet six inches of vertical clearance shall be maintained within the access easement, with the exception of existing trees where the width may be reduced to 16 feet This easement shall be automatically extinguished if SW View Terrace is extended to SW Mountain View Lane and a driveway entrance meeting City standards is extended from Parcel 2 onto SW View Terrace. NOTICE OF DECISION(Amended in-29-12) AMLP2012-00001/Ransdel Partition PAGE 7 OF 27 � � I Prior to issuance of building permit, applicant shall provide a site plan containing a fire apparatus access road with an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. Prior to issuance of final occupancy,buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. 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. The applicant has requested the use of existing trees to meet street tree requirements for the access easement to Parcel 2 and the frontage along SW 97-11 Avenue and SW Mountain View lane. As noted on the applicant's tree removal plan (Sheet C2) and in the Arborists Report and Tree Plan prepared by Walter H. Knapp and Associates, eleven (11) trees are proposed for retention. No cut,fill,or alteration is proposed within the dripline. These standards are met. FINDING: Based on the analysis above, the approval criteria for an adjustment to use existing trees as street trees have been met. This criterion is satisfied. 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 standard 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 standard 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 the permit process and during construction, at which time the appropriate review authority will ensure that city and applicable agency standards NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001/Ransdell Partition PAGE 8 OF 27 1. 041 are met. Based on the analysis in this decision,Staff finds that this criterion is met. All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel 1 will,be 140 feet wide and Parcel 2 will be 68.5 feet wide. 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 (not including the access drive) that are approximately 26,723 square feet and 10,396 square feet respectively. 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. Proposed Parcel 1 would have approximately 140 feet of frontage along SW 97"' Avenue. Proposed Parcel 2 would have a 15'wide access easement to SW 970'Avenue. Therefore,this criterion is satisfied. 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, flag lot side = 10 feet; side on a corner = 15 feet, and rear =15 feet. The existing main structure on Parcel 1 will comply with these standards. The existing accessory detached garage does not comply with these standards, but no change is proposed and it will remain legal nonconforming. The applicant has included building envelopes for parcel 2 demonstrating future compliance with these standards. Setback standards for the proposed lots 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. A flag lot is proposed for Parcel 2. The building envelopes shown on the preliminary plan identifies the east side as the front, with 10 foot side yards to the east and west. The building envelope is generally located in such a manner that there will be maximum separation possible between the new and existing structures. This standard is met. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The existing and proposed paved accessway is within ten feet of the southern property line. Existing fences screen the entire southern property line from adjoining lots to the south (see Sheet C1). This fence is not proposed for removal and will remain. This standard is met. NOTICE OF DECISION;Amended 1U-29-I21 MLP2012-00001/Ransdell Partition PAGE 9 OF 27 The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on fire-fighting capabilities. The fire district (Tualatin Valley Fire&Rescue) was sent a copy of the proposal and submitted written comments dated July 25,2012 and reaffirmed on September 26,2012. In their comments the fire district did not require the installation of a fire hydrant. City maps indicate the presence of three fire hydrants within close proximity to the property. The closest is located on the southwest corner of the property, adjacent to the entrance drive for the proposed Parcel 2. The others are located at the northeast corner of 97th Avenue and Mountain View Lane, and at the northwest corner of View Terrace and Jubilee Lane. This standard is met. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant does not propose any common drives.Therefore,this standard does not apply. 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. This standard is met. 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. FEMA floodplain maps indicate the subject lot is located approximately 0.6 miles from the nearest demarcated one- hundred year floodplain. Therefore, this standard does not apply. FINDING: The proposed minor land partition meets all of the relevant standards of the land partition chapter as indicated in the analysis above. NOTICE OF DECISION(Amended Ill-'xJ-12( MLP2O124XXX)1/Ransddll Partitscm PAGE 10{)1'27 Residential Zoning Districts (18.510): Development standards in residential zoning districts are contained in Table 18.5102 below: TABLE E 18.510.2-DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-4.5 Parcel 1 Parcell Minimum Lot Size -Detached unit 7,500 sq.ft. 26,723 sq.ft. 10,396 sq.ft. -Duplexes 10,000 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. 104.25' 68.5' -Duplex lots 90 ft. -Attached unit lots Maximum Lot Coverage - NA NA Minimum Setbacks -Front yard 20 ft. 26.46' Per -Side facing street on corner&through lots 15 ft. 22' Bldg. -Side yard 5 ft. 28' Permit -Rear yard 15 ft. 111.28' Review -Side or rear yard abutting more restrictive zoning district - -Distance between property line and front of garage 20 ft. 26.46' -Side Yard Setbacks for Flag Lots LTDC 18.420.050(A)(4)(e)) 10 ft. Maximum Height 30 ft. < 30 ft. Per Bldg. Permit Review Minimum Landscape Requirement - NA NA FINDING: The proposed Iots meet the applicable development standards for the R4.5 zone. One flag lot is proposed for Parcel 2. This lot will be subject to the Building Heights and Flag Lots standards (18.730.020.C),which are addressed below in the Exceptions to Development Standards section of this decision. No specific development is proposed at this time. The building envelopes shown on the Preliminary Plat (Sheet 3 of 5) 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. 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. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the City of Tigard and AASHTO. The applicant has presented a preliminary sight distance certification prepared by Steve Roper PE, dated June 12, 2012. The submitted sight distance report shows an adequate site distance of 800 feet to the north and 450 feet to the south along SW 97 Avenue. This standard is met. NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001/Ransdell Partition PAGE 11 OF 27 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 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 existing house will continue to access SW 97'h Avenue, a neighborhood route, at the current location. The purposed access for Parcel 2 is to SW 97th Avenue along the southern property line of the partition. This provides about 125 feet of spacing between the driveway and SW Mountain View Lane,a local street. As neither of the adjacent or proximate roads within 150 feet are a collector or arterial, and the nearest collector or arterial approximately 680 feet to the north, this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. The property is not located on a collector or arterial and is not constructing a local street; therefore this standard does not apply. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements, leases or contracts are placed on permanent file with the city. Joint access is not proposed. Access across Parcel 1 for the benefit of Parcel 2 is proposed. An access easement is proposed. This standard is met. 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 97th Avenue. On September 28, 2012 the Public Works Department commented on the project and requested a condition prohibiting the installation of a driveway onto SW View Terrace, located southeasterly of the Parcel 2 as shown on plans submitted, unless SW View Terrace is extended across the tract and the roadway constructed to City standards. In order to ensure compliance with this standard,a condition has been added to prohibit driveway access onto View Terrace unless the roadway is extended and constructed to City standards. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2; NOTICE OF DECISION(.\mcndtd 10-29-12) MI.P2O12-00001/Ransdell Partition PAGE 12 OF 27 • • TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width , Minimum Pavement Unit/Lots Driveways Required Width • 1or2 1 15' 10' 3-6 1 20' 20' Parcel 1 will maintain its existing driveway with direct access to SW 97`, Avenue. Parcel 2 is provided access to SW 97th Avenue through a 15-foot wide access easement across Parcel 1. This standard is met. 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 access drive to Parcel 2 is shown on the Preliminary Plat as approximately 187.2 feet, necessitating provisions for the turning around of fire apparatus. The applicant has applied for an adjustment to access and egress standards to waive this requirement. As discussed in the analysis, findings, and conditions of approval pertaining to Chapter 18.370, Tualatin Valley Fire & Rescue has conditionally endorsed the project and the applicant has met the standards necessary to approve an adjustment. This standard is met. FINDING: As conditioned below,the standards of the Access Management chapter have been satisfied. CONDITION: Prior to the construction of a driveway access onto SW View Terrace from Parcel 2, the roadway segment of SW View Terrace adjacent to Parcel 2 shall be brought into compliance with City Standards for public streets. 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 NOTICE OF DECISION(Amended 114-21-I2 MLP2012-00001 f Ransdell Parnnon PAGE 13 OF 27 units determined in Subsection B above by 80% (0.8). The subject parcel is .85-acres (37,158 square feet) in size. There are no sensitive lands and no dedications for public parks. No private streets are proposed, but an access easement is proposed to service Parcel 2. The applicant has offered 39 square feet of public rights-of-way dedication for a radius return at the intersection of SW 97th Avenue and SW Mountain View Lane, The applicant proposes 26,723 square feet for Parcel 1 to contain the existing dwelling. Parcel 2 would then be 10,396 square feet. The minimum lot size for the R-4.5 zone is 7,500 square feet. Therefore, the maximum number of lots is one (10,396 square feet/7,500 square feet/unit = 1.39 units). The minimum number of additional lots, at 80 percent, is one. The proposed partition creates two (2) separate parcels, consistent with the density requirements. These standards are met. 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. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district,there shall be no use, operation or activity which results 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 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 odorous gases 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 shall 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 tide. 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. NOTICE OF DECISION!Amended 11F-29-12) *LP2C112-Qf100]/Ransdell Partition PAGE 14 OF 27 Exceptions to Development Standards (18.730) The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b. A 19-foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. Where an agreement is made to plant trees capable of mitigating direct views,the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030.D. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units,one duplex or two attached residential units. The application proposes Parcel 2 to be configured as a flag lot. As discussed in the analysis and findings pertaining to standards contained within Chapter 18.510, the application complies or can be expected to comply with the applicable dimensional and height requirements of the zoning district. Ten foot side yard setbacks are proposed on the preliminary plat(Sheet CO),and will be required at such time as a building permit is received for Parcel 2. As shown on the preliminary plat (Sheet CO), two single-family structures adjoin Parcel 2 to the south, and a duplex will adjoin the property to the north. Two of the three structures are two story in height. As such the maximum height may be 2 1/2 stories or 35 feet. The applicant's narrative states that any windows 15 or more feet above grade will not face adjacent residential structures, and have consented to planting trees capable of mitigating direct views. These standards are met or can be met through a condition of approval. FINDING: Based on the analysis above, the approval criteria for Exception to Development Standards cannot be met without the conditions of approval listed below. CONDITION: Prior to the issuance of building permits,the applicant shall submit a revised tree protection and planting plan that includes the planting of trees on Parcel 2 that are capable of mitigating direct views between windows above 15 feet in height on Parcel 2, and any existing window or patio located on adjacent lots to the north and south. 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 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 application proposes plans on retaining eleven trees on the subject parcel, and removing ten. The applicant's Preliminary Grading and Tree Protection Plan (Sheet C2) shows tree protection fencing for these trees. Additional NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001/Ransdell Partition PAGE 15 OF 27 details regarding this requirement are discussed in Section 18.790. This standard is met. 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. The applicant has submitted for an adjustment to landscaping standards to allow the use of existing mature trees as street trees. As demonstrated in analysis and findings above, the standards for this adjustment have been met and the planting of new street trees is not necessary. This standard is met. Buffering and Screening Requirements: Section 18.745.050.B Buffering and Screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2). The proposed land partition occurs on a parcel surrounded by adjacent land uses of 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. This standard does not apply. Fences or walls may not exceed three feet in height in a required front yard along local streets, and shall meet vision clearance requirements in Chapter 18.795. An existing fence screens this property from those to the south, and no new fencing is proposed as part of this application. This standard is met. FINDING: The landscape and Screening standards have all been met, or will be satisfied with conditions discussed in other sections of this staff report. 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 one new lot for single-family construction. Submittals of detailed plans for the construction of a new dwelling are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. Staff finds that with the lot size and setback requirements,ample off-street parking will be available,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. The applicant has provided a Tree Plan consisting of an Arborist Report prepared by Walter H. Knapp & Associates dated May 30,2012 and Sheet C2 of plans submitted. The plan inventories the existing trees,identifies those proposed NOTICE OF DECISION(Amended 10-29-12) M1.,P2012-00001/Pansdell Parntiotl PAGE 16 OF 27 for removal, and indicates a list of tree protection requirements before and during construction. Over 75% of the trees over 12 inch diameter will be retained, so no mitigation is required. Conditions of approval are necessary to ensure the tree plan is implemented at the time of development. This standard is met. 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 can all be met if implemented to the consulting arborist's recommendations. To ensure these standards are met, the applicant shall satisfy the following conditions of approval: CONDITIONS: Prior to any site work, the project arborist shall submit a written report stating that tree protection fencing has been erected around tree protection zones on the project site as directed by the project arborist, The applicant shall allow access by City Staff 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 approved tree plan 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 Planning Division before proposed work can proceed within a tree protection zone. The Planning Division 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. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division,at least once every two weeks, as the Project Arborist monitors the construction activities from initial tree protection zone (111Z) 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 T1'Z, 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 Planning Division 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 Planning Division and the Project Arborist. Prior to final inspection, 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 NOTICE OF DECISION(Amended 10-29-12) MI1'2012-00001/Ramsdell partition PAGE 17 OF 27 approved street tree plan. Tree protection measures may be removed and final inspection authorized upon review and approval by the Planning Division. 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 restrictions may be removed or will be considered invalid if all trees preserved in accordance with this decision should either die or be removed as hazardous trees. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight(8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. FINDING: The applicant is proposing the use of an existing driveway at the corner of Parcel 1. No change in existing conditions is proposed. As proposed the property is compliant with these standards on Parcel 1, and cannot control vision clearance requirements on the adjoining parcel to the south. This standard is met. 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. Each parcel in the partition has frontage or approved access onto SW 97th Avenue. This street meets the standards of this chapter as required with the dedication of the radius return as shown in the preliminary plat. This standard is met. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030.I. The preliminary plat includes a 15' wide access easement on Parcel 1 for the benefit of Parcel 2. As discussed in the analysis and findings pertaining to Access and Egress Standards (18.705) and Adjustments to Access and Egress Standards (18.370), the fire district has reviewed the proposal and found it compliant with standards so long as four NOTICE OF DECISION(Amended IU-29-l MLP2012-00001/Ransdell Partition PAGE 18 OF 27 f conditions are applied. As conditioned,this standard is met Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route to have a 50 foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways,underground utilities,street lighting, storm drainage, and street trees. This site lies adjacent to SW 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. Improvement of the street along the frontage of the site is the subject of a Street Improvement Agreement required by MLP 2001-00013. At present, there is 30 feet of right-of-way from centerline. This road is of sufficient width. This site also lies adjacent to SW Mountain View Lane, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 25 feet of right-of-way from centerline. The street is fully improved to the south and improved with a curb along the site frontage. This road is of sufficient width. Rough proportionality prevents the cityfrom requiringfull street improvements as the transportation impact of replacing one single family home,with another single family home on a new lot is negligible.This standard is met. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The application includes a circulation plan as sheet C4 of plans submitted. Adjoining the project site to the east is Tract A of the Bingham partition,which is subject to a reserve easement for the future extension of SW View Terrace under MLP2001-00013. This standard is met. 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. NOTICE OF DECISION(Amended 10-29-12) MLP20121X1001/Ransdell Partition PAGE 19 OF 27 4 (5 The application includes a circulation plan as sheet C4 of plans submitted. Adjoining the project site to the east is Tract A of the Bingham partition,which is subject to a reserve easement for the future extension of SW View Terrace under MLP2001-00013. The applicant is not being required to construct this improvement the improvements would not be proportional to the impact created by the replacement of a mobile home with a permanent structure on the same land area. This standard is met. Cul-de-sacs: 18.810.030.E states that a cul-de-sac shall be no more than 200 feet long, shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: All cul-de-sacs shall terminate with a turnaround; use of turnaround configurations other than circular, shall be approved by the City Engineer; the length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb; and if a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. No cul-de-sacs are proposed. This criterion does not apply. 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 18.81O.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. • 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. 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. The project site is part of a block that exceeds 1,800 feet when measured along the right-of-way line. Adjoining the project site to the east is Tract A of the Bingham partition, which is subject to a reserve easement for the future extension of SW View Terrace under MLP2001-00013. Construction of this connecting segment will reduce block length in the area. The applicant is not being required to construct this road segment as the cost would not be proportional to the impact created by the replacement of a mobile home with a permanent structure on the same land area. This standard is met. 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. Parcels 1 and 2 have proposed depth-to-width ratios of approximately 1.42 and 2.22 respectively. This standard is met. 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(Amended 10-29-12 MLP2012-00001/Ransdell Partition PAGE 20 OF 27 The proposed development is a minor land Parcel 1 has almost 350 feet of frontage on SW 97th Avenue and P P p partition. >� SW Mountain View Lane. Parcel 2 gains access from a proposed 15-foot access easement across Parcel 1, consistent with this standard.This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet city design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The property is located at the southeast corner of SW 97th and SW Mountain View Lane. The existing site does not contain sidewalks meeting City standards along either of frontage streets. The project does not propose sidewalk that meet city standards, nor can the city require the installation of sidewalks as the improvements would not be roughly proportional to the impact of the development, but sufficient right-of-way does exist for the addition of sidewalks at a future date. This standard 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. The existing house is served by sanitary sewer. The applicant proposes to serve Parcel two with a four inch lateral extended across Parcel 1 to an existing 8 inch sanitary sewer main under Mountain View Lane. A 10' wide sanitary sewer easement is proposed to ensure access. This standard is met. 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. This standard does not apply. 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 NOTICE OF DECISION(Amended 10-29-I2) N11.P2012-00001/Ransddl Partition PAGE 21 OF 27 (I) 111 amendments). In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek Watershed Management Plan. Section V of that plan includes a recommendation that local governments institute a stormwater detention/effective impervious area reduction program resulting in no net increase in storm peak flows up to the 25-year event. The city will require that all new developments resulting in an increase of impervious surfaces provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek,the storm water runoff will be permitted to discharge without detention. The CWS standards include a provision that would exclude small projects such as residential land partitions. It would be impractical to require an on-site water quantity facility to accommodate detention 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. A fee-in-lieu of storm water detention will be charged for the new lot. In a comment letter dated September 18, 2012, CWS indicated no further review was necessary and a Storm Water Connection Permit was not required for the project. This standard is met. Bikeways and Pedestrian Pathways: Bikeway Extension: Section 18.81O.110.A states that developments adjoining proposed bikeways identified on the city's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or right-of-way. SW 97th Avenue presently contains a 5 foot wide bike lane. This standard is met. 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-ease 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. • NOTICE OF DECISION(Amended 10-29-121 MLP20I2-00001/Ran,deil Partition PAGE 22 OF 27 ( r14 There are existing overhead utility lines on the opposite side of SW 97th Avenue Street. The applicant paid the required fee-in-lieu during a previous minor land partition (MLP2001-00013). An existing, 6' wide PGE easement transverses the southern boundary and provides underground electrical service to the site. Underground utility service is required to be extended to each lot, and the applicant has designed the partition to allow all utilities to continue to be placed underground within the existing easement. On September 17, 2012 PGE submitted comments that stated a desire to preserve its existing 6' wide utility easement across the project site, and requested the property owner provide new 6' wide electrical easements for all of their existing underground facilities. The preliminary plat shows the preservation of this easement, as such no further action is required. This standard is met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Water service is provided by the City of Tigard. Service to Lot 2 is proposed from an existing line in Tract A. On September 28 the Tigard Public Works Department submitted comments on the location of proposed water meter adjacent to an adjacent tract on the eastern boundary of Parcel 2 (Tract A of the Bingham Partition, MLP2001-00013), as demonstrated on Sheet C3 of the application. In that comment the Public Works Department expressed concern about a conflict with future meter readers, and requested their department retain final approval for the location of the water meter.A condition of approval has been added to ensure a future conflict does not exist. Storm Water Quality: The city has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (Resolution and Order No. 07-20) 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 additional storm water from the site. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. This standard is met. 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. An Erosion Control Plan covering the entire site must be submitted with the PFI Permit application for review and approval.As conditioned below, this standard can be met. Address Assignments: The existing house on the project site is addressed. Parcel 2 will reuse the address already assigned to the house recently demolished and located within the boundaries of Parcel 2. This standard is met. Survey Requirements: The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)1 on two monuments with a tie to the city's NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001 /Ransdell Pannion PAGE 23 OF 27 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). FINDING: As discussed above, with conditions the project can comply with all street and utility improvement standards. These conditions are necessary to ensure the work can comply with standards or is completed to standards. CONDITIONS: THE FOLLOWING CONDITIONS SHALI BE MET PRIOR TO FINAL PLAT APPROVAL: 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. The applicant shall apply for a Public Facility Improvement (PFI) permit for this project to cover driveway connections, utility laterals 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. NO It: 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 "Pernuttee", 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 Development Engineering will delay processing of project documents. The applicant shall submit construction plans to the Development Engineer as a part of the PFI permit application for construction of the driveway and for performance of all work within the public right-of-way. An erosion control plan shall be provided as part of the PFI permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, NOTICE OF DECISION(Amended 10-2')-12; MLP2D12-[X7001/Ransde➢Partition PAGE 24 OF 27 February 2003 edition." 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. Final Plat Application Submission Requirements: B. 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 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 plat shall create a right-of-way return at the southeast corner of SW 97th Avenue and Mountain View Lane and a private sewer easement across Parcel lfor the benefit of Parcel 2. 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 SITE PERMIT AND BUILDING PERMITS: The applicant must obtain the PFI permit before any work begins either on the site or within the public right-of-way. Prior to issuance of building permits, the applicant shall provide the Development Engineering Division with a paper copy of the recorded final plat. 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 issuance of building permits, submit plans showing a water meter location at the southeast corner of Parcel 2,accessible from the SW View Terrace right of way. SECTION V. OTHER STAFF COMMENTS City of Tigard Public Works submitted two comments on September 28, 2012 which have been included in the analysis and findings in Section IV above. NOTICE OF DECISION(Amended]0-29.12) MLP2012-00001/Ransdell Partition PAGE 25 OF 27 SECTION VI. AGENCY COMMENTS Clean Water Services reviewed the application and had no concerns or objections. In their letter the agency stated that as submitted, no further review was necessary and they would not require issuance of a Storm Water Connection Permit Authorization. Tualatin Valley Fire and Rescue (TVF&R) submitted written comments in a letter dated July 25, 2012 and reaffirmed by email on September 26, 2012. In their letter, TVF&R endorsed the proposal predicated on four criteria and conditions of approval. Conditions of approval have been added that require TVF&W standards be met prior to the recordation of final plan, issuance of site work and building permits, and again prior to occupancy. These conditions have been incorporated into the analysis and findings in Section IV, and modified to ensure they are readily capable of being implemented. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) A turn around will not be needed when the furthest portion of the building is built within 300 feet of the roadway(97h). 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) 20 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet. 3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 4) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. (OFC 505.1) Portland Gas & Electric submitted written comments in an email dated September 17,2012. In their comments they stated a wish to retain all existing easements, and a request for new easements for all existing underground PGE facilities to PGE by the property owner. These comments have been incorporated into the analysis and findings in Section IV above. SECTION VII. PUBLIC COMMENTS The city mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment. No written or oral comments were submitted. NOTICE OF DECISION(Amended 10-29-12) M]..P2012-00001/Ransdell Partition PAGE 26 OF 27 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 - - - 1 THIS DECISION IS FINAL ON OCTOBER 15, 2012 AND BECOMES EFFECTIVE ON OCTOBER 26,2012 UNLESS AN APPEAL IS FILED. - -___ --- _,_ — __ - Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 25, 2012. Questions: • If you have any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard,Oregon at(503) 639-4171. October 29,2012 PREPARE Y: John Flo•• DATE Associate Planner curpin\johnf\mlp\m1p2012-00(X71 14280 sw 97th\deasion\m1p2012-{10001 decision_amended final.doc NOTICE OF DECISION(Amended 10-29-12) MLP2012-00001/Ransdell Partition PAGE 27 OF 27 NOTICE OF TYPE II DECISION MINOR LAND PARTITION (MLP) 2012-00001 1111 RANSDELL PARTITION T I G A R D 120 DAYS =12/19/2012 SECTION I. APPLICATION SUMMARY FILE NAME: RANSDELL PARTITION CASE NO: Minor Land Partition MLLP2012-00001 Adjustment to allow existing trees as Street Trees VAR2012-00012 Adjustment to Access &Egress Standards VAR2012-00013 >ar PROPOSAL: The applicant is requesting approval to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. An existing dwelling on the proposed Parcel 1 will remain. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards, and a special adjustment to allow the use of existing trees as street trees. APPLICANT/ David&Sally Ransdell OWNER: 14270 SW 97th Ave Tigard,OR 97224 ZONING DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. LOCATION: 12190 SW James St;Washington County Tax Map 2S103CB,Tax Lot 02100. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810. SECTION II. DELI ION Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in Section IV. NOTICE OF DECISION hP2012-00001/Ransdell Partition PAGE 1 OF 27 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 supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING. The cover letter shall clearly identify where in the submittal the required information is found: 1. 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. 2. The applicant shall apply for a Public Facility Improvement (PFI) permit for this project to cover driveway connections, utility laterals 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). 3. 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 Development Engineering will delay processing of project documents. 4. The applicant shall submit construction plans to the Development Engineer as a part of the PFI permit application for construction of the driveway and for performance of all work within the public right-of-way. 5. An erosion control plan shall be provided as part of the PFI permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual,February 2003 edition." 6. 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. 7. The applicant shall submit a preliminary plat for review. The plat shall include a temporary fire apparatus access easement across Parcel 1 and along the access roadway for Parcel 2. Not less than 20 feet of horizontal unobstructed clearance and not less than 13 feet 6 inches of vertical clearance shall be maintained within the access easement, with the exception of one existing tree where the width may be reduced to 16 feet. This easement shall be automatically extinguished if SW View Terrace is extended to SW Mountain View Lane,and a driveway entrance meeting City standards is extended from Parcel 2 onto SW View Terrace. 8. Final Plat Application Submission Requirements: NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 2 OF 27 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 Permit Technicians, at (503) 6394171,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 plat shall create a right-of-way return at the southeast corner of SW 97th Avenue and Mountain View Lane and a private sewer easement across Parcel l for the benefit of Parcel 2. 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 SITE WORK AND 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:John Floyd 503- 718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 9. Prior to the issuance of building permits for Parcel 2, the applicant shall submit a revised tree protection and planting plan that includes the planting of trees on Parcel 2 that are capable of mitigating direct views between windows above 15 feet in height on Parcel 2, and any existing window or patio located on adjacent lots to the north and south. 10. Prior to any site work, the project arborist shall submit a written report stating that tree protection fencing has been erected around tree protection zones on the project site as directed by the project arborist according to the approved tree plan. The applicant shall allow access by City staff 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 approved tree 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. 11. 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 Planning Division before proposed work can proceed within a tree protection zone. The Planning Division 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. The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans that address the following requirements to DEVELOPMENT ENGINEERING. The cover letter shall clearly identify where in the submittal the required information is found: 12. Prior to the issuance of building permits, the applicant shall either (1) provide an TVF&R approved fire apparatus turnaround,or (2) provide a site and building plan demonstrating that the furthest point of the single- family residence is within 300 feet of 97th Avenue as measured by a TVF&R approved route around the NOTICE OF DECISION MLP2012-O0001/Ransdell Partition PAGE 3 OF 27 exterior of the building. 13. Prior to issuance of building permits, applicant shall provide a site plan containing a fire apparatus access road with an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. 14. The applicant must obtain the PFI permit before any work begins either on the site or within the public right- of-way. 15. Prior to issuance of building permits,the applicant shall provide the Development Engineering Division with a paper copy of the recorded final plat. 16. 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. 17. Prior to issuance of building permits, submit plans showing a water meter location at the southeast corner of Parcel 2,accessible from the SW View Terrace right of way. THE FOLLOWING CONDITIONS SHALL BE ADHERED TO FOR THE DURATION OF ANY SITEWORK OR THE CONSTRUCTION OF NEW BUILDINGS: 18. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division, 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 Planning Division 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 Planning Division and the Project Arborist. PRIOR TO OCCUPANCY THE FOLLOWING CONDITIONS SHALL BE SATISFIED: 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:John Floyd 503- 718-2429. The cover letter shall clearly identify where in the submittal the required information is found: 19. Prior to final inspection, 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 Planning Division. 20. Prior to final inspection, the applicant/owner shall record deed restrictions to the effect that any existing tree NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 4 OF 27 greater than 6" diameter may be removed only if the tree dies or is hazardous according to a certified arborist. The deed restrictions may be removed or will be considered invalid if all trees preserved in accordance with this decision should either die or be removed as hazardous trees. 21. Prior to issuance of final occupancy,buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. ONGOING CONDITIONS OF APPROVAL: 22. Prior to the construction of a driveway access onto SW View Terrace from Parcel 2, the roadway segment of SW View Terrace adjacent to Parcel 2 shall be brought into compliance with City Standards for public streets. THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTWVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS DECISION. NOTICE OF DECISION MLP20I2-00001 f Ransdell Partition PAGE 5 OF 27 SECTION III. BACKGROUND INFORMATION Site Information and Property History: The subject site consists of a single lot measuring 37,158 square feet and located on the southeast corner of SW 97th Avenue and SW Mountain View Lane. City records indicate the project site was created as Parcel 1 of a three lot partition approved by the City of Tigard in file no.MLP2001-00013. The project site and adjacent properties are designated Low-Density Residential on the Tigard Comprehensive Plan Map. The project site and adjacent properties to the north, east and south are subject to R-4.5 zoning district standards, while properties to the west are subject to R-3.5 zoning district standards. A single family home with detached garage is located on the property and fronts SW 97th Avenue. Washington County Assessor's records indicate the home was built in 1942. Until August 2012 a mobile home occupied the rear of the property, with an access drive off of SW 97th Avenue. This structure was removed under Demolition Permit No. BUP2012-00149. Proposal Description The proposal is to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 square feet and 10,396 square feet respectively. The existing dwelling and accessory structure will remain on the proposed Parcel. Parcel 2 includes the land where the mobile home used to sit, and will continue to utilize the same access drive across Parcel 1 to SW 97`h Avenue through a recorded access easement. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards, and a special adjustment to landscaping standards. The special adjustment to access and egress standards would allow the applicant to modify the required fire apparatus turnaround requirement. The special adjustment to landscaping standards would allow the use of existing trees as street trees, and avoid the removal of existing, mature trees until such time as full street improvements are constructed in this area. SECTION IV. APPLICABLE REVIEW CRITERIA AND FINDINGS Variances and Adjustments (18.370) Adjustments to access and egress standards (Chapter 18.705) In all zoning districts where access and egress drives cannot be readily designed to conform to Code standards within a particular parcel, access with an adjoining property shall be considered. If access in conjunction with another parcel cannot reasonably be achieved, the Director may grant an adjustment to the access requirements of Chapter 18.705 through a Type II procedure, as governed in Section 18.390.030, using approval criteria contained in Subsection 2b below. Section 18.705.030.1 sets standards for minimum access requirements for residential land uses. Subsection 18.705.030.1.4 requires access drives in excess of 150 feet in length be provided with approved provisions for the turning around of fire apparatus. Parcel 2 will have an access easement approximately 187 feet in length,and wishes to deviate from the required standard. The applicant cannot reasonably share access with an adjoining property and cannot access SW View Terrace to the southeast, and as such has applied for a special adjustment to be processed as a Type II procedure concurrent with the minor land partition. This standard is met. The Director may approve, approve with conditions, or deny a request for an adjustment from the access requirements contained in Chapter 18.705, based on the following criteria: NOTICE OF DECISION Nit.P2012-00001/RansdeA Partition PAGE 6 OF 27 (1) It is not possible to share access; (2) There are no other alternative access points on the street in question or from another street; The existing house on the proposed Parcel 1 accesses public streets from a point that is not sharable with the proposed Parcel 2, and the existing access point for Parcel 2 onto 974'avenue cannot be relocated to an alternative location. This standard is met. (3) The access separation requirements cannot be met; The access points for Parcels 1 and 2 are existing and their reconfiguration is not proposed. This standard does not apply. (4) The request is the minimum adjustment required to provide adequate access; The request to not provide a fire apparatus turnaround is the minimum adjustment required to provide access. This standard is met. (5) The approved access or access approved with conditions will result in a safe access; and Tualatin Valley Fire and Rescue has reviewed the proposed access to Parcel 2 and found it adequate in a letter dated July 25,2012 and reaffirmed in an electronic communication on September 26, 2012. This endorsement of the proposal was predicated on four conditions of approval, detailed in Section VI below. Without these conditions Tualatin Valley Fire and Rescue cannot endorse this project as providing safe fire apparatus access to Parcel 2. In order to ensure emergency vehicle access to Parcel 2 is provided and maintained consistent with the TVF&R determination, four conditions are being applied. As conditioned, this standard is met. (6) The visual clearance requirements of Chapter 18.795 will be met. The requested adjustment to access standards does not affect the applicant's ability to meet visual clearance requirements. This standard is met. FINDING: Based on the analysis above, the approval criteria for an adjustment to access and egress requirements cannot be met without the conditions of approval listed below. CONDITIONS: Prior to the issuance of building permits, the applicant shall either (1) provide an TVF&R approved fire apparatus turnaround, or (2) provide a site and building plan demonstrating that the furthest point of the single-family residence is within 300 feet of 9761 Avenue as measured by a TVF&R approved route around the exterior of the building. The applicant shall submit a preliminary plat for review. The plat shall include a temporary fire apparatus access easement across Parcel 1 and along the access roadway for Parcel 2. Not less than 20 feet of horizontal unobstructed clearance and not less than 13 feet six inches of vertical clearance shall be maintained within the access easement, with the exception of existing trees where the width may be reduced to 16 feet. This easement shall be automatically extinguished if SW View Terrace is extended to SW Mountain View Lane and a driveway entrance meeting City standards is extended from Parcel 2 onto SW View Terrace. NOTICE OF DECISION MLP2012-00001/Rendell Partition PAGE 7 OF 27 Prior to issuance of building permit, applicant shall provide a site plan containing a fire apparatus access road with an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such Ioading. Prior to issuance of final occupancy,buildings shall have approved address numbers,building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. 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. The applicant has requested the use of existing trees to meet street tree requirements for the access easement to Parcel 2 and the frontage along SW 97th Avenue and SW Mountain View lane. As noted on the applicant's tree removal plan (Sheet C2) and in the Arborists Report and Tree Plan prepared by Walter H. Knapp and Associates, eleven (11) trees are proposed for retention. No cut,fill,or alteration is proposed within the dripline.These standards are met. FINDING: Based on the analysis above, the approval criteria for an adjustment to use existing trees as street trees have been met. This criterion is satisfied. 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 standard 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 standard 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 the permit process and during construction, at which time the appropriate review authority will ensure that city and applicable agency standards NOTICE OF DECISION ihf,P2012-OOoo1/R nsdel Partition PAGE 8 OF 27 are met Based on the analysis in this decision,Staff finds that this criterion is met All proposed lots conform to the specific requirements below: The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. The minimum lot width required for the R-4.5 zoning district is 50 feet. Parcel 1 will be 140 feet wide and Parcel 2 will be 68.5 feet wide. 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 (not including the access drive) that are approximately 26,723 square feet and 10,396 square feet respectively. 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 1S-foot wide access easement. Proposed Parcel 1 would have approximately 140 feet of frontage along James Street Proposed Parcel 2 would have a 15'wide access easement to SW James Street. Therefore,this criterion is satisfied. 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, flag lot side = 10 feet; side on a corner = 15 feet, and rear =15 feet. The existing main structure on Parcel 1 will comply with these standards. The existing accessory detached garage does not comply with these standards, but no change is proposed and it will remain legal nonconforming. The applicant has included building envelopes for parcel 2 demonstrating future compliance with these standards. Setback standards for the proposed lots 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. A flag lot is proposed for Parcel 2. The building envelopes shown on the preliminary plan identifies the east side as the front, with 10 foot side yards to the east and west. The building envelope is generally located in such a manner that there will be maximum separation possible between the new and existing structures. This standard is met. A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also be required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. The existing and proposed paved accessway is within ten feet of the southern property line. Existing fences screen the entire southern property line from adjoining lots to the south (see Sheet C1). This fence is not proposed for removal and will remain. This standard is met. NOTICE OF DECISION MLP2012-00001/Aansdell Partition PAGE 9 OF 27 The fire district may require the installation of a fire hydrant where the length of an accessway would have a detrimental effect on firefighting capabilities. The fire district(Tualatin Valley Fire&Rescue)was sent a copy of the proposal and submitted written comments dated July 25,2012 and reaffirmed on September 26,2012. In their comments the fire district did not require the installation of a fire hydrant. City maps indicate the presence of three fire hydrants within close proximity to the property. The closest is located on the southwest corner of the property, adjacent to the entrance drive for the proposed Parcel 2. The others are Iocated at the northeast corner of 97th Avenue and Mountain View Lane, and at the northwest corner of View Terrace and Jubilee Lane. This standard is met. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. The applicant does not propose any common drives.Therefore,this standard does not apply. 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. This standard is met. 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. FEMA floodplain maps indicate the subject lot is located approximately 0.6 miles from the nearest demarcated one- hundred year floodplain. Therefore, this standard does not apply. FINDING: The proposed minor land partition meets all of the relevant standards of the land partition chapter as indicated in the analysis above. 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. -Duplexes 10,000 sq.ft 26,723 sq.ft. 10,396 sq.ft. -Attached unit Average Minimum Lot Width -Detached unit lots 50 ft. -Duplex lots 90 ft. 104.25' 68.5' -Attached unit lots Maximum Lot Coverage - NA NA Minimum Setbacks - -Front yard 20 ft. 26.46' Per -Side facing street on corner&through lots 15 ft. 22' Bldg. -Side yard 5 ft. 28' Permit NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 10 OF 27 -Rear yard 15 ft. 111.28' Review -Side or rear yard abutting more restrictive zoning district -- -Distance between property line and front of garage 20 ft. 26.46' -Side Yard Setbacks for Flag Lots ITDC 18.420.050(A)(4)(e)] 10 ft. Maximum Height 30 ft. <30 ft. 25 ft. Minimum Landscape Requirement - NA NA FINDING: The proposed lots meet the applicable development standards for the R-4.5 zone. One flag lot is proposed for Parcel 2. This lot will be subject to the Building Heights and Flag Lots standards (18.730.020.C),which are addressed below in the Exceptions to Development Standards section of this decision. No specific development is proposed at this time. The building envelopes shown on the Preliminary Plat (Sheet 3 of 5) 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. 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. This standard is met. Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT,Washington County, the City of Tigard and AASHTO. The applicant has presented a preliminary sight distance certification prepared by Steve Roper PE, dated June 12, 2012. The submitted sight distance report shows an adequate site distance of 800 feet to the north and 450 feet to the south along SW 97 Avenue. This standard 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 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 existing house will continue to access SW 97th Avenue, a neighborhood route, at the current location. The purposed access for Parcel 2 is to SW 97th Avenue along the southern property line of the partition. This provides about 125 feet of spacing between the driveway and SW Mountain View Lane, a local street. As neither of the adjacent or proximate roads within 150 feet are a collector or arterial, and the nearest collector or arterial approximately 680 feet to the north,this standard does not apply. Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet. NOTICE OF DECISION NILP2012-00001/Ransdell Parntion PAGE 11 OF 27 The property is not located on a collector or arterial and is not constructing a local street; therefore this standard does not apply. Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title,provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds, easements,leases or contracts are placed on permanent file with the city. Joint access is not proposed. Access across Parcel 1 for the benefit of Parcel 2 is proposed. An access easement is proposed. This standard is met. 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 97th Avenue. On September 28, 2012 the Public Works Department commented on the project and requested a condition prohibiting the installation of a driveway onto SW View Terrace, located southeasterly of the Parcel 2 as shown on plans submitted,unless SW View Terrace is extended across the tract and the roadway constructed to City standards. In order to ensure compliance with this standard,a condition has been added to prohibit driveway access onto View Terrace unless the roadway is extended and constructed to City standards. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables 18.705.1 and 18.705.2; TABLE 18.705.1 VEHICULAR ACCESS/EGRESS REQUIREMENTS: RESIDENTIAL USE (SIX OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement Unit/Lots Drivewa s Re,uired Width 1 or 2 1 15' 10' 3-6 1 20' - 20' Parcel 1 will maintain its existing driveway with direct access to SW 95th Avenue. Parcel 2 is provided access to SW 95th Avenue through a 15-foot wide access easement across Parcel 1. This standard is met. Access drives in excess of 1.50 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 access drive to Parcel 2 is shown on the Preliminary Plat as approximately 187.2 feet, necessitating provisions for the turning around of fire apparatus. The applicant has applied for an adjustment to access and egress standards to waive this requirement As discussed in the analysis, findings, and conditions of approval pertaining to Chapter 18.370, Tn latin Valley Fire & Rescue has conditionally endorsed the project and the applicant has met the standards necessary to approve an adjustment. This standard is met NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 12 OF 27 01, FINDING: As conditioned below,the standards of the Access Management chapter have been satisfied. CONDITION: Prior to the construction of a driveway access onto SW View Terrace from Parcel 2, the roadway segment of SW View Terrace adjacent to Parcel 2 shall be brought into compliance with City Standards for public streets. 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 parcel is .85-acres (37,158 square feet) in size. There are no sensitive lands and no dedications for public parks. No private streets are proposed, but an access easement is proposed to service Parcel 2. The applicant has offered 39 square feet of public rights-of-way dedication for a radius return at the intersection of SW 97th Avenue and SW Mountain View Lane. The applicant proposes 26,723 square feet for Parcel 1 to contain the existing dwelling. Parcel 2 would then be 10,396 square feet. The minimum lot size for the R-4.5 zone is 7,500 square feet. Therefore, the maximum number of lots is one (10,396 square feet/7,500 square feet/unit = 1.39 units). The minimum number of additional lots, at 80 percent, is one. The proposed partition creates two (2) separate parcels, consistent with the density requirements. These standards are met. 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. Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning district,there shall be no use, operation or activity which results in a stack or other point- source emission, other than an NOTICE OF DECISION M1.P2O12-[X700]/Ransdell Partition PAGE 13 OF 27 emission from space heating, 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 odorous gases 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 shall 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 be subject to code enforcement investigation if for some reason the above standards were in question. Exceptions to Development Standards (18.730) The maximum height for an attached or detached single-family, duplex, or multiple-family residential structure on a flag lot or a lot having sole access from an accessway,private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2-1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional and height requirements of the zoning district; b. A 10-foot side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any abutting lot; and d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030.D. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple-family residential structure, or, at the time of issuance of building permits, for single detached units, one duplex or two attached residential units. NOTICE OF DECISION MLP2012-00001/Ransdell Putman PAGE 14 OF 27 The application proposes Parcel 2 to be configured as a flag lot. As discussed in the analysis and findings pertaining to standards contained within Chapter 18.510, the application complies or can be expected to comply with the applicable dimensional and height requirements of the zoning district. Ten foot side yard setbacks are proposed on the preliminary plat(Sheet CO),and will be required at such time as a building permit is received for Parcel 2. As shown on the preliminary plat (Sheet CO), two single-family structures adjoin Parcel 2 to the south, and a duplex will adjoin the property to the north. Two of the three structures are two story in height. As such the maximum height may be 2 t/a stories or 35 feet. The applicant's narrative states that any windows 15 or more feet above grade will not face adjacent residential structures, and have consented to planting trees capable of mitigating direct views. These standards are met or can be met through a condition of approval. FINDING: Based on the analysis above, the approval criteria for Exception to Development Standards cannot be met without the conditions of approval listed below. CONDITION: Prior to the issuance of building permits,the applicant shall submit a revised tree protection and planting plan that includes the planting of trees on Parcel 2 that are capable of mitigating direct views between windows above 15 feet in height on Parcel 2, and any existing window or patio located on adjacent lots to the north and south. 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 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 application proposes plans on retaining eleven trees on the subject parcel, and removing ten. The applicant's Preliminary Grading and Tree Protection Plan (Sheet C2) shows tree protection fencing for these trees. Additional details regarding this requirement are discussed in Section 18.790. This standard is met 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. The applicant has submitted for an adjustment to landscaping standards to allow the use of existing mature trees as street trees. As demonstrated in analysis and findings above, the standards for this adjustment have been met and the planting of new street trees is not necessary. This standard is met. Buffering and Screening Requirements: Section 18.745.050.B Buffering and Screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The proposed land partition occurs on a parcel surrounded by adjacent land uses of 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. This standard does not apply. Fences or walls may not exceed three feet in height in a required front yard along local streets, and shall meet vision clearance requirements in Chapter 18.795. An existing fence screens this property from those to the south, and no new fencing is proposed as part of this NOTICE OF DECISION MLP2012-(00[11 /Ransde4 Parnon PAGE 15 OF 27 application. This standard is met. FINDING: The landscape and Screening standards have all been met, or will be satisfied with conditions discussed in other sections of this staff report. 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 Ofd Street Parking Requirements. FINDING: The proposed project will create one new lot for single-family construction. Submittals of detailed plans for the construction of a new dwelling are not necessary at this time. Table 18.765.2 requires that one (1) off-street parking space be provided per detached dwelling unit. There is no maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face of garages to property lines in all residential zones. Staff finds that with the lot size and setback requirements,ample off-street parking will be available,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. The applicant has provided a Tree Plan consisting of an Arborist Report prepared by Walter H. Knapp & Associates dated May 30, 2012 and Sheet C2 of plans submitted. The plan inventories the existing trees,identifies those proposed for removal, and indicates a list of tree protection requirements before and during construction. Over 75% of the trees over 12 inch diameter will be retained, so no mitigation is required. Conditions of approval are necessary to ensure the tree plan is implemented at the time of development. This standard is met. 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 can all be met if implemented to the consulting arborist's recommendations. To ensure these standards are met, the applicant shall satisfy the following conditions of approval: CONDITIONS: Prior to any site work, the project arborist shall submit a written report stating that tree protection fencing has been erected around tree protection zones on the project site as directed by the project arborist The applicant shall allow access by City Staff for the purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 16 OF 27 performing adequately. Failure to follow the approved tree plan 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 Planning Division before proposed work can proceed within a tree protection zone. The Planning Division 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. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the Planning Division,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 Planning Division 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 Planning Division and the Project Arborist Prior to final inspection, 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 Planning Division. 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 restrictions may be removed or will be considered invalid if all trees preserved in accordance with this decision should either die or be removed as hazardous trees. Visual Clearance Areas (18.795): This Chapter requires that a clear vision area shall be maintained on the corners of all property adjacent to intersecting right-of-ways or the intersection of a public street and a private driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or temporary or permanent obstruction exceeding three (3) feet in height. The code provides that obstructions that may be located in this area shall be visually clear between three (3) and eight (8) feet in height. Trees may be placed within this area provided that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by measuring from the corner, 30-feet along the right-of-way and along the driveway and connecting these two points with a straight line. FINDING: The applicant is proposing the use of an existing driveway at the corner of Parcel 1. No change in existing conditions is proposed. As proposed the property is compliant with these standards on Parcel 1, and cannot control vision clearance requirements on the adjoining parcel to the south. This standard is met. NOTICE OF DECISION MI.P20I2.00001/Ransdell Partition PAGE 17 OF 27 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. Each parcel in the partition has frontage or approved access onto SW 97th Avenue. This street meets the standards of this chapter as required with the dedication of the radius return as shown in the preliminary plat. This standard is met. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1. Access easements shall be provided and maintained in accordance with the Uniform Fire Code, Section 10.207; 2.Access shall be in accordance with Sections 18.705.030.H and 18.705.030.I. The preliminary plat includes a 15' wide access easement on Parcel 1 for the benefit of Parcel 2. As discussed in the analysis and findings pertaining to Access and Egress Standards (18.705) and Adjustments to Access and Egress Standards (18.370), the fire district has reviewed the proposal and found it compliant with standards so long as four conditions are applied. As conditioned, this standard is met. Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a neighborhood route to have a 50 foot right-of-way width and 36-foot paved section. Other improvements required may include on-street parking,sidewalks and bikeways, underground utilities,street lighting, storm drainage, and street trees. This site lies adjacent to SW 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. Improvement of the street along the frontage of the site is the subject of a Street Improvement Agreement required by MLP 2001-00013. At present, there is 30 feet of right-of--way from centerline. This road is of sufficient width. This site also lies adjacent to SW Mountain View Lane, which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 25 feet of right-of-way from centerline. The street is fully improved to the south and improved with a curb along the site frontage. This road is of sufficient width. Rough proportionality prevents the city from requiring full street improvements as the transportation impact of replacing one single family home,with another single family home on a new lot is negligible. This standard is met. Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed which shows the pattern of existing and proposed future streets from the boundaries of the proposed land division. This section also states that where it is necessary to give access or permit a satisfactory future division of adjoining Iand, streets shall be extended to the boundary lines of the tract to be developed and a barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not NOTICE OF DECISION MLP2012-000X11/Ransdcll Partition PAGE 18 OF 27 considered to be cul-de-sacs since they are intended to continue as through streets at such time as the adjoining property is developed. A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub streets in excess of 150 feet in length. The application includes a circulation plan as sheet C4 of plans submitted. Adjoining the project site to the east is Tract A of the Bingham partition,which is subject to a reserve easement for the future extension of SW View Terrace under MI.P2001-00013. This standard is met 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. The application includes a circulation plan as sheet C4 of plans submitted. Adjoining the project site to the east is Tract A of the Bingham partition, which is subject to a reserve easement for the future extension of SW View Terrace under MLP2001-00013. The applicant is not being required to construct this improvement the improvements would not be proportional to the impact created by the replacement of a mobile home with a permanent structure on the same land area. This standard is met Cul-de-sacs: 18.810.030.L states that a cul-de-sac shall be no more than 200 feet long,shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: All cul-de-sacs shall terminate with a turnaround; use of turnaround configurations other than circular, shall be approved by the City Engineer; the length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb; and if a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the city. No cul-de-sacs are proposed.This criterion does not apply. Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800 NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 19 OF 27 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. 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. 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. The project site is part of a block that exceeds 1,800 feet when measured along the right-of-way line. Adjoining the project site to the east is Tract A of the Bingham partition, which is subject to a reserve easement for the future extension of SW View Terrace under MLP2001-00013. Construction of this connecting segment will reduce block length in the area. The applicant is not being required to construct this road segment as the cost would not be proportional to the impact created by the replacement of a mobile home with a permanent structure on the same land area. This standard is met 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. Parcels 1 and 2 have proposed depth-to-width ratios of approximately 1.42 and 2.22 respectively. This standard is met. 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. The proposed development is a minor land partition. Parcel 1 has almost 350 feet of frontage on SW 97th Avenue and SW Mountain View Lane. Parcel 2 gains access from a proposed 15-foot access easement across Parcel 1, consistent with this standard. This standard is met. Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet city design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. The property is located at the southeast corner of SW 97th and SW Mountain View Lane. The existing site does not contain sidewalks meeting City standards along either of frontage streets. The project does not propose sidewalk that meet city standards, nor can the city require the installation of sidewalks as the improvements would not be roughly proportional to the impact of the development, but sufficient right-of-way does exist for the addition of sidewalks at a future date. This standard is met. Sanitary Sewers: Sewers Required: Section 18.810.090A 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. NOTICE OF DECISION MLP2012-00001 J Ransdell Partition PAGE 20 OF 27 i Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house is served by sanitary sewer. The applicant proposes to serve Parcel two with a four inch lateral extended across Parcel 1 to an existing 8 inch sanitary sewer main under Mountain View Lane. A 10' wide sanitary sewer easement is proposed to ensure access. This standard is met. 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. This standard does not apply. 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 water quantity facility to accommodate detention 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. A fee-in-lieu of storm water detention will be charged for the new lot. In a comment letter dated September 18, 2012, CWS indicated no further review was necessary and a Storm Water Connection Permit was not required for the project. This standard is met. 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 future extension of such bikeways through the dedication of easements or right-of-way. SW 97`h Avenue presently contains a 5 foot wide bike lane. This standard is met. NOTICE OP DECISION MLP2012-00001/Rartsdcll Partition PAGE 21 OF 27 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 on the opposite side of SW 97th Avenue Street. The applicant paid the required fee-in-lieu during a previous minor land partition (MLP2001-00013). An existing, 6' wide PGE easement transverses the southern boundary and provides underground electrical service to the site. Underground utility service is required to be extended to each lot, and the applicant has designed the partition to allow all utilities to continue to be placed underground within the existing easement. On September 17, 2012 PGE submitted comments that stated a desire to preserve its existing 6' wide utility easement across the project site, and requested the property owner provide new 6' wide electrical easements for all of their existing underground facilities. The preliminary plat shows the preservation of this easement,as such no further action is required. This standard is met. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: Public Water System: Water service is provided by the City of Tigard. Service to Lot 2 is proposed from an existing line in Tract A. On September 28 the Tigard Public Works Department submitted comments on the location of proposed water meter adjacent to an adjacent tract on the eastern boundary of Parcel 2 (Tract A of the Bingham Partition, MLP2001-00013), as demonstrated on Sheet C3 of the application. In that comment the Public Works Department expressed concern about a conflict with future meter readers, and requested their department retain final approval for the location of the water meter. A condition of approval has been added to ensure a future conflict does not exist. Storm Water Quality: The city has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water Services (CWS) Design and Construction Standards (Resolution and Order No. 07-20) which require the NOTICE OF DECISION MLP201200001/Ransdell Partition PAGE 22 OF 27 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 additional storm water from the site. Rather, the CWS standards provide that applicants should pay a fee in-lieu of constructing a facility if deemed appropriate. This standard is met. 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. An Erosion Control Plan covering the entire site must be submitted with the PFI Permit application for review and approval.As conditioned below,this standard can be met. Address Assignments: The existing house on the project site is addressed. Parcel 2 will reuse the address already assigned to the house recently demolished and located within the boundaries of Parcel 2. This standard is met. 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). FINDING: As discussed above, with conditions the project can comply with all street and utility improvement standards. These conditions are necessary to ensure the work can comply with standards or is completed to standards. CONDITIONS: THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO FINAL PLAT APPROVAL: 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, NOTICE OF DECISION MLP2012-00001/Ransdcll Putnam PAGE 23 OF 27 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. The applicant shall apply for a Public Facility Improvement (PFI) permit for this project to cover driveway connections, utility laterals 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. NOPE: 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 Development Engineering will delay processing of project documents. The applicant shall submit construction plans to the Development Engineer as a part of the PFI permit application for construction of the driveway and for performance of all work within the public right-of-way. An erosion control plan shall be provided as part of the PFI permit drawings. The plan shall conform to the "Erosion Prevention and Sediment Control Design and Planning Manual, February 2003 edition." 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. Final Plat Application Submission Requirements: B. 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 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 plat shall create a right-of-way return at the southeast corner of SW 97th Avenue and Mountain View Lane and a private sewer easement across Parcel lfor the benefit of Parcel 2. 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). NOTICE OF DECISION MLP2OI2-00001/Ransdell Partition PAGE 24 OF 27 (14 THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO ISSUANCE OF SI i h PERMIT AND BUILDING PERMITS: The applicant must obtain the PFI permit before any work begins either on the site or within the public right-of-way. Prior to issuance of building permits, the applicant shall provide the Development Engineering Division with a paper copy of the recorded final plat 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 issuance of building permits, submit plans showing a water meter location at the southeast corner of Parcel 2, accessible from the SW View Terrace right of way. SECTION V. OTHER STAFF COMMENTS City of Tigard Public Works submitted two comments on September 28, 2012 which have been included in the analysis and findings in Section IV above. SECTION VI. AGENCY COMMENTS Clean Water Services reviewed the application and had no concerns or objections. In their letter the agency stated that as submitted, no further review was necessary and they would not require issuance of a Storm Water Connection Permit Authorization. Tualatin Valley Fire and Rescue (TVF&R) submitted written comments in a letter dated July 25, 2012 and reaffirmed by email on September 26,2012. In their letter, TVF&R endorsed the proposal predicated on four criteria and conditions of approval. Conditions of approval have been added that require TVF&W standards be met prior to the recordation of final plan, issuance of site work and building permits, and again prior to occupancy. These conditions have been incorporated into the analysis and findings in Section IV, and modified to ensure they are readily capable of being implemented. 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) A turn around will not be needed when the furthest portion of the building is built within 300 feet of the roadway(97'). 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) 20 NOTICE OF DECISION MI.P2012-(XXX01 /Ramsdell Partition PAGE 25 OF 27 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet 3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 4) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. (OFC 505.1) Portland Gas &Electric submitted written comments in an email dated September 17,2012. In their comments they stated a wish to retain all existing easements, and a request for new easements for all existing underground PGE facilities to PGE by the property owner. These comments have been incorporated into the analysis and findings in Section IV above. SECTION VII. PUBLIC COMMENTS The city mailed notice to property owners within 500 feet of the subject site providing them an opportunity to comment No written or oral comments were submitted. 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 THIS DECISION IS FINAL ON OCTOBER 15,2012 AND BECOMES EFFECTIVE ON OCTOBER 26,2012 UNLESS AN APPEAL IS FILED. Appeal: The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10)business days of the date the Notice of Decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. NOTICE OF DECISION MLP2012-00001/Ransdell Partition PAGE 26 OF 27 I THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 25,2012. A- Questions: If you have any questions,please call the City of Tigard Planning Division,Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon at(503) 6394171. , October 15,2012 PREPARED BY: John Floyd DATE Associate Planner cur*\johnf\mlp\m1p2012-00001 14280 sw 97th\decision\m1p2012-00001 decision.doc NOTICE OF DECISION M1.,P2012-00001/Ransdull Partition PAGE 27 OF 27 — o REQUEST FOR COMMENTS 4 Y 11111 ■ I • City of Tigar d TIGARD REQUEST FOR COMMENTS DATE: September 4, 2012 12 TO: PER ATTACHED FROM: City of Tigard Planning Division STAFF CONTACT: John Floyd,Associate Planner Phone: (503) 718-2429 Fax: (503) 718-2748 E-mail: jolmill ltigard-or.gov MINOR LAND PARTITION (MLP) 2011-00001 - WILSON PARTITION - REQUEST: Minor Land Partition to partition an existing 37,158 scJuare foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. LOCATION: 14270 SW 97th Ave, Washington County Tax Map 2S11IBA, Tax Lot 11700. ZONE: R-4.5: The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units arc permitted conditionally. Some civic and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.370.020.0.5; I8.370.020.C.6.a; I8.420.050.A; 18.705.030.1; 18.730.020.0; 18.745.040; 18.790.030; 18.810.030-070& 080-120 The Site Plan, Vicinity Map and Applicant's Materials are attached for your review. From information supplied by various departments and agencies and from other information available to our staff,a report and recommendation will be prepared and a decision will be rendered on the proposal in the near future. 1 f you wish to comment on this application, WE NEED YOUR COMMENTS BACK BY: Tuesday September 18, 2012. 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: S- We have reviewed the proposal and have no objections to it. Please contact of our office. Please refer to the enclosed letter or email. go. X..., Written comments provided below: / c Af Wbot6itzvio Apt is TtF1 IIW'G"5 i9dIfE f! 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EXISTING PROPERTY LINE EXISTING BUILDING LINE EXISTING RIGHT-OF-WAY LINE i EXISTING EASEMENT LINE -- -- - - PROPOSED PROPERTY LINE -- - - PROPOSED RIGHT-OF-WAY LINE - - PROPOSED BUILDING ENVELOPE LINE PROPOSED EASEMENT LINE - - - --- - --_ - - - - - - - - - - - - - - - -- - - -- - - - -A • 1 ` Portland General Electric 9480 SW Boeckrnan Road PGC Wilsonuille,Oregon 97070 , N /fr'. . 1 RIGHT-OE-WAY PERMIT NOTICE: A PERUT FRO!, THE LOCAL JURIS0IC10O'1 IS RECLTTED BEFORE ANY WORK N IRE RIGHT-OF MAY MAY BE PERFORMED. 0'•LY PGE APPROVED - -- CONTRACTORS At,O CC41TRACTCRS AHD RAVE MADE OT1,ER SPECIAL kEPL E54y9 WITH 72005' Ralph Reisbeck Office(503)570-4409 AGREE"Et115 WITH PGE WILL 6E ALLOWED TO NORA L'DER PCE'S PERLIT, — tHE CO`:TRAct OR E UST NOTIFY 1HE LOCAL JLRISOIC I Ott 48 HOURS 25 25 !1O 120/240`! Service&Design Project Manager Fax(503)570-4420 BEFORE MCRA 1s TO BEGIN. 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PL02` 3r - _.___._.� 19067947_230 -- _ _ _ i. -- h SW JUBILEE --- - - - - - - - cv j 4/0 Tx 4/0 rxf W5575 S2 0i028 01845- 15 ' r' P I ' TER Sid VIEW TIER <t I / 410i-25 00001/ j PL00028 A --___J --__ ; A 25 67961 law VT 06733 4/0 TX 4/0 Tx 6= j 1 I I— I `g 9 8 7 4/0 TX f - (T" )) NIt 2 A 50 35341 3 4 5 6 E) rii r 07248/ 1 SHANNON MEADOWS 01846- PD 00502 vi 00567 A 5 1X1491 c-1 ° J36408-9$ PL00012 01846- nnclp P ... .,..� an nol-e k , ,,-. n n Seale: 1 Sl1= 60 ft '?�e Hew o 14, J John Floyd From: Brian Rager Sent: Friday, September 28, 2012 10:18 AM To: John Floyd Cc: Mike White; Kim McMillan; Greg Berry Subject: MLP 2011-00001, Wilson Partition John, Thanks for the opportunity to review the application. A few comments from my end: 1. It looks like they plan to front the house on Parcel 2 toward "Tract A" (future extension of View Terrace). As such, it seems like they should have to make frontage improvements to View Terrace (if they planned to access that way). I can see they are showing an access easement to 97th Avenue, which can work. You should probably condition this to ensure they cannot front a driveway onto View Terrace unless that roadway is built to standard. 2. They show a possible water meter adjacent to Tract A (View Terrace). We can look at this later on, but I want to be careful here so we do not end up with a funky meter location that will throw off our meter reader. PW reserves the right to reject this location if it does not work, which means they may need to bring the water service into the lot from 97th Avenue. Everything else looks pretty straight-forward. Thanks, Brian Rager Assistant Public Works Director City of Tigard 1 Public Works Department 503-718-2471 brianr@tigard-or.gov DISCLAIMER: E-mails sent or received by City of Tigard employees are subject to public record laws. If requested, e-mail may be disclosed to another party unless exempt from disclosure under Oregon Public Records Law. E-mails are retained by the City of Tigard in compliance with the Oregon Administrative Rules "City General Records Retention Schedule." 1 w John Floyd From: Wolff, John F. <John.Wolff@tvfr.com> Sent: Wednesday, September 26, 2012 11:34 AM To: John Floyd Subject: Ransdell Property Attachments: City of Tigard Ransdell (updated July 25)Partition14270 97th - ViewTer.doc Hi John, The letter I provided dated July 25`x' 2012 will still apply as it addressed TVFR's conditions. ( I have attached it for convenience and for the file)As the recent plans submitted do not show the location of the proposed residential building I want to reiterate the stipulation of the required maximum distance from the most remote portion of the building from the street is not to exceed 300 +or-ft. The applicant is aware of this stipulation and referred to my attached letter in their comments. I appreciate your continued efforts to keep TVFR 's input a vital part of the process. Thanks, John • M V www.tvfr.com Tualatin Valley Fire & Rescue July 25, 2012 David Ransdell 14270 SW 97th Ave Tigard OR 97224 Re: Ransdell Partition Dear David, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1)A turn around will not be needed when the furthest portion of the building is built within 300 feet of the roadway(97t). 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) 20 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet. 3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 4) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70`6 Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 mostwww.tvf r.[am Tualatin Valley Fire & Rescue John Wolff Deputy Fire Marshal Copy: City of Tigard TVFR File Page R 2 CleanWater Services 1 MEMORANDUM Date: September 18, 2012 To: John Floyd, Associate Planner, City of Tigard From: Jackie Sue Humphrey lean Water Services (the District) Subject: Ransdell 2-Parcel Partition, MLP 2011-00001, 2S111BA11700 ` Clean Water Services has no concerns or objections to this application request. As submitted, this application request will not require further review or the issuance of a Storm Water Connection Permit Authorization. 1 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 Phone: (503)681-3600 • Fax: (503)681-3603 e cleanwaterservices.org John Floyd From: Ralph Reisbeck <Ralph.Reisbeck@pgn.com> Sent: Monday, September 17, 2012 9:02 AM To: John Floyd Subject: PGE Comments to Minor Petition of"Wilson Partition" @ 14270 SW 97th Ave., Tigard, Or. Attachments: City of Tigard Minor Partition Comments to Wilson Partition.pdf Enclosed you'll find my comments about the "Wilson Partition" @ 14270 SW 97th Ave.,Tigard. PGE has an existing 6ft wide underground utility easement along the south 6ft of that lot, running from SW View Terrace to SW 97th Ave. We wish to retain all existing easements and request for all existing Underground PGE facilities that new one(s) be provided to PGE by the property owner. Attachments include old PGE Job#259345 that installed the pad mounted transformer, PGE vault#00024, pedestal PD #08276, and pedestal PD 00025 in that 6ft easement back in 2002- 2004.There was a small dwelling there with a metered service, but looks to have been removed by the owner and PGE UG service & meter removed to it also.Any questions should be directed to me for this comment.Any future " Request for Service" by the land owner or his contractors should go to our PGE Service Coordinators @ (503) 736-5450. Ralph N. Reisbeck Service & Design Project Manager PGE Wilsonville Line Crew Center 9480 SW Boeckman Road Wilsonville Line Crew Center Wilsonville, Or. 97070 Direct (503) 570-4409 Fax (503) 570-4420 1 1 h y . $ li Tualatin Valley Fire & Rescue REC t ECE/ E July 11, 2012 JUL 12 2012 David Ransdell 14270 SW 97'h AveC!7'Y IGARD Tigard OR 97224 PLANl,�GQ NSR! NG Re: Ransdeil Partition Dear David, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) The fire code allows the fire official authorization to modify fire department access under certain conditions. ( *see also #2 below). The installation of an automatic sprinkler system is one of those conditions where 1 am allowed to modify the requirements. Since a turn-around would be required based on the distance from 97th, but you don't have the room to provide one, I am willing to allow the elimination of a turn around with the installation of an approved automatic sprinkler system. Or, if you were to bring the building so that the furthest point was within 300 feet of 97`" that would also eliminate both the need for a turn around, and automatic sprinklers would not be needed. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches, Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503 2.) 20 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 121500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) North Operating Centeriii Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Cowl 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70t6 Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-254-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 e www.tvfr.com Tualatin Valley Fire & Rescue 5) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a 1/2 inch stroke. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff Deputy Fire Marshal Copy: City of Tigard TVFR File Page I 2 MEMORANDUM CITY OF TIGARD, OREGON DATE: 7/23/12 TO: John Floyd,Associate Planner FROM: Greg Berry,Public Works RE: MLP 2012-00001 Ransdell Access Management (Section 18.705.030.H) Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO. The submitted sight distance report shows an adequate site distance of 800 feet to the north and 450 feet to the south along SW 97 Avenue, 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 existing house will continue to access SW 97th Avenue, a neighborhood route, at the current location. The purposed access for Parcel 2 is to SW 97`h Avenue along the southern property line of the partition. This provides about 125 feet of spacing between the driveway and SW Mountain View Lane. 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. No new streets or driveways on arterials or collectors are proposed. MLP 2012-00001 Ransdell 1 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. No internal streets are proposed. 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. Additional right-of-way is proposed at the corner of SW 97th and Mountain View Lane to provide a radius return. Minimum Rights-of-Way and Street Widths: This site lies adjacent to SW 97th Avenue, which is classified as a Neighborhood Route on the City of Tigard Transportation Plan Map. Improvement of the street along the frontage of the site is the subject of a Street Improvement Agreement required by MLP 2001-00013. At present, there is 30 feet of right-of-way from centerline. This is a sufficient width. This site lies adjacent to SW Mountain View Lane,which is classified as a local street on the City of Tigard Transportation Plan Map. At present, there is 25 feet of right-of-way from centerline. The street is fully improved to the south and improved with a curb along the site frontage. 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 MLP 2012-00001 Ransdell 2 _ — — 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. Streets do not abut the site. PLANNING Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is not possible. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. PLANNING Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being more than 2.5 times the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the applicable zoning district. PLANNING Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide recorded access easement. In cases where the lot is for an attached single-family dwelling unit, the frontage shall be at least 15 feet. PLANNING Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be located on both sides of arterial, collector and local residential streets. Private streets and industrial streets shall have sidewalks on at least one side. A sidewalk along the Mountain View Lane frontage of Parcel 1 in not currently required. 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 and the adopted policies of the comprehensive plan. 1'v1LP 2012-00001 Ransde[l 3 Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. The existing house is currently served. The new lot will be provided with service from a sewer in Mountain View Lane through a private easement across the adjacent lot. Further partitioning of Parcel 1 will require a separate connection to the public line in Mountain View Lane. Storm Drainage: General Provisions: Section 18.810,100.A requires developers to make adequate provisions for storm water and flood water runoff. Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility shall be large enough to accommodate potential runoff from its entire upstream drainage area,whether inside or outside the development. The City Engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and including any future revisions or amendments). Upstream drainage is not directed to the site. 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 water quantity facility to accommodate detention of the storm water from the two parcels and there will be no additional impervious surface. Rather, the CWS standards provide that applicants should I'v1LP 2012-00001 Ransdell 4 0 pay a fee in-lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this application. Public Water System: Water service is provided by the City of Tigard. Service to Lot 2 is proposed from an existing line in Tract A. 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 future extension of such bikeways through the dedication of easements or right-of-way. The Transportation System Plan requires bicycle lanes along SW 97`h Avenue. The existing right-of-way is of sufficient width to accommodate the lanes. Utilities: Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication, lighting and cable television services and related facilities shall be placed underground, except for surface mounted transformers, surface mounted connection boxes and meter cabinets which may be placed above ground, temporary utility service facilities during construction, high capacity electric lines operating at 50,000 volts or above, and: The developer shall make all necessary arrangements with the serving utility to provide the underground services; The City reserves the right to approve location of all surface mounted facilities; All underground utilities,including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not underground will serve the development and the approval authority determines that the cost and technical difficulty of under-grounding the utilities outweighs the benefit of under- grounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which under-grounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding. ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT STANDARDS: MLP 2012-00001 Ransdell 5 � I (1) Fire and Life Safety: Tualatin Valley Fire and Rescue (South Division) [Contact:John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. There is an existing hydrant on the southwest corner of the site. The District should be contacted for information regarding the adequacy of the distribution system, the need for fire hydrants, or other requirements. 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. 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. Site Permit Required: The applicant is required to obtain a Site Permit from the Building Division to cover all on-site private utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained prior to approval of the final plat. Address Assignments: The City of Tigard is responsible for assigning addresses for parcels within the City of Tigard. Both houses on the existing lot are currently addressed. 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. MLP 2012-00001 Ransdell 6 I 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 Community Development for review and approval: A Public Facility Improvement (PFI) permit is required for this project to cover utility laterals and any other work in the public right-of-way. Six (6) sets of detailed public improvement plans shall be submitted for review. 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 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. 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. MLP 2012-00001 Ransdell 7 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 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 plat shall create a right-of-way return at the southeast corner of SW 97th Avenue and Mountain View Lane and a private sewer easement across Parcel 1 for the benefit of Parcel 2. 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). MLP 2012-00001 Ransdell 8 MAILING / NOTIFICATION RECORDS tit.4411 _.. , al 5a0. • CITY'OF TIGARD lif DEVELOPMENT SERVICES 13125 SW HALL BLVD. k:::1 :" 1.- ::N:1:-..1-2. .!iti :* C TIGARD,OR 97223-8188 25111.Aa09000 tk4 ??e ' HERRICK,DUSTIN liti f(PO IRWIN,LOURDES C '�1 848 SIXTH ST V LAKE OSWEGO,OR 97034 Of irIXIE '37O 7E 1 00 09 07 / 32 RETURN TO SENDER NOT DELIVERABLE AS ADDRESSED UNABLE TO FORWARD BL: 4/ LL3t51E594. " 1329- 07f 16- 04- 7 1 v" ` '-� ii,l„1;„I,,I,i,,i.I„ii,i,El,„,111„I,1,1,11,11,11,,,fri1t1 III Notice of a Type II Proposal Land Partitions TIGARD Case ID: MLP2012-00001 Ransdell Partition Tigard Community Development Contact Information Date of Notice: Tuesday, September 04, 2012 120 days = Thursday, December 20, 2012 To: Interested Persons Staff Contact: John Floyd 503-718-2429 Jobnfl@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on Tuesday, September 18, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, Oregon 97223. Include the Case ID Number: MLP2012-00001. Please address your comments to the appropriate staff person:John Floyd. Information About the Proposal Description of the Proposal: Minor Land Partition to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. Applicant David & Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Owner 1: David& Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Proposal Address: 14270 SW 97th Avenue Wash. Co. Tax Map 2S111BA Lot 11700 Legal Parcel 1 of Partition Mat 2003-048 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: 18.370.020.C.5; 18.370.020.C.6.a; 18.420.050.A; 18.705.030.I; 18.730.020.C; 18.745.040; 18.790.030; 18.810.030-070&080-120 City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard,Community Development Division •13125 SW Hall Blvd.,Tigard,Oregon 97223 In Cl) • 1"LLVIEW CT I I =mumeco ni v —� P4Par y � y II Area Notified (500 Ft) Hi ,r Illip ,______.., :,:.,•.,.. Q1 © cc (� ® O _LD STSLP2412-00001 . I .lr 11111 r i i 1 1 Ransdell Paton 0 rIRI= -IN 11 11.7•1111110--"" °- � � �' ZEN T • t ST r 0 ,, — ���r■d also - ELROSE CT . 1 in Fr';"; ummeipmit mblii , � 1 Cri a. 111111 '--- 1111111101 ulky. , rii ii!!!r .111 , IR"Frill „*".**•••••• . ro A �� �- Subject Site lilt r MAIM w r f 1 s, iell Property owner mlornlal nn is valRi 4�ylift ,--. •,IVA IDS 3 months from Me dole pooled an U , •�11 Iui.u.INE2 ST c tz iiin C1.,..7 , -� 1,,,g,Pnn1rD ge Sept: I iiiiiiiiiiia H PENIBROOK ST W, >pTwairlYti'TS • --- Q-) gory re Purar...Iyaw0a.D..NaRnW W '."," COSA 15 DGR LD!kola •}PLI Otm'CG! 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R•40 40 Units Per Acre CS R-1 Mused Use Residential 1 Q 'ti R-4. .5'� MUMUR-2 Mixed Use Residentiat2 MIN MU-CBD Mixed Use Central Bus Dist MOUNTAIN VIEW ‘'tt C-C CortxrunityCammercal ty 11,1 -- C-G General Commercial > i~'!*i!i!!liliiii'►+ii1,94: C-N Neighborhood iiiliiii iiiA b Oorhood Commercial Q ��!*lilifiiiiliiliiiiis OP Professional Cemmorcurl co .7= 0. .•.iiiiii.11111 iili4t MI tlii!!!!!i!! U 1- iii liii!!!li�... ,._ UM MUX Mixed Use Commercial •i ii•!!•iiii ii!!!!!'!-r ^ r•40•iii/iiiiiii Vii W4 ill'iii/iiii/iii/i� MUC-1 Mixed Use Ca'mmeitisI 1 P+ hiiiiili iiiii!!!i!i!• 1 fi iiiiilfiitii••iii!!+ Li.) 'i!`!!!♦111!!ii li•!'►1i! ... MUE Mixed Use Empoloyment .ia a.aiaia!�41iia e e .ia'ee' H - - —MUE-I Mixed Use Employment 1 Nti Cn 0 =IIII MUE-2 Mixed Use Employment 2 CA • I-L Light Industrial W � P Industrial Park JUBILEE G VIEW TER VIEW TER 141 Heavy Industrial _ I- Washington County triU C _ -.. _ - Overlay Zones H, I` Historic District Overlay Planned Development Overlay Cri R-3.5 AS M.PPiint.1Lxs-9Z BROOKLYN LN ; - - w`MW`C+fM T,r3NM14.GR GO....0.0 ,r l 7 kr Arc tT4 , .1,at via ltO fern/WC 04......4.,- O Clsr. re 4 r#1r... 11 01 . 1x aA ,t ease,.FROMIWrT.' F Wt�:U ne VI,,TGASN 0 _ CMp61....are TN ,i [l+ ti Or C flkWrreilOS C 0,"C Q OVArRP,Mrn„MCW Tarr'rr Cr r,tt,Nyiw,,A aA,...., a RAf,re F.OW.neat.110.6..Or MALSMA IES iA , tfl.flTSPlC,u nm W.".f53 M a.r.Y- Ii I N E Z ST -OMMUNIT1 DEVELCPME'NT oEPArrrMetrr u . I'NEZ ST APw rmi:.,r-mmm< ��"�.�r�{a�� crtr m nga`a Feet Ir" '3125 SWHall3A JZS 250 t r�"� T,aoru OR 57220 .. 1 .A.r Da,,gar r1r.Atn _ i ='i..tF }4li.-'+ _ . i. F .s - GUY O1-111 11.4 nr rt_o Yef sravCS 13125 SW FALL BLVD. Mr) T1GARD,OR 97223-8189 ' }' ,.: :i, 'i:r"e' qua ity FOREVER 2S111 BA08700 PAXMAN,KAYDI R&JOHN S 9450 SW ELROSE ST PORTLAND, OR 97224 X 970 N7E 1 8110 OD 09./07112 NNN ORWARD TIME EXP R.TN TO SEND P AXMAN __ Fr 15815 SW S IR.A # ORD LOOP T1GAi.D OR ')7 4.-5535 RETURN TO SENDER I . _. :+ ::Ffy 10&i 89 - _ - - - - - w . . — I 0,nr.5"-•••• ''''`••••.-----,....•.°-a'——""`"----„ -.. , -nogko 000.6 N., 4.• ty ' ,:7 -i) .,_ ."`--------- ------"'-. . r•cri ;cgs - ce , . • - -,... ._ -- o',,.- too [-- IDE\IEL,..1,/wNIL_V- 6184 2 ' 4.--........ ,....,' ---""-- A3-125•' os cx72/21" ,(-.1- :- , .. ......, „,.... ------ , -r1GPAD' .-. L-tbeffr_1..1 ... 1 -- FOREVER -..1 • ‘ r 2S1I1BA08700 PAXMAN,KA YDI R&JOHN S -7 _ -------_ _ 9450 SW ELROSE ST ..----- PORTLAND,OR 97224 ----1:6 (".......---• _ •_ X 970 N,---- 1 R 1 1r 00 10 / 19112 I Wt.W A R D 1. 1 hi E t (P R f N [0 SEND P AXMAN z.:1 1 S S W S T R A I i.--- 0 R.0 i 0 0 P 1 i t,Ay 1 1 0 F. 9 f .'4- .1 ti i T 0 --------- - ---------- ------.. . ; (-4 7 :;., • i :2,,.;, ', h 7 11.1-1-1..1.k„1.1,,11.1"1,...1.1.i1,.1...i1,1..1,1„1..,11 1. - -- - — — Notice of a Type II Decision Site Development Review TI G A R D Case ID: MLP2012-00001/VAR2012-00012/ VAR2012-00013 `' (Ransdell Partition) The Decision Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision and the proposal is described below. Tigard Community Development Contact Information Date of Notice: Monday, October 15, 2012 120 days = Thursday, December 20,2012 Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision,we need to receive your completed appeal form by 4 p.m. on Friday, September 14, 2012. Please include the Case ID Number: SDR2012-00002. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Darrel "Hap"Watkins and note the Case ID Number: SDR2012-00002 This decision is final on Thursday, August 30, 2012, unless an appeal is filed. The decision will go into effect on Friday, September 14, 2012, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: David&Sally Ransdell Owner: David&Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Description of the Proposal: The applicant is requesting approval to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. An existing dwelling on the proposed Parcel 1 will remain. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards,and a special adjustment to allow the use of existing trees as street trees. Legal 14270 SW 97th Avenue;Wash. Co.Tax Map 2S11IBA Lot 11700 Description: Zoning: R-4.5: Low Density Residential District Appeal Procedure Details Ciry of Tigard,Community Development Division 13125 SW Hall Blvd.,Tigard,Oregon 97223 pg. 1 The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.G.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m. on Thursday,October 25,2012 Site Map IIEVIE CT . ill MP! IMO' 1k,4 4r. r<11 =I� i Area Notified (500 Ft) _ I OST RerK4eA Pa1t6Or , imitrimps go F Mil WRAF , E T 't ST / _ a; ;: mimic SIivai?&Iv, its �a�l� � ...... �` o�,.,..-2... iJggg SuE,nct Sen ■ +� _MAIM. VIEW TER� 1 � ■■■ ■fir/11111 : 1W: _ IMEZ�■■�■■ � I LL Ii f --j MarI,.re a.sou PEM BROOK ST�-' r- Roger RN _. .._, ..,. o...+1 wave p.m.a...ns itaacet twi E..,....n `a 2 PINEB ROOK e~vwna`.w"IT= •..•',OCK ST ST f .,.nw.......,.. a .. F _rM 1 Cay dlyuo 1:. � .e. r.. 11""cf.W14u. fJ rr�7P�vx. 0 I \ yy�P>s .w.rp.V op City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 •Notice of a Type II Decision. Site Development Review T I G A R D Case ID: MLP2012-00001/VAR2012-00012/ VAR2012-00013 (Ransdell Partition) The Decision Notice is hereby given that the City of "Tigard Community Development Director's designee has APPROVED the requested land use action, subject to certain conditions of approval. The findings and conclusions on which the decision is based are noted in the Final Decision and the proposal is described below. Tigard Community Development Contact Information Date of Notice: Monday,October 15, 2012 120 days = Thursday, December 20,2012 Staff Contact: John Floyd 503-718-2429 Johnfl@tigard-or.gov Appeal Information All persons entitled to notice or who are otherwise adversely affected or aggrieved by the decision may appeal the decision.Appeal forms are available on the city's website or by person at the Permits Center. If you would like to appeal this land use decision, we need to receive your completed appeal form by 4 p.m. on Friday, September 14, 2012. Please include the Case ID Number: SDR2012-00002. Please hand-deliver your completed appeal form (which will be time-stamped) and pay the associated appeal fees at the Permits Center, 13125 SW Hall Blvd., Tigard, Oregon 97223. If you have any questions regarding this decision please address them to the appropriate staff person noted on this form: Darrel "I Tap" Watkins and note the Case ID Number: SDR2012-00002 This decision is final on Thursday, August 30, 2012, unless an appeal is filed. The decision will go into effect on Friday, September 14, 2012, unless an appeal is filed. A copy of the Final Decision is available upon request from the staff contact person noted above. Information About the Decision Applicant: David&Sally Ransdell Owner: David& Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Description of the Proposal: The applicant is requesting approval to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. An existing dwelling on the proposed Parcel 1 will remain. Concurrent with the partition the applicant is requesting a special adjustment to access and egress standards,and a special adjustment to allow the use of existing trees as street trees. Legal 14270 SW 97th Avenue;Wash. Co.Tax Map 2S111BA Lot 11700 Description: Zoning: R-4.5: Low-Density Residential District Appeal Procedure Details City of Tigard,Community Development Division•13123 SW 1 Fall Blvd.,Tigard,Oregon 97223 pg. 1 W The decision of the Director (Type II Procedure) or Review Authority (Type II Administrative Appeal or Type III Procedure) is final for purposes of appeal on the date that it is mailed. Any party with standing as provided in Section 18.390.040.6.1. may appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written appeal together with the required fee shall be filed with the Director within ten (10) business days of the date the notice of the decision was mailed. The appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW I lall Boulevard,Tigard, Oregon 97223. Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the specific issues identified in the written comments submitted by the parties during the comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may be submitted by any party during the appeal hearing, subject to any additional rules of procedure that may be adopted from time to time by the appellate body. The deadline for filing an appeal is 4 p.m. on Thursday, October 25,2012 Site Map \,ri res ■Iii - � AreaNotified (500 Ft) ' ' Milt Ad.■■■ IE !lIIII! IIU, �. :iIIiIi ■■■■■ IR &if Pa 1711.111111:15T 7174 11111111116", II MINI 1 allzu IP:111:En sitai,-,a- ELROS CT iimintil nal, 1 1 a haw_ - 41E1 II, yr mi.;ir:Ur.;111111 Zvi: irn111 ►l —'.•iimpolitia,,,,,, olo *. !�iniiie r — 4111111 VIEW TER ■-■allin 1111111111 d F<■■■■■ IJi!pdi NEE ■i, b5..aw.x Oar,me aaM o_+..on Ma^wc _ 'EZ ST ri•u•iii mEr' INEZ ST ■, g ■■■■■■u■ ■■■ 1.-- 111111111alii111 MRROOK ST ■ LIN ....�-.ay ■■■■■�■■II I ■. ■Fc'1I 19 li 4.7. __11111111bl I II III I I I I PINEBROOK ^p ".5i11:4:". ow%n�"i.`�6.. en..n,an 0EvT1OP 4.,CPwrnvr ll IIIR_Y! ll l� >t...e..ncrru.. f,,,,,,,,,,:......c........,tl.�.a Eli iiirm-mooldwitah iT, 1 3, 111141W5 «..ba am 111116 —tea City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 pg.2 1 . uI AFFIDAVIT OF MAILING TIGARD I, John Floyd, being first duly sworn/affirm, on oath depose and say that I am an Associate Planner for the City of Tigard,Washington County, Oregon and that I served the following: ,' ►,y>r,t.uttBo tk t El NOTICE OF PROPOSAL FOR: MLP2012-00001 Ransdell Minor Land Partition (File No./Name Reference) ❑ AMENDED NOTICE HEARING BODY: HEARING DATE City of Tigard Planning Director (8/19/2012) ❑ Tigard Hearings Officer 0 Tigard Planning Commission ❑ Tigard City Council 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 September 4,2012,and deposited in the United States Mail on September 4,2012,postage prepaid. .11 leeef' ferson that Pre.ared Notice STATE OF OREGON County of Washington ss. City of Tigard Subscribed and sworn/affirmed before me on the day of , 2012. NOTARY PUBLIC OF OREGON My Commission Expires: illh Notice of a Type II Proposal Land Partitions T"'A>z° Case ID: MLP2012-00001 Ransdell Partition Tigard Community Development Contact Information Date of Notice: Tuesday, September 04, 2012 120 days = Thursday, December 20,2012 ' To: Interested Persons Staff Contact: John Floyd 503-718-2429 johnfl@tigard-or.gov If you would like to comment on this proposal, we need to receive your written comments by 5 p.m. on M Tuesday, September 18, 2012 . Please mail or deliver your comments to 13125 SW Hall Blvd., Tigard, II Oregon 97223. Include the Case ID Number: MLP2012-00001. Please address your comments to the appropriate staff person:John Floyd. Information About the Proposal Description of the Proposal: Minor Land Partition to partition an existing 37,158 square foot lot into a corner lot and a flag lot measuring 26,723 and 10,396 square feet respectively. Applicant David& Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Owner 1: David& Sally Ransdell 14270 SW 97th Ave Tigard, OR 97224 Proposal Address: 14270 SW 97th Avenue Wash. Co. Tax Map 2S111BA Lot 11700 Legal Parcel 1 of Partition Plat 2003-048 Description: Zoning: R-4.5: Low-Density Residential District Approval Criteria: 18.370.020.0.5; I8.370.020.C.6.a; 18.420.050.A; 18.705.030.I; 18.730.020.C; 18.745.040; 18.790.030; 18.810.030-070& 080-120 1 City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 I What You Should Know About This Type II Proposal The proposed development requires a land use review. The goal of this notice is to invite interested parties to participate early in the decision-making process by submitting comments in writing during the open comment period. I Type II decisions are made by the Community Development Director after consideration of relevant evidence and public comments received during the open comment period. The decision will be mailed to the applicant and to owners of property located within 500 feet of the proposal site and anyone who submitted written comments or is otherwise entitled to a decision notice. The decision maker may: • Approve the proposal. • Approve the proposal with conditions. • Deny the proposal. All evidence considered in the decision will be contained in the public record and available for public review. If you would like to review this material, please schedule an appointment with Lora Garland, Records Management Specialist, 503-718-2483. If you wish to receive copies of the materials, city records will prepare them for you at a reasonable cost. Appeal Information 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. Comments directed at the relevant approval criteria (Tigard Development Code) are what constitute relevant evidence. Details regarding the appeal process and requirements are contained within Tigard Development Code Chapter 18.390. There is a fee charged for appeals. Attachments Included in this Notice Zoning and Site Map Notice to Mortgagee, Lienholder,Vendor, or Seller The Tigard Development Code requires that if you receive this notice it shall be promptly forwarded to the purchaser. City of Tigard,Community Development Division•13125 SW Hall Blvd.,Tigard,Oregon 97223 Q B 1- MI � r.. F itLVIEW CT 'ro PSS Area Notified (500 Ft) sit a • '� IIIM ML.P2O12-00001 ..) ii,... . siiii� Y DST Ransdell Partitio- n p Ai .-i R cc' ... LLL 0111111111111 ZEN T2 a ST 41 r r.p �� ELROStCT =Rolm nil L.,............: 0 II cr. • 111111111111111111111 � ® Subject S.a 6 .111111&as& f VIEW TER } �_MAI. ' 119 ii &um 1111111 . - Properly owner.Morn atixYs valid w 3months. r !Mdale i Nw1 ix ._. i' , go•'-. I..i.p� ,� ill 111111 u r EZ ST01 ff -lii/. 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Zoning Map , .x n z I- N w Or� c1 ,,-- Legend .: Subject Site dal'. — ELROSE ST et Zoning Classifications : 1- J _ R-1 30 000 Sq Ft Min Lot Size 0 n 0 U v q R-2 217 000 Sq Ft Min Lot Size O.. _ = R-3.5 10.000 Sq Ft Min Lot Size m N R-4.5 7,500 Sq Ft Min Lot Size ''0 a' cn R-7 5,000 Sq Ft Mm Lot Size rpt R-12 3.050 Sq Ft Mm Lot Size G- 0 R-40 40 U nFt Sq Lot Mn Size Units Per Acre r; MUR-1 Mined Use Residential 1 O R-4.5 MUR-2 Mixed Use Residential 2 `O MU-CBD Mired Use Central Bus Dist r-P _ C-C Community Commercial _ O acs LU MOUNTAIN VIEW �C-G General Commercial if 04.14 fifINV-i...4?. C-N Neighborhood Commercial ifa d '4,•••••••••••••••••••.*: a f f f f f f f f♦f fC-P Professional Comnlerraal Le �fff•ffffff• lffff♦f♦♦fff MUC Mixed Use Commercial O H rfffff♦f••ff _ rr: Al MVC-1 Mixod Use Commercial 1 a, lfffffffjfffjfjfffjfffffffffffjfffjfffjfj - i W _ .11o,04.4 ek=..10=4i11-�-�==;y•f�ftftf�f`fla-*f�i - M V E Meted Use Empo Voyrne nt e-i r • 1..11 MUE-1 Mined Use Employment I UT U —MUE-2 Mined Use Employment 2 t%i FL Light Industrial 1L I I-P Industrial Park Z JUBILEE G� VIEW TER I-H Heavy IndustrialC VIEW TER 1- Ilill Washington County U 00 Overlay Zones I r Historic District Overlay Planned Development Overlay R-3.5 °' Map Prmied 34..i.,-,.:: A% Q. BROOKLYN LN ur swR pw,a...ap wnfio.i i pu,:ra+ Q Orae Am ara. RRW O rl,rrl Oaome fel .r ~Ot KSep.4!f Orerp. Fn m OAN K OPWEDKlnP.f SOW.," n-E[ NO ,re OF UN rr..,..Ol .fl nuSC.,.4...riffle Aft.O.OWAAvrE[At r0 moo 0 0 I MDAIP p eceupA 0Eq-+Ks! l OO.E..E*P+era or•.r y rwt DOA UeeFOO NEexW Me Om•OF ri W.O&Mu va itulF NG ROAM. AV...MS sraapo0R Oa iNe0 0CAGMR na my Of OL..,gn rAOvia rO Itt0.lQill3s W,D0[Au Rti] -a - rJ INEZ ST - - ^OMMUNITY DEVELOPMENT OEPARTN'ENT NJ I NEZ ST •F.Pia.toCaay.wa„'- CO).of rpool Feet tTyree Ge am 97Bvtl T Tyree Ge$':I:3Si 0 125 250 'o" 573 431iat 71 v000tpara Pr gee CITY OF TIGARD REQUEST FOR CL. INTS /l NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPME T APPLICATIONS FILE NOS ( G,l r ?; f:�j FILE NAME: :� avic/ 7/ CITY OFFICES _C.D.ADMINISTRATIOWRon Bunch,CD Director X DEVELOPMENT SERVICES/Todd Prager,Assoc Planner/Arborist _PUBLIC WORKS/Ted Kyle,City Engineer _C.D.ADMINISTRATION'Susan Hartnett,Asst.CO Director BUILDING DIVISION/Mark VanDomelen,Building Official _HEARINGS OFFICER(+2 sets) CITY ADMINISTRATION/Cathy Wheatley,City Recorder POLICE DEPARTMENT:Jim Wolf.Crime Prevention Officer -X-PLANNING COMMISSION(+12 sets) DEVELOPMENT SERVICESPlanning-Engineering Techs. PUBLIC WORKSBrian Rager,Assistant PW Director X FILE/REFERENCE(+2 sets) X DEVELOPMENT SERVICES'Gus Duenas,Development Eng _PUBLIC WORKS/Steve Marlin,Parks Manager SPECIAL DISTRICTS _ TUAL.HILLS PARK&REC.DIST.* TUALATIN VALLEY FIRE&RESCUE* _ TUALATIN VALLEY WATER DISTRICT* X CLEAN WATER SERVICES* Planning Manager North Division Administrative Office Development Services Department 15707 SW Walker Road John Wolff,Deputy Fire Marshall 1850 SW 170th Avenue David Schweitzer/SWM Program Beaverton,OR 97006 14480 SW Jenkins Road Beaverton,OR 97006 2550 SW Hillsboro Highway Beaverton,OR 97005-1152 Hillsboro,OR 97123 LOCAL AND STATE JURISDICTIONS CITY OF BEAVERTON* _ CITY OF TUALATIN * _OR.DEPT.OF FISH&WILDLIFE _OR. DIV.OF STATE LANDS Planning Manager Planning Manager Elizabeth Ruther, Habitat Biologist Melinda Wood fw.UNForm 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-Adopted) US ARMY CORPS.OF ENG. Durham,OR 97224 _ Paulette Copperstone,IZCA.RFcany) _OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris(maps&cwscanerOmy} O. Gerald Uba,Ph.D.,(CPAIDCAlzON) Mara Ulloa(Comp Plan Amendments&Measure ST) Routing CENWP-OP-G _CITY OF KING CITY * 635 Capitol Street NE,Suite 150 PO Box 2946 City Manager Salem,OR 97301-2540 Portland,OR 97208-2946 15300 SW 116th Avenue King City,OR 97224 WASHINGTON COUNTY * _ OR. DEPT.OF ENERGY(Poweranes a,Area) _OR.DEPT OF AVIATION IManopni.rower.) 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(Genera!Aft Lake Oswego,OR 97034 ____Brent Curtis ICDA)) OR.DEPT.OF ENV1RON.QUALITY(DEQ) ODOT,REGION 1 * _Assessmem a Taxation)ZCA)MS S _CITY OF PORTLAND (Notify for wetlands and Polar-19dEnvironmentalImpacts) _Development Review Coordinator _ Dona Manna,Canograpny(ZCA)MS la Planning Bureau Director Regional AdministratorCarl Torland, Right-of-Way Section Ivacanonsl 1900 SW 4th Avenue, Suite 4100 2020 SW Fourth Avenue,Suite 400 ^ 123 NW Flanders 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 T Dave Austin IWCCCAI"911"iwnnapd.Txoer.t Chad Gordon,Assistant District Manager (Notify it ODOT R1R.Hwy.Crossing is Only Access lo Land} PRESERVATION OFFICE PO Box 6375 6000 SW Raab Road Dave Laming,Sr Cross nn Sarefy speaarsl Nohry d Properly Hes HD overlay} Beaverton, OR 97007-0375 Portland,OR 97221 555-13th Street, NE, Suite 3 725 Sumner St. NE,Suite C Salem,OR 97301-4179 Salem,OR 97301 UTILITY PROVIDERS AND SPECIAL AGENCIES _PORTLAND WESTERN RJR,BURLINGTON NORTHERN/SANTA FE RJR, OREGON ELECTRIC RIR{Buringtcn Northern/Santa Fe RJRPredecessor) Bruce Carswell, President&General Manager 200 Hawthorne Avenue SE,Suite C320 Salem,OR 97301-5294 —SOUTHERN PACIFIC TRANS.CO.RJR _METRO AREA COMMUNICATIONS _COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT,. Clifford C.Cabe,Construction Engineer Debra Palmer(Annexations orwy) Gerald Backhaus is..,F-«,..-- or Project 6 Wain t.Moe 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 Ys.PORTLAND GENERAL ELECTRIC _NW NATURAL GAS COMPANY —VERIZON QWEST COMMUNICATIONS Mike Hieb Svc.Design Consultant Scott Palmer,Engineering Coord. John Cousinea.u.OSP Network Lynn Smith,Eng ROW Mgr. 9480 SW Boeckman Road 220 NW Second Avenue 4155 SW Cedar Hilts Blvd. 8021 SW Capitol Hill Rd,Rm 110 Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97005 Portland,OR 97219 _TIGARD/TUALATIN SCHOOL DIST,#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC. Ter,Brady,Administrative Offices Jennifer Garland, Demographics Alex Silantiev(s..M.pfcrAr..cun'xai Brian Every.App.E rtrn.ww 099vt; 6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue Tigard, OR 97223-8039 Beaverton, OR 9 7006-51 52 Beaverton, OR 97008 Tigard,OR 97223-4203 * INDICATES AUTOMATIC NOTIFICAIIQ! IN COMPLIANCE WWI INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF TUE SUBJECT PROPERTY FOR ANY/ALL CITY PROJECTS(Project Planner Is Responsible For Indicating Parties In Nobly). h'4pattylmasiers\Request For Comments Notification Lisl.doc (UPDATED: 12-Jul-14) (Also updatei lcurpinlsatupllabelslannexationslannexation_utilllies and franchises.doc,meting[abets b auto text when(pdafing this document) J 14020 -- _14605 . . Area Notified (510 Ft) ' ! 1105 '' 140107 -' 14025 8815 `" 14040 -- 14045 t+►wu David Rausdell 9825 9777 9759' 9543 9330 Ransdell1gmail.corn 14060 J 4747 1 95331 9525 y 9675, ` • 4 - `\ .j1Y ---• 9547, '''' 14080 (603)799-1745 9820 n L R o C r 1/ 14270 3W 97TH AVE 9810 9515 9453 Tigard.OR 97224 14125 1410' 14125 7 14120 9670 -' 9430 1413 ..� 973.0 - . .J 1415 1, 14152 9540 9532'19526 9450 1 4 'D 14130 141151 - 9� 14170 7. 1S1S _ 14175 C. — 14196 141.40 — Y 955 1 C 131 14165 14145 141.40 14125 , s . ' 944; � Y 34 :0 N9897'94 .,V k it a 14200 14160 34150 i , 4 ' 39 9517 �t6J4 g425>f J 14155 Pi -f—� ---- (1,14,42 14185 ` 4t;} r °.:; 0 AI 7 ii 1111 �' \L �, I IN VIEW LN y 9265 9865 985 9845 14*5:'' d 953035111 111 1 1 + Su0ectsto < lO&'e � °*1a��i►•itt :►s __*-11414W 94yp �m 9360 4[` • ...4-.40,60:e ki- 9280 ' �4 a 9260 c 1't; 0 fi` T 9,95_193651, 14.5 i 9875 .,, ,83 Q 14 .; , I 94` j far 3 months from heProper' owner r as a prated o the map 'VIEW TER 1 14 `i s"I E W T F R 9335 14370 9265 tp° I T ., _ '� 41` � rsd A 14415 >' 9890 9860 g� 830 �1 '6, 14410 q 14405 i 9535 ' 9 �roe� 9494411 14 5 9280 E F2 i ^u L Y fit L!1 14425 14429 425; `r - 9260 ,, PM^++a 30-uw 9529 14430 ,,..m..«,M... Al4M..O •... .,..R, s.. �.a... .MM 9895 9065 9835 9755 14440 9541 9dB719465 9$43 [ r...a 9425 938 14435 9255 9355 9285; C T,T.r a.•aw MY1TZ W." ne f dT.4; - M Mlt o t.. unr iRtlR,r.SO*C'. OALWR !E[••TO..•r[ INE 1 T 9563 wVEM,•Cwrb .rYELR.E�aR r 4 1 [.E , ..,a+ME 4 ` 4�11 f 7 r..T•YaaM040 WAVY *ME CnvOf T.=ua_ti,.u..<.ay..:•n - 5 ` P I lM L 4 S T IA,EIIrM HRt n[Rrr#a c.1.r..ws r.•i 4.CCURs:rt[i.,.. ,•-•atanC-r,[..r r.FSAROLE,CE MC CAL.4 Fest 9750 14525 0 (yi 5 94 9390 9360 9.� 0cco. umrs,DEVELOPMENT DEPARTMENT 430) 92809250 Price to G!Ho,c, _ Coy al Nara 11:4)13'4::41:721.34 ]125 SV:Mag b•i rIGH Mfrs TfjETS4R A7223 303 6.:11-071 reo,fp9EC4r Lo APPLICANT MATERIALS Ili City of Tigard ■ Land Use Permit Application PRE-API'.HELD BY TIGARD File# flet P2C4L- aoi. Other Case# Date C^"/4/-/_L By 6r11)/,7Receipt# /Al 10 Fee IDate Complete TYPE OF PERMIT YOU ARE APPLYING FOR ❑Adjustment/Variance(H) ❑Historic Overlay(II or III) ❑Site Development Review(11) ❑Comprehensive Plan Amendment(IV) ❑ Home Occupation(II) El Subdivision(II or III) ❑Conditional Use(III) 0,Minor Land Partition(H) ❑Zone Change(HI) ❑ Development Code Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV) ❑Downtown Design Review(II,III) ❑Sensitive Lands Review(II or III) NOTE: FOR REQUIRED SUBMITTAL ELEMENTS,PLEASE REFER TO YOUR PRE-APPLICATION CONFERENCE NOTES LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if availahle) J L1 3—S1 cru-' Ave TAX MAPS&TAX LOT NOS. .$ )116A - 11700 TOTAL SITE SIZE _ ZONING CLASSIFICATION - $7, I �' R—i Lc:0 e1's - j ( s i cj t i�-I-r�.f 4-1 APPLICANT" - Duik1 kS6j1q Potosi-e-11 MAILING ADDRESS/CM/STATE/ZIP 41.7D sW 91-0= Ave. `I i c aL, ice. PHONE NO. i FAX NO. PRIMARY CONTACT PERSON PHONE NO. .D ati!CL fiLU 14SC r✓ I I (81)-z) MAIL ;u ). te11 qmiLiI . - -. PROPERTY OWNER/DEED HOLDEtIt httach list if more than one) MAILING ADDRESS/CITY/STATE/ZIP (,L-) 4:),0\# PHONE NO. C'S( " ' ( FAX NO. *When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the space provided on the back of this form or submit a written authorization with this application. PROPOSAL SL The Applicant proposes construction of one single family home on the site of the newly created Parcel 2. The site is approximately 37,158 square feet in size. Parcel 2, considered a flag lot, will be approximately 9,575 square feet and Parcel 1 will be approximately 27, 585 square feet. There is an existing dwelling unit on Parcel 1. There is an existing mobile home unit located on Parcel 2 that will be removed and several trees will be removed where necessary. The subject site is located within the R-4.5 (7,500 square feet) zoning designation within the City of Tigard. City of Tigard I 13125 SW Hall Blvd.,Tigard,OR 97223 I 503-718-2421 I www.tiaard-or.eov I Fac I oft 0 1 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. rr i l� lli 1w,1 , � Owner's Signature Date U�tl 1,36 a z )M/D- wner's Signature Date Owner's Signature Date Owner's Signature Date Owner's Signature Date Applicant/Agent/Representative's Signature Date Applicant/Agent/Representative's Signature Date City of Tigard f 13125 SW Hall Blvd.,Tieard.OR 97223 I 503-718-2421 I www.tipard-ors nv I Pave 2 n f 2 June 14, 2012 (amended July 18, 2012) Ransdell Land Partition Minor Land Partition Tax Lot 11700 of Tax Map 2S111BA 1P4.<4‘ Nan 06 j14270 SE 97th Avenue 5'/ ‘7P�- Tigard, Oregon 97224 ? r� �'" "P/ti Applicant: David & Sally Ransdell 14270 SW 97th Avenue Tigard, OR 97224 Home (503) 598-3426 Cell (503) 799-1745 Applicant's Representative: SR Design LLC Steve Roper 8196 SW Hall Boulevard, Suite 101 Beaverton, Oregon 97008 Office (503) 469-1213 Fax (503) 469-8553 www.srdllc.com 10) Table of Contents INTRODUCTION 5 General Information 5 Summary of Proposal 6 Request 6 Site Description 6 CHAPTER 18.390-DECISION MAKING PROCEDURES/IMPACT STUDY 7 18.390.040 Type II Procedure 7 IMPACT STUDY 8 Chapter 18.420—LAND PARTITIONS 9 18.420.020 Administration 9 18.420.030 Approval Process 9 18.420.040 Application Submission Requirements 10 18.420.050 Approval Criteria 10 18.420.060 Final Plat Submission Requirements 11 18.420.070 City Acceptance of Dedicated Land 12 18.420.080 Recording Partition Plats 12 Chapter 18.510—RESIDENTIAL ZONING DISTRICTS 13 18.510.020 List of Zoning Districts 13 18.510.030 Uses 13 18.510.040 Minimum and Maximum Densities 13 18.510.050 Development Standards ..14 Chapter 18.705-ACCESS, EGRESS, AND CIRCULATION 15 18.705.020 Applicability of Provisions 15 18.705.030 General Provisions 15 CHAPTER 18.715 -DENSITY COMPUTATIONS 19 18.715.020 Density Calculation 19 CHAPTER 18.730- EXCEPTIONS TO DEVELOPMENT STANDARDS 20 18.730.020 Exceptions to Building Height Limitations 20 18.730.030 Zero Lot Line Setback Standards 21 18.730.040 Additional Setback Requirements 22 CHAPTER 18.745-LANDSCAPING AND SCREENING 23 18.745.020 Applicability 23 Ransdell Land Partition 2 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • fl 18.745.030 General Provisions 23 18.745.040 Street Trees 25 18.745.050 Buffering and Screening 27 18.745.060 Re-vegetation 31 CHAPTER 18.765- OFF-STREET PARKING AND LOADING REQUIREMENTS 32 18.765.020 Applicability of Provisions 32 18.765.030 General Provisions 32 18.765.040 General Design Standards 32 • 18.765.050 Bicycle Parking Design.Standards 33 18.765.070 Minimum and Maximum Off Street Parking Requirements 34 18.765.080 Off-Street Loading Requirements 34 CHAPTER 18.790- TREE REMOVAL 34 18.790.030 Tree Plan Requirement 34 18.790.040 Incentives for Tree Retention 36 18.790.050 Permit Applicability 37 18.790.060 Illegal Tree Removal 38 CHAPTER 18.795 - VISUAL CLEARANCE AREAS 39 18.795.020 Applicability of Provisions 39 18.795.030 Visual Clearance Requirements 39 18.795.040 Computations 40 CHAPTER 18.810 - STREET AND UTILITY IMPROVEMENTS 41 18.810.020 General Provisions 41 18.810.030 Streets 41 18.810.040 Blocks 50 • 18.810.050 Easements 50 18.810.060 Lots 51 18.810.070 Sidewalks 52 18.810.080 Public Use Areas 54 18.810.090 Sanitary Sewers 54 18.810.100 Storm Drainage 55 18.810.110 Bikeways and Pedestrian Pathways 55 18.810.120 Utilities .........56 18.810.130 Cash or Bond Required 57 18.810.140 Monuments 58 VV Ransdell Land Partition 3 City of Tigard SR Design LLC June 14. 2012(amended July 18, 2012) (4) e 18.810.150 Installation Prerequisite 58 18.810.160 Installation Conformation 58 18.810.170 Plan Check 58 18.810.180 Notice to City . 59 18.810.190 City Inspection 59 18.810.200 Engineer's Certification 59 Conclusion 59 Appendix of Drawings and Exhibits CO—Cover Sheet/Preliminary Plat/Vicinity Map Cl —Existing Conditions & Demolition Plan C2— Tree Removal C3— Composite Utility Plan C4—Circulation Plan C5—Shadow Plat Al —Arborist Report A2— Pre-Application Conference Notes A3— CWS Service Provider Letter A4—Sight Distance Certification A5—Letter from Tualatin Valley Fire &Rescue Ramsdell Land Partition 4 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) INTRODUCTION GENERAL INFORMATION Applicant/Owner: David and Sally Ransdell 14270 SW 97th Avenue Tigard, Oregon 97224 Home (503) 598-3426 Cell (503) 799-1745 Contact: David Ransdell Applicant's Representative: SR Design LLC Steve Roper 8196 SW Hall Boulevard, Suite 232 Beaverton, Oregon 97008 Office (503) 469-1213 Fax (503) 469-8553 www.srdlle.com Contact: Steve Roper Arborist: Walt Knapp Tax Lot: Map 2SIIIBA, Tax Lot 11700 Site Address: 14270 SW 97th Avenue Tigard, Oregon 97224 Location: Located south of McDonald Street, on the east side of SW 97th Avenue in Tigard, Oregon Current Zoning: R-4.5, Low Density Residential (7,500 square feet minimum lot size) Comprehensive Plan: Low Density Residential Project Area: Approximately 37,158 square feet Ransdell Land Partition 5 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Summary of Proposal REQUEST The Applicant requests preliminary approval for a two-parcel partition to be designed and constructed on the parcel described below. SITE DESCRIPTION The Applicant proposes construction of one single family home on the site of the newly created Parcel 2. The site is approximately 37,158 square feet in size. Parcel 2, considered a flag lot, will be approximately 10,396 square feet and Parcel 1 will be approximately 26, 723 square feet. There is an existing dwelling unit on Parcel 1. There is an existing mobile home unit located on Parcel 2 that will be removed and several trees will be removed where necessary. The subject site is located within the R-4.5 (7,500 square feet) zoning designation within the City of Tigard. Currently, single family homes border the site to the south, east, and west. A duplex borders to the north. The site slopes slightly from west to east and south to north. An existing access driveway will be improved to meet code requirements and given a permanent access easement across Parcel 1 from 97th Avenue to the parcel. An easement for sanitary sewer will also be given across Parcel l's easternmost boundary to SW Mountain View. Ransdell Land Partition 6 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 4 CHAPTER 18.390 -DECISION MAKING PROCEDURES/IMPACT STUDY 18.390.040 TYPE It PROCEDURE A. Pre-application conference. A pre-application conference is required for Type II actions. Pre- application conference requirements and procedures are set forth in section 18.390.080C. Comment: The applicant participated in the pre-application conference held April 5, 2012. The applicant reviewed the planning and engineering notes as a result of this meeting prior to developing the narrative and the site design for this partition. See Exhibit A2. B. Application requirements 1. Application forms. Type II applications shall be made on forms provided by the Director as provided by Section 18.390.080.E.1; 2. Submittal information. The application shall: a. Include the information requested on the application form; b.Address the relevant criteria in sufficient detail for review and action; c. Be accompanied by the required fee; d. Include two sets of pre-stamped and pre-addressed envelopes for all property owners of record as specified in Section 18.390.040.C. The records of the Washington County Department of Assessment and Taxation are the official records for determining ownership. The applicant shall demonstrate that the most current assessment records have been used to produce the notice list; e. Include an impact study. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system, including bikeways, the drainage system, the parks system, the water system, the sewer system, and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards and to minimize the impact of the development on the public at large,public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirements, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. Comment: The applicant reviewed the submittal requirements regarding the Type II Minor Land Partition and will comply with this Code Section. The applicant has considered the impacts of this partition per § 18.390.40.B.2(e). The following Impact Study outlines the public facilities and services this project affects. Ransdell Land Partition 7 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) IMPACT STUDY Transportation System: The proposed two-parcel partition fronts 97th Avenue to the west and Mountain View to the north. Both parcels will access 97th Avenue. Parcel 2 will access 97th Avenue via a permanent access easement along the south border of Parcel 1 using an existing driveway which will be upgraded to comply with code requirements. There is an existing residence on Parcel 2 which will be replaced with a newly constructed home, so there will no increase in vehicle trips. Drainage System: Storm water runoff from the site drains from the southwest to the northeast corner of the property via overland flow. The development of the proposed partition does not change the drainage pattern. Storm water runoff from the access road accessing 97th Avenue and other storm water runoff will be conveyed to the existing storm system on SW View Terrace via new piping to be installed. This proposed drainage system will meet the CWS specifications. See Preliminary Storm Drainage Plan, Exhibit C3. Park System: This development is not proposing to donate any land to the City of Tigard for open space and parks. Sewer System: The newly constructed home on Parcel 2 will connect to an existing sewer lateral under Mountain View using a newly granted permanent access easement across the east boundary of Parcel 1. Parcel 1 will continue to use its current access to the same main sewer line on Mountain View. See Exhibit C3. Water System: There will be one new service meter for Parcel 2. Parcel 1 will continue to utilize the existing meter. Both of these will adequately serve the parcels. See Exhibit C3. Noise Impacts: This development is a single-family detached residential partition that should not generate any extraordinary noise impacts to the surrounding neighbors. Since there is an existing residence on Parcel 2 which will be replaced with a newly constructed home there will no increase in noise. Conclusion: The Applicant has demonstrated by addressing the above listed systems that this partition meets the impact study requirements listed above. Ransdell Land Partition 8 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) n Chapter 18.420 — LAND PARTITIONS 18.420.020 ADMINISTRATION A. Applicant. The applicant of a partition proposal shall be the recorded owner of the property or an agent authorized in writing by the owner. B. Conformance with state statute. Any application for a land partition shall be in conformity with all state regulations set forth in ORS Chapter 92, Subdivision and Partitions. C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning process shall be sold until approval and filing of the final partition plat. D. Future re -division. When partitioning tracts into large parcels, the Director shall require that the • parcels be of such size and shape to facilitate future re-partitioning of such parcels in accordance with the requirements of the zoning district and this title. Comment: The applicant of this partition proposal is the recorded owner of the property. The applicant will conform with the state statute as it pertains to the partition. The applicant will not sell any of the proposed parcels created through the partitioning process until the approval and filing of the final partition plat. The configuration of the parcels are the size and shape to facilitate future re-partitioning of the parcels in accordance with the requirements of the zoning district and this title. The application meets this criterion. 18.420.030 APPROVAL PROCESS A. Decision-making process. The Direct or shall approve, approve with conditions or deny an application partition, which shall be reviewed by means of a Type II procedure, as governed by Chapter 18.390, using approval criteria contained in Section 18.420.050. B. Time limit on approval. The partition approval by the Director shall be effective for a period of 1-112 years from the date of approval. C. Lapsing of approval. The partition or approval by the Director shall lapse if. I. The partition has not been recorded or has been improperly recorded with Washington County without the satisfactory completion of all conditions attached to the approval; 2. The final recording is a departure from the approved plan. D. Extension. • 1. The Director shall, upon written request by the applicant and payment of the required fee, grant an extension of the approval period not to exceed one year provided that: a. No changes are made on the original plan as approved by the Director; b. The applicant can show intent of recording the approved partition or lot line adjustment within the one-year extension period; and c. There have been no changes in the applicable Comprehensive Plan policies and ordinance provisions on which the approval was based. Comment: The applicant understands that approval involves a decision-making process that is governed by the Type II procedure using the approval criteria contained in 18.420.050, that there is a time limit of one and one-half years on the decision and that the decision will lapse if the partition has not been recorded or improperly recorded with Washington County without Ransdell Land Partition 9 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) the satisfactory completion of all conditions attached to the approval or if the final recording is a departure from the approved plan. The applicant acknowledges that they may file an extension should they deem it necessary so long as they follow the above-listed criteria. The application meets this criterion. 18.420.040 APPLICATION SUBMISSION REQUIREMENTS A. General submission requirements. All applications shall be made on forms provided by the Director and shall include information required for a Type II application, as governed by Chapter 18.390. B. Specific submission requirements. All applications shall include the preliminary lot line map and •1) necessary information in graphic and/or written form. The Director shall provide the applicant with detailed information about these submission requirements. Comment: The application contains the submission requirements necessary to comply with the Type II application process as governed in this Code Section. This application meets the criterion. 18.420.050 APPROVAL CRITERIA A. Approval criteria. A request to partition land shall meet all of the following criteria: 1. The proposed partition complies with all statutory and ordinance requirements and regulations; 2. There are adequate public facilities are available to serve the proposal; 3. All proposed improvements meet City and applicable agency standards; and 4. All proposed lots conform to the specific requirements below: a. The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning district. b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the accessway may not be included in the lot area calculation. c. Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a legally recorded minimum 15 foot wide access easement. d. Setbacks shall be as required by the applicable zoning district. e. When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from existing structures. f A screen shall be provided along the property line of a lot of record where the paved drive in an accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.050. Screening may also he required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed development. g. 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. h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure access and maintenance rights shall be recorded with the approved partition map. Ransdell Land Partition 10 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • 5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. 6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year floodplain, the City shall require consideration of the dedication of sufficient open land area for greenwav 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. 7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition and variance(s)/adjustment(s)will be processed concurrently. Comment: The applicant has prepared this application to comply with the approval criteria outlined within this code section. • The proposed partition complies with all statutory and ordinance requirements and regulations. The lots comply with the applicable zoning district, R-4.5. • The building envelope area on Parcel 1 meets the lot requirement of the applicable zoning district. • Parcel 2 will access 97th Avenue via a 15 foot permanent access easement across the south border of Parcel 1. • Setbacks will be observed when placing the newly constructed home on Parcel 2. The placement will also maximize separation from existing structures on adjacent lots. • Existing fences screen the entire southern property line from adjoining lots to the south(see C1). Five large trees, one smaller tree and various plants on parcel 1 will serve as a screen between parcel 1 and the access driveway to 97th Avenue. They comply with the 20 foot horizontal clearance required by the Fire District with one approved exception (see A5). • The Fire District has reviewed the location of existing fire hydrants on 97th Avenue and has agreed that they provide adequate service to Parcel 2 (See A5). • The access way referred to above will comply with the standards set forth in Chapter 18.705, Access, Egress, and Circulation. • The application meets this criterion. 18.420.060 FINAL PLAT SUBMISSION REQUIREMENTS A. Submittal.All final plats for partitions shall be accompanied by three copies of the partition plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data or narrative. The final plat shall incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval. B. Standards. The partition plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised Statutes (ORS 92.05)and by Washington County, as described in detail by inf.rmation provided by the Director at the time of application. Ransdell Land Partition 11 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) 0 Comment: The applicant will comply with the final plat submission requirements prepared by a land surveyor or engineer. The final plat will incorporate any conditions of approval imposed by the Director as part of the preliminary plat approval. 18.420.070 CITY ACCEPTANCE OF DEDICATED LAND A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed right-of-way dedication prior to recording a land partition. B. Acceptance of public easements byCity Engineer. The City Engineer shall accept all public easements shown for dedication on partition plats. Comment: The applicant has prepared the site design drawings with a right-of-way dedication for a permanent easement as access to Parcel 2 with a minimum easement width of 15 feet and a minimum paved easement width of 10 feet, and, dedication of radius and return at the corner of SW 97th Avenue and Mountain View Lane to match the return at the NW corner of the intersection in accordance with the directives as stated in the pre-application notes of April 5, 2012. The applicant meets this criterion. 18.420.080 RECORDING PARTITION PLATS A. Recording requirements, Upon the Director's approval of the proposed minor partition, the applicant shall record the final partition plat with Washington County and submit a copy of the recorded survey map to the City, to be incorporated into the record. B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map to the City within 15 days of recording, and shall be completed prior to the issuance of any building permits on the re-configured lots. Comment: The applicant will comply with the final plat recording requirements prepared and submit a copy of the recorded survey map to the City, to be incorporated into the record with 15 days of recording and shall be completed before the issuance of any building permits on the re-configured lots. The applicant meets this criterion. Ransdell Land Partition 12 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Chapter 18,510 — RESIDENTIAL ZONING DISTRICTS 18.510.020 LIST OF ZONING DISTRICTS D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally. Some civic and institutional uses are also permitted conditionally. Comment: The property is within the R-4.5 zoning district in the City of Tigard. The applicant is proposing a detached single-family home, without accessory residential units, as a part of development. Both of the proposed parcels are greater than 7,500 square feet: Parcel 1: 26,723 square feet; Parcel 2: 10,396 square feet. Therefore, this criterion is met. 18.510.030 USES A. Types of uses. For the purposes of this chapter, there are four kinds of use: 1. A permitted(P) use is a use which is permitted outright, but subject to all of the applicable provisions of this title. If a use is not listed as a permitted use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 2. A restricted(R) use is permitted outright providing it is in compliance with special requirements, exceptions or restrictions; 3. A conditional use(C) is a use the approval of which is discretionary with. the Hearings Officer. The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is not listed as a conditional use, it may be held to be a similar unlisted used under the provisions of Chapter 18.230; 4. A prohibited(N) use is one which is not permitted in a zoning district under any circumstances. Comment: The applicant is proposing a single-family detached dwelling unit, a permitted use in the R-4.5 zone. This criterion is met. 18.510.040 MINIMUM AND MAXIMUM DENSITIES A. Purpose. The purpose of this section is to establish minimum and maximum densities in each residential zoning district. To ensure the quality and density of development envisioned, the maximum density establishes the ceiling for development in each zoning district based on minimum lot size. To ensure that property develops at or near the density envisioned for the zone, the minimum density for each zoning district has been established at 80%of maximum density. B. Calculating minimum and maximum densities. The calculation of minimum and maximum densities is governed by the formulas in Chapter 18.715, Density Computations. C. Adjustments.Applicants may request an adjustment when, because of the size of the site or other constraint, it is not possible to accommodate the proportional minimum density as required by Section 18.715.020.0 and still comply with all of the development standards in the underlying zoning district, as contained in Table 18.510.2 below. Such an adjustment may be granted by means of a Type I procedure, as governed by Chapter 18.390, using approval criteria in Section 18.370.020.C.2. ii Ransdell Land Partition 13 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) Comment: The minimum and maximum densities are calculated in Chapter 18.715, Density Computations, later in the narrative. The applicant is not requesting any adjustments with this application; it is possible to accommodate the minimum density requirement. 18.510.050 DEVELOPMENT STANDARDS A. Compliance required. AU development must comply with: 1. All of the applicable development standards contained in the underlying zoning district, except where the applicant has obtained variances or adjustments in accordance with Chapters 18.370; 2. All other applicable standards and requirements contained in this title. B. Development Standards. Development standards in residential zoning districts are contained in Table 18.510.2. TABLE 18.510.2 DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES STANDARD R-1 R-2 R-3.5 R-4.5 R-' Minimum Lot Size -Detached unit 30.000 sqft 20.000 sq ft 10.000 sq ft. 7.500 sq ft 5.000 sq.11 -Duplexes 10.000 sq ft. 10.000 sq ft -Attached unit[1.] 5.000 sq ft. Average Muumum Lot Width -Detached unit lots 100 ft 100 ft. 65 ft 50 ft SO ft -Duplex lots 90 ft 90 ft 50 ft -Attached unit lots 40 ft _Maximum Lot Coverage • so'.[2] Minimum Setbacks -Front yard 30 ft 30 ft. 20 ft. 20 ft. 15 ft -Side facing street on comer&through lots 20 ft 20 ft 20 ft. 15 ft 10 ft -Side yard Sft 5ft 5ft. .5 ft 5ft -Rear yard 25ft 25ft 1Sft 13ft 15ft -Side or rear yard abutting snore restnctive zoning district 30 ft. Distance between property line and front of garage 20 ft 20 ft_ 20 ft. 20 ft. 20 ft. Maximum Height 30 ft. 30 ft. 30 ft. 30 ft. 35 ft Minimum Landscape Requirement - - - - 20". [1]Single-family attached residential units permitted at one dwelling pet lot with no more that five attached units in one grouping [2]Lot coverage includes all buildings and unper.•rous surfaces Comment: Per Table 18.510.2, above, all of the lots are greater than 7,500 square feet and have a minimum lot width greater than 50 feet, front setbacks of 20 feet or more, sides of 10 feet and rear setbacks of 15 feet. The application meets this criterion. (See Sheet CO). Ransdell Land Partition 14 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 1 Chapter 18.705 -ACCESS, EGRESS,AND CIRCULATION 18.705.020 APPLICABILITY OF PROVISIONS A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures(see Section 18.360.050), and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. Change or enlargement of use. Should the owner or occupant of a lot or building change or enlarge the use to which the lot or building is put, thereby increasing access and egress requirements, it is unlawful and is a violation of this title to begin or maintain such altered use until the provisions of this • chapter have been met if required or until the appropriate approval authority has approved the change. C. When site design review is not required. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny an access plan submitted under the provisions of this chapter in conjunction with another permit or land use action. D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not apply where they conflict with the subdivision rules and standards of this title. Comment: The applicant is proposing to partition the lots and thus this section applies. 18.705.030 GENERAL PROVISIONS A. Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in this title are continuing requirements for the use of any structure or parcel of real property in the City. Comment: Each property owner of the individual parcel will be responsible for the maintenance of the access and egress onto their parcel. This criterion is met. B. Access plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: The applicant has submitted a site plan that illustrates how access, egress and circulation requirements are to be fulfilled (See C4). The applicant has provided a Site Distance Verification for the site as directed which is provided in the exhibits. See Preliminary Sight Distance Form Exhibit A4. C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same access and egress when the combined access and egress of both uses, structures, or parcels of land satisfies the combined requirements as designated in this title, provided: 1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or contracts to establish the joint use; and 2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the City. Ransdell Land Partition 15 City of Tigard 6 SR Design LLC June 14, 2012 (amended July 18, 2012) A Comment: The site plan does not require joint access. This criterion does not apply to this application. D. Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall connect directly with a public or private street approved by the City for public use and shall be maintained at the required standards on a continuous basis. Comment: The Parcel 2 will access 97th Avenue via the permanent easement granted along the south border of Parcel 1.This application meets this criterion. See Sheet C2. E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N. Comment: There are no new curb cuts required.This criterion is met. F. Requit cd ulkway location. On-site pedestrian walkways shall comply with the following standards: I. Walkways shall extend from the ground floor entrances or from the ground floor landing of stairs, ramps, or elevators of a!1 commercial, institutional, and industrial uses, to the streets which provide the required access and egress. Walkways shall provide convenient connections between buildings in multi-building commercial, institutional, and industrial complexes. Unless impractical, walkways shall be constructed between new and existing developments and neighboring developments; 2. Within all attached housing (except two-family dwellings)and multi family developments, each residential dwelling shall be connected by walkway to the vehicular parking area, and common open space and recreation facilities; 3. Wherever required walkways cross vehicle access driveways or parking lots, such crossings shall be designed and located for pedestrian safety. Required walkways shall be physically separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation (curbed)or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compliance with ADA standards; I 4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt, stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety purposes. Soft-surfaced public use pathways may be provided only if such pathways are provided in addition to required pathways. Comment: The applicant is proposing a single family home and therefore this section is not applicable. G. Inadequate or hazardous access. 1. Applications for building permits shall be referred to the Commission for review when, in the opinion of the Director, the access proposed: a. Would cause or increase existing hazardous traffic conditions; or Ransdell Land Partition 16 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) • b. Would provide inadequate access for emergency vehicles; or c. Would in any other way cause hazardous conditions to exist which would constitute a clear and present danger to the public health, safety, and general welfare. 2. Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be discouraged. Direct access to collector or arterial streets shall be considered only if there is no practical alternative way to access the site. If direct access is permitted by the City, the applicant will be required to mitigate for any safety or neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer. This may include, but will not be limited to, the construction of a vehicle turnaround on the site to eliminate the need for a vehicle to hack out onto the roadway. 3. In no case shall the design of the service drive or drives require or facilitate the backward movement or other maneuvering of a vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from this requirement. Comment: The access proposed for the new parcel is not new and not anticipated to cause hazardous traffic conditions, provide inadequate access for emergency vehicles or present danger to the public. The proposed partition is not located on streets labeled arterial or collector streets, but on a neighborhood route and thus this criterion is not applicable. H. Access Management 1.An access report shall be submitted with all new development proposals which verifies design of driveways and streets are safe by meeting adequate stacking needs, sight distance and deceleration standards as set by ODOT, Washington County, the City and AASHTO(depending on jurisdiction of facility.) 2. Driveways shall not be permitted to be placed in the influence area of collector or arterial street intersections. Influence area of intersections is that area where queues of traffic commonly form on approach to an intersection. The minimum driveway setback from a collector or arterial street intersection shall be 150 feet, measured from the right-of-way line of the intersecting street to the throat of the proposed driveway. The setback may be greater depending upon the influence area, as determined from City Engineer review of a traffic impact report submitted by the applicant's traffic engineer. In a case where a project has less than 150 feet of street frontage, the applicant must explore any option for shared access with the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as farfrom the intersection as possible. • 3. The minimum spacing of driveways and streets along a collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall be 600 feet. 4. The minimum spacing of local streets along a local street shall be 125 feet. Comment: The applicant is proposing a two-parcel partition located along SW 97th Avenue, a neighborhood route. Additionally, no streets are proposed within the partition and there are no driveways to be positioned along any collector or arterial streets, and this section is not applicable. 1. Minimum access requirements for residential use. 1. Vehicular access and egress for single-family, duplex or attached single-family dwelling units on individual lots and multifamily residential uses shall not be less than as provided in Tables Ransdell Land Partition 17 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 1 1 8.705.1 and 18.705.2; TABLE 18.705.1 VEHICULAR iCCESS:EGRESS REQUIREMENTS: RESIDENTIAL USE(6 OR FEWER UNITS) Number Dwelling Minimum Number of Minimum Access Width Minimum Pavement Unit Lots Driveways Required Width _ 1 or 2 _ _ 1 15` 10' 3-6 1 20' 20' Comment: The applicant is proposing one single family dwelling unit on an individual parcel with an access/egress driveway for that parcel thus satisfying the minimum number of driveways as it pertains to Table 18.705.2. The applicant will comply with the minimum access width of fifteen feet and the minimum pavement width of twelve feet as provided for in the TVFR Fire Apparatus Code (OFC 503). This criterion is met. 3. Private residential access drives shall be provided and maintained in accordance with the provisions of the Uniform.Fire Code; Comment: The applicant is proposing a private residential access drive that will be maintained in accordance with the provisions of the Uniform Fire Code.The driving surface will be a minimum of 12 feet and horizontal clearance will be maintained at 20 feet with the exception of an existing 65 foot tall tree which reduces the clearance to 16 feet at one spot. This exception is approved by John Wolff, Deputy Fire Marshall in his letter dated July 25, 2012 attached as A5.This criterion is met. 4.Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around of fire apparatus by one of the following: a. A circular,paved surface having a minimum turn radius measured from center point to outside edge of 35 feet; b. A hammerhead-configured,paved surface with each leg of the hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c. The maximum cross slope of a required turnaround is 5%. +� Comment: The Deputy Fire Marshall has reviewed the access to and the location of applicable fire hydrants and street access for this proposed new lot. He has written a letter indicating his endorsement that modifies the fire apparatus turnaround requirement, since the furthest point of the proposed house will be approximately 300 feet from 97th Avenue. (OFC 503.1.1 and Letter from Deputy Fire Marshall,John Wolff dated July 25, 2012 {A5})This criterion is met. 5. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least 30 feet), may be required so as to reduce the need for excessive vehicular backing motions in situations where two vehicles traveling in opposite directions meet on driveways in excess of 200 feet in length; Ransdell Land Partition 18 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • rio 6. Where permitted, minimum width for driveway approaches to arterials or collector streets shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic exiting the site. Comment: The proposed lot with an access easement has a driveway that is approximately 187 feet in length.Therefore subsection 5 does not apply. Since SW 97th Avenue is only a neighborhood route, not a collector or an arterial, subsection 6 does not apply. This criterion is met. CHAPTER 18.715 - DENSITY COMPUTATIONS 18.715.020 DENSITY CALCULATION A. Definition of net development area. Net developmen 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: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c. Drainage ways;and d. Wetlands. 2. All land dedicated to the public for park purposes; 3. All land dedicated for public rights-of-way. When actual information is not available, the following formulas may be used: a. Single-family development: allocate 20%of gross acreage; b. Multi family development: allocate 15%of gross acreage. 4. All land proposed for private streets; and 5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to remain on the site. Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage ways, wetlands, or dedicated parks.The net development area was determined by subtracting the land dedicated for public rights of way and easement from the gross area. Therefore,the gross area, 37,158 square feet subtracting the dedicated area for the right-of-way radius, 39 square feet equals 37,119 square feet. This criterion is met. B. Calculating maximum number of residential units. To calculate the maximum number of residential units per net acre, divide the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. Comment: The applicant calculated the maximum number of residential units per net acre by dividing the number of square feet in the net acres by the minimum number of square feet required for each lot in the applicable zoning district. The maximum number of additional residential units is (37,119/7,500 = 4.94.) which rounds to four parcels. Ramsdell Land Partition 19 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) 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). Comment: The minimum number of residential units 4.94 x 0.8 = 3.94 which rounds to three units. The applicant is proposing a two-parcel partition at this time, but would be allowed to partition Parcel 1 in the future to an additional parcel meeting the minimum density requirement. Exhibit C5 Shadow Plat demonstrates how the possible future partition meets the City's minimum density requirements. This criterion is met. CHAPTER 18.780 - EXCEPTIONS TO DEVELOPMENT STANDARDS 18.730.020 EXCEPTIONS TO BUILDING HEIGHT LIMITATIONS C. Building heights andflag lots. 1. Limitations on the placement of residential structures on flag lots apply when any of the following exist: a. A flag lot was created prior to April 15, 1985; b. A flag lot is created after April 15, 1985 by an approved partition; or c.A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of the subdivision so that the lot adjoins other residentially-zoned land. 2. The maximum height for an attached or detached single-family, duplex, or multiple family residential structure on a flag lot or a lot having sole access from an accesswav, private drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may be 2- 1/2 stories or 35 feet, whichever is less,provided: a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the zoning district; b. A 10 feet side yard will be preserved; c. A residential structure on any abutting lot either is located 50 feet or more from the nearest point of the subject dwelling, or the residential structure exceeds 1-112 stories or 25 feet in height on any abutting lot; and >� d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct views, or that such trees exist and will be preserved. 3. Where an agreement is made to plant trees capable of mitigating direct views, the agreement shall be deemed a condition of approval under the provisions of Section 18.390.030 D. 4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development Review, for three or more attached units or a multiple family residential structure, or, at the time of issuance of building permits,for single detached units, one duplex or two attached residential units. (Ord. 09-13) Comment: The applicant is proposing a two parcel partition with parcel 2 being considered a flag lot. Therefore, Parcel 2 falls under the directives of this section. The proposed dwelling will Ransdell Land Partition 20 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) .I comply with the dimensional requirements of the zoning district and a 10 feet side yard will be preserved. On parcel 2, the front of the house for setback purposes, will be to the east. The abutting home on Jubilee Place lot 4 to the south is two stories in height and thus the building footprint for Parcel 2 will be limited to 2-1/2 stories or 30 feet, whichever is less (section 18.730.020.C.2.c). The house on Jubilee Place lot 5 is a single story home. Any windows 15 or more feet above grade will not face this dwelling unit's windows or patios. The applicant will also mitigate any direct views by planting trees to comply with this section 18.730.020.C.2.d. 18,730.030 ZERO LOT LINE SETBACK STANDARDS A. Applicability and limitations. The provisions of this chapter apply to the R-4.5 and R-7 zoning districts and are limited to single-family detached dwelling units. The provisions of this chapter shall be applied in conjunction with: 1. An application for planned development approval under the provisions of Chapter 18.350, Planned Development; 2. An application for subdivision approval under the provisions of Chapter 18.430, Subdivision; or 3. An application for partitioning approval under the provisions of Chapter 18.420, Partition. B. Approval criteria and conditions. 1. The approval authority shall approve, approve with conditions or deny an application for a zero lot line development based on findings that: a. There shall be a 10 foot separation between each residential dwelling structure or garage; b. No residential dwelling shall be placed on a lot line which is common to a lot line which is not a part of the overall development; c. No structure shall be placed on a lot line which is common to a public or private road right-of-way or easement line; and d. A five-foot non-exclusive maintenance easement shall be delineated on the plan for each lot having a zero setback area: (1) The easement shall be on the adjacent lot and shall describe the maintenance requirements for the zero lot line wall, or deed restrictions must be submitted with the preliminary plat which addresses the maintenance requirements for the zero setback wall of the detached dwellings;and • (2) The easement shall be recorded with Washington County and submitted to the City with the recorded final plat prior to the issuance of any building permits within the development. 2. The approval authority requires the following conditions to be satisfied: a. Deed restrictions shall be recorded with Washington County which ensure that: (1) The 10 foot separation between the residential structures shall remain in perpetuity; and (2) The 1D foot separation between the residential structures shall be maintained free from any obstructions other than: (a) The eaves of the structure; (b)A chimney which may encroach into the setback area by not more than two feet; (c)A swimming pool; Ramsdell Land Partition 21 City of Tigard •, SR Design LLC June 14, 2012(amended July 18, 2012) t • (d)Normal landscaping; or (e)A garden wall or fence equipped with a gate for emergency access and maintenance purposes. b. Easements shall be granted where any portion of the structure or architectural feature projects over a property line; and c. The maximum lot coverage for zero lot line shall not exceed the maximum lot coverage for the base zone, C. Application submission requirements. All applications shall be made on forms provided by the Director in accordance with Chapter 18.350, Planned Developments, Chapter 18.430, Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by: 1. Copies of the plat plan indicating building and easement location and dimensions, and necessary data or narrative which explains how the development conforms to the standards; `) 2.A list of names and addresses of all property owners of record immediately abutting the site; 3,All other requirements of Chapters 18.350, 18.430 and 18.420 shall apply. Comment: The applicant is not requesting a zero lot line, thus this criterion is not applicable. 18.730.040 ADDITIONAL SETBACK REQUIREMENTS A. Additional setback from roadways. The minimum yard requirement shall he increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the City's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. B. Distance between multi-family residential structure and other structures on site. 1. To provide privacy, light, air, and access to the multiple and attached residential dwellings within a development, the following separations shall apply: a. Buildings with windowed walls facing buildings with windowed walls shall have a 25- foot separation; b. Buildings with windowed walls facing buildings with a blank wall shall have a 15 foot separation; c. Buildings with opposing blank walls shall have a 10 foot separation; d. Building separation shall also apply to buildings having projections such as balconies, bay windows and room projections;and e. Buildings with courtyards to maintain separation of opposing walls as listed in Subsections 1-3 above for walls in separate buildings. 2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the minimum wall separation shall be one foot for each 15 feet of building length over 50 feet and two feet for each 10 feet of building height over 30 feet. 3. Driveways,parking lots, and common or public walkways shall maintain the following separation for dwelling units within eight feet of the ground level: a. Driveways and parking lots shall be separated from windowed walls by at least eight feet; walkways running parallel to the face of the structures shall be separated by at least five feet; and b. Driveways and parking lots shall be separated from living room windows by at least 10 feet; walkways running parallel to the face of the structure shall be separated by at least seven feet. Ransdell Land Partition 22 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • r) C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback is not required, a structure which is not to be built on the property line shall be set back from the property line by a distance in accordance with the State Building Code requirements. (Ord. 02-33) • Comment: The proposal does not require an additional setback due to the yard abutting a street having a right of way width less than required according to the City's transportation plan map. Thus this criterion is not applicable. CHAPTER 18.745 - LANDSCAPING AND SCREENING • 18.745.020 APPLICABILITY A. Applicability. The provisions of this chapter shall apply to all development including the construction of new structures, remodeling of existing structures where the landscaping is nonconforming(Section 18.760.040.C), and to a change of use which results in the need for increased on-site parking or loading requirements or which changes the access requirements. B. When site development review does not apply. Where the provisions of Chapter 18.360, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter by means of a Type I procedure, as governed by Section 18.390.030, using the applicable standards in this chapter. C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. Comment: Since this partition creates one new lot for a single family detached dwelling, Per Section 18.360.20, a full landscape plan is not required. Landscaping will be provided once the home is constructed, but the specific design will not be determined at this stage of the development. This criterion is met. 18.745.030 GENERAL PROVISIONS A. Obligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant and his • agent, if any, shall be jointly and severally responsible for the maintenance of all landscaping and screening which shall be maintained in good condition so as to present a healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be kept free from refuse and debris. Comment:The applicant will be responsible for the maintenance of the landscaping until the property is sold to an individual homeowner. At that time,the new homeowner will maintain the landscaping and screening.This criterion is met. B. Pruning required.All plant growth in landscaped areas of developments shall be controlled by pruning, trimming or otherwise so that: 1. It will not interfere with the maintenance or repair of any public utility; 2. It will not restrict pedestrian or vehicular access; and 3. It will not constitute a traffic hazard because of reduced visibility. Ransdell Land Partition 23 City of Tigard • SR Design LLC June 14, 2012(amended July 18, 2012) 11 Comment: All landscaping will be maintained by the homeowner to allow for maintenance or repair of public utility to allow pedestrian or vehicular access, and to increase traffic visibility. This criterion is met C. Installation requirements. The installation of all landscaping shall be as follows: 1. All landscaping shall be installed according to accepted planting procedures; 2. The plant materials shall be of high grade, and shall meet the size and grading standards of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any fixture revisions); and 3. Landscaping shall be installed in accordance with the provisions of this title. Comment: All landscaping will be installed according to accepted planting procedures, be of high grade and meet the size and grading standards, and will be installed to meet 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. Comment: The applicant acknowledges that certificates of occupancy will not be issued until the landscaping requirements have been met to comply with this section. E. Protection of existing vegetation. Existing vegetation on a site shall be protected as much as possible; 1. The developer shall provide methods for the protection of existing vegetation to remain during the construction process; and 2. The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can be fenced, as in snow fencing which can be placed around individual trees). Comment: All trees are to remain on site except for those marked for removal on the Tree Removal Plan. Appropriate tree protection fencing and other measures will be taken to preserve trees being retained during the construction process. This criterion is met. (See Exhibit C2, Tree Removal and Mitigation Plan.) • F. Care of landscaping along public rights-of-way.Appropriate methods for the care and maintenance of street trees and landscaping materials shall be provided by the owner of the property abutting the rights- of-way unless otherwise required for emergency conditions and the safety of the general public. Comment: The homeowners along SW 97th Avenue (Parcel 1) will maintain the landscaping materials along the rights-of-way to comply with this section. As shown on Exhibit C2 several mature trees already exist along 97th Avenue that serve as street trees. No additional street trees are proposed at this time. This criterion is met. Ransdell Land Partition 24 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) • C) C) G. Conditions of approval of existing vegetation. The review procedures and standards for required landscaping and screening shall be specified in the conditions of approval during development review and in no instance shall be less than that required for conventional development. Comment: The applicant is proposing to dedication of radius and return at the corner of SW 97th Avenue and Mountain View Lane to match the return at the NW corner of the intersection in accordance with the directives as stated in the pre-application notes of April 5, 2012. The applicant will not plant trees, shrubs or other plantings over 18 inches in height along areas that may interfere with the vision clearance triangle. All landscaping standards, as detailed by this code, will be met as part of the overall development of one new single-family homes in a single- family zoning district. This criterion is met. H. Height restrictions abutting public rights-of-way. No trees, shrubs or plantings more than 18 inches in height shall be planted in the public right-of-way abutting roadways having no established curb and gutter. Comment:The applicant will not plant trees, shrubs or plants that are more than 18 inches in height in the public right of way abutting roadways that have no established curb and gutter. This criterion is met. 18.745.040 STREET TREES A. Protection of existing vegetation. All development projects fronting on a public street, private street or a private driveway more than 100 feet in length approved after the adoption of this title shall be required to plant street trees in accordance with the standards in Section 18.745.040.C. Comment: Parcel 1 of this development fronts 97th Avenue. Three large street trees already exist along this street. They vary between 15" DBH (diameter at breast height) and 28" DBH. While there is one gap of 62 feet between two of them (which gap also contains the driveway for parcel 1) they otherwise fulfill the requirement of street trees. The access driveway for parcel 2 likewise is screened by 5 large, mature trees which will function as street trees. in • addition, there a smaller tree (not shown) already planted and growing. This criterion is met. B. Street tree planting list. Certain trees can severely damage utilities, streets and sidewalks or can cause personal injury. Approval of any planting list shall be subject to review by the Director. C. Size and spacing of street trees. { 1. Landscaping in the front and exterior side yards shall include trees with a minimum caliper of two inches at four feet in height as specified in the requirements stated in Section 18.745.040.0.2 below; 2. The specific spacing of street trees by size of tree shall be as follows: a. Small or narrow-stature trees under 25 feet tall and less than 16 feet wide branching at maturity shall be spaced no greater than 20 feet apart; b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; Ransdell Land Partition 25 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) e c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shall be spaced no greater than 40 feet apart; d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be planted closer than 20 feet from a street intersection, nor closer than two feet from private driveways(measured at the back edge of the sidewalk),fire hydrants or utility poles to maintain visual clearance; e. No new utility pole location shall be established closer than five feet to any existing street tree; f. Tree pits shall be located so as not to include utilities(e.g., water and gas meters)in the tree well; g. On-premises utilities(e.g., water and gas meters)shall not be installed within existing tree well areas; ,o h. Street trees shall not be planted closer than 20 feet to light standards; i. New light standards shall not be positioned closer than 20 feet to existing street trees except when public safety dictates, then they may be positioned no closer than 10 feet; j. Where there are overhead power lines, the street tree species selected shall be of a type which, at frill maturity, will not interfere with the lines; k. Trees shall not be planted within two feet from the face of the curb; and 1. Trees shall not be planted within two feet of any permanent hard surface paving or walkway: (1)Space between the tree and the hard surface may be covered by a nonpermanent hard surface such as grates, bricks on sand,paver blocks and cobblestones; and (2)Sidewalk cuts in concrete for tree planting shall be at least four by four feet to allow for air and water into the root area. Comment: Parcel 1 of this development fronts 97th Avenue. Three large street trees already exist along this street. They vary between 15 DBH (diameter at breast height) and 28 DBH. While there is one gap of 62 feet between two of them (which gap also contains the driveway for parcel 1) they otherwise fulfill the requirement of street trees. The access driveway for parcel 2 likewise is screened by 5 large, mature trees which will function as street trees. In addition, there a smaller tree (not shown) already planted and growing. This criterion is met. D. Pruning requirements. Trees, as they grow, shall be pruned to provide at least eight feet of clearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18 feet above arterial street roadway surfaces. Comment: If conditioned, any street trees will be pruned and maintained by the applicant until new owners purchase the individual parcels. At that time, the new homeowners will maintain the trees to meet the requirements of the section. E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or filling takes place within the drip-line of the tree unless an adjustment is approved by the Director by means of a Type 1 procedure, as governed by Section 18.390.030, using approval criteria in Section 18.370.020.C.4.a. Ransdell Land Partition 26 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Comment: The applicant wilt utilize several existing trees on SW 97th Avenue to serve as street trees. No cutting or filling will take place within the drip-line of these trees. This criterion is met. F. Replacement of.street trees. Existing street trees removed by development projects or other construction shall be replaced by the developer with those types of trees approved by the Director. The replacement trees shall be of a size and species similar to the trees that are being removed unless lesser sized alternatives are approved by the Director. G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval criteria in Section 18.370.020.C.4.b. • H. Location of trees near signalized intersections. The Director may allow trees closer to specified intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are satisfied. Comment: None of the existing street trees are to be removed or replaced. This criterion is not applicable. 18.745.050 BUFFERING AND SCREENING A. General provisions. 1. It is the intent that these requirements shall provide for privacy and protection and reduce or eliminate the adverse impacts of visual or noise pollution at a development site, without unduly interfering with the view from neighboring properties or jeopardizing the safety of pedestrians and vehicles; 2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a different type in accordance with the matrices in this chapter(Tables 18.745.1 and 18.745.2). The owner of each proposed development is responsible for the installation and effective maintenance of buffering and screening. When different uses would be abutting one another except for separation by a right-of-way, buffering. but not screening, shall be required as specified in the matrix; 3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be submitted for the Director's approval as an alternative to the buffer area landscaping and screening standards,provided it affords the same degree of buffering and screening as required by this code. Comment: All adjacent uses to this property are the same zoning classification of R-4.5 and are detached single units with the exception of a duplex to the north. The buffer matrix states that no additional buffering or screening is required. There is already existing fencing that screens the access driveway to the south where it is abutting the neighboring property owners (See C1). Thus, this criterion is met. B. Buffering and screening requirements. I. A buffer consists of an area within a required setback adjacent to a property line and having a depth equal to the amount specified in the buffering and screening matrix and containing a length equal to the length of the property line of the abutting use or uses; Ransdell Land Partition 27 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) 2.A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and landscaping. No buildings, accessways or parking areas shall be allowed in a buffer area except where an accessway has been approved by the City; 3.A fence, hedge or wall, or any combination of such elements, which are located in any yard is subject to the conditions and requirements of Sections 18.745.050.8.8 and 18.745.050.D; 4. The minimum improvements within a buffer area shall consist of combinations for landscaping and screening as specified in Table 18.745.1. In addition, improvements shall meet the following specifications: a. At least one row of trees shall be planted. They shall have a minimum caliper of two inches at four feet in height above grade for deciduous trees and a minimum height of five feet high for evergreen trees at the time of planting. Spacing for trees shall be as follows: (1)Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity shall be spaced no further than 15 feet apart; (2)Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide branching at maturity shall be spaced no greater than 30 feet apart; (3)Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall be spaced no greater than 30 feet apart. b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall he planted for each 1,000 square feet of required buffer area; c. The remaining area shall be planted in lawn or other living ground cover. 5. Where screening is required the following standards shall apply in addition to those required for buffering: a.A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot continuous screen of the height specified in Table 18.745.2 within two years of planting; or b. An earthen berm planted with evergreen plant materials shall be provided which will form a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted portion of the berm shall be planted in lawn or other living ground cover; or c.A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a continuous sight obscuring screen. 6. Buffering and screening provisions shall be superseded by the vision clearance requirements as set forth in Chapter 18.795; 7. When the use to be screened is downhill from the adjoining zone or use, the prescribed heights of required fences, walls, or landscape screening shall be measured from the actual grade of the adjoining property. In this case,fences and walls may exceed the permitted six foot height at the discretion of the director as a condition of approval. When the grades are so steep so as to make the installation of walls,fences or landscaping to the required height impractical, a detailed landscape/screening plan shall be submitted for approval; 8. Fences and walls a. Fences and walls shall be constructed of any materials commonly used in the construction offences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director; b. Such fence or wall construction shall be in compliance with other City regulations; c. Walls shall be a minimum of six inches thick; and Ransdell Land Partition 28 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) .i • r) d. Chain link fences with slats shall qualifi'for screening. However, chain link fences without slats shall require the planting of a continuous evergreen hedge to be considered screening. 9. Hedges a.An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a sight-obscuring fence where required subject to the height requirement in Sections 18.745.050.C.2.a and 18.745.050.C.2.b; b. Such hedge or other dense landscaping shall be properly maintained and shall be replaced with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the purpose of obscuring view; and c. No hedge shall be grown or maintained at a height greater than that permitted by these regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795. Comment: All adjacent uses to this property are the same zoning classification of R-4.5 and are detached single units with the exception of a duplex to the north. The buffer matrix states that no additional buffering or screening is required. There is already existing fencing that screens the access driveway to the south where it is abutting the neighboring property owners (See C1). Thus, this criterion is met. C. Setbacks for fences or walls. 1. No fence or wall shall be constructed which exceeds the standards in Section 18.745.050,C.2 except when the approval authority, as a condition of approval, allows that a fence or wall be constructed to a height greater than otherwise permitted to mitigate against potential adverse effects; 2. Fences or walls: a. May not exceed three feet in height in a required front yard along local streets or eight feet in all other locations and, in all other cases, shall meet vision clearance area requirements in Chapter 18.795; b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or collector street. For any fence over three feet in height in the required front yard area, permission shall be subject to administrative review of the location of the fence or wall. 3.All fences or walls shall meet vision clearance area requirements in Chapter 18.795; 4. All fences or walls greater than six feet in height shall be subject to building permit approval. Comment:The applicant does not propose any fences or walls along local streets nor will any walls or fences be taller than eight feet in height.This criterion is met. D. Height restrictions. 1. The prescribed heights of required fences, walls or landscaping shall be measured from the actual adjoining level of finished grade, except that where parking, loading, storage or similar areas are located above finished grade, the height offences, walls or landscaping required to screen such areas or space shall be measured from the level of such improvements; 2. An earthen berm and fence or wall combination shall not exceed the six-foot height limitation for screening. Ramsdell Land Partition 29 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Comment: The applicant does not propose fences that would exceed the height restriction of this section. This criterion is met. E. Screening: special provisions. 1. Screening and landscaping of parking and loading areas: a. Screening of parking and loading areas is required. The specifications for this screening are as follows: (1)Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. These design features may include the use of landscaped berms, decorative walls and raised planters; (2)Landscape planters may be used to define or screen the appearance of off- street parking areas from the public right-of-way; (3)Materials to be installed should achieve a balance between low lying and vertical shrubbery and trees; (4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally distributed and on the basis of one tree for each seven parking spaces in order to provide a canopy effect;and (5) The minimum dimension of the landscape islands shall be three feet and the landscaping shall be protected from vehicular damage by some form of wheel guard or curb. 2. Screening of service facilities. Except for one family and two-family dwellings, any refuse container or disposal area and service facilities such as gas meters and air conditioners which would otherwise be visible from a public street, customer or resident parking area, any public facility or any residential area shall be screened from view by placement of a solid wood fence or masonry wall between five and eight feet in height. All refuse materials shall be contained within the screened area; 3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of Tigard Building Code; 4. Screening of refuse containers. Except for one-and two-family dwellings, any refuse container or refuse collection area which would be visible from a public street,parking lot, residential or commercial area, or any public facility such as a school or park shall be screened or enclosed from view by placement of a solid wood fence, masonry wall or evergreen hedge. All refuse shall be contained within the screened area. Comment: The applicant is not proposing any screening situation that would trigger the special provisions of this code section. Therefore, this section is not applicable. F. Buffer Matrix. 1, The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in calculating widths of buffering/screening and required improvements to be installed between proposed uses and abutting uses or zoning districts; 2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2, shall be processed as a Type 11 procedure, as regulated by Section 18.390.040, using approval criteria in Section 18.370.010. (Ord. 02-33) Comment: All uses adjacent to this property are under the same zoning classification of R-4.5 Ransdell Land Partition 30 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) and are detached single units so that no additional buffering or screening is required. This criterion does not apply. 18.745.060 RE-VEGETATION A. When re-i egetation is required. Where natural vegetation has been removed through grading in areas not affected by the landscaping requirements and that are not to be occupied by structures, such areas are to be replanted as set forth in this section to prevent erosion after construction activities are completed. Comment: This application is not proposing grading within the right-of-way. However, if there are any areas affected by grading, which are not occupied by a structure, they will be replanted to prevent erosion after construction. Therefore, this criterion is met. B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading and construction is to be stored on or near the sites and protected from erosion while grading operations are underway; and 1. Such storage may not be located where it would cause suffocation of root systems of trees intended to be preserved; and 2. After completion of such grading, the topsoil is to be restored to exposed cut and fill embankments or building pads to provide a suitable base for seeding and planting. Comment: This application is proposing minimal grading on the site as part of this application. However, if topsoil is removed during construction of the utility improvements then any topsoil removed for grading and construction will be stored on or near the site and protected from erosion as detailed in this section. After grading, the soil will be restored on the site for planting. Therefore, this criterion is met. C. Methods of re-vegetation. 1.Acceptable methods of re-vegetation include hydro-mulching or the planting of rye grass, barley, or other seed with equivalent germination rates, and: a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate ! landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land area; b. Other re-vegetation methods offering equivalent protection may be approved by the approval authority; c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and d. The use of native plant materials is encouraged to reduce irrigation and maintenance demands. Comment: The applicant will perform all re-vegetation as described above to fully comply with the standards set forth in this Code Section. This criterion is met. Ransdell Land Partition 31 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQUIREMENTS 18.765.020 APPLICABILITY OF PROVISIONS A. Not. construction.At the time of the erection of a new structure within any zoning district, off street vehicle parking will be provided in accordance with Section 18.765.070. Comment: The applicant is proposing a two-parcel partition which will be designed for single- family homes; therefore, this standard is applicable to the development. 18.765.030 GENERAL PROVISIONS A. Vehicle parking plan requirements. No building or other permit shall be issued until scaled plans are presented and approved as provided by this chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with detailed information about this submission requirement. B. Location of vehicle parking. The location of off-street parking will be as follows: 1. Off-street parking spaces for single-family and duplex dwellings and single-family attached dwellings shall he located on the same lot with the dwelling(s); Comment: The Preliminary Site plan (C4) shows how access, egress and circulation to access each lot will be granted. The one new home proposed at this time will have ample room to allow passenger vehicles park off the street. C. Joint parking. D. Parking in mixed-use projects. E. Visitor parking in multi-family residential developments. F. Preferential long-term carpool/vanpool parking. G. Disabled-accessible parking. H. D indirect source construction permit. Comment: None of the above items are being proposed as a part of this application; therefore, sections C-H are not applicable to the development. 18.765.040 GENERAL DESIGN STANDARDS A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel stops shall be replaced so that their function will not be impaired. Comment: A parking lot is not being proposed with this application; therefore, this section is not applicable to the development. B.Access drives. With regard to access to public streets from off-street parking: 1. Access drives from the street to off-street parking or loading areas shall be designed and constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and vehicular traffic on the site; Ramsdell Land Partition 32 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) .� 2. The number and size of access drives shall be in accordance with the requirements of Chapter, 18.705, Access, Egress and Circulation; 3.Access drives shall be clearly and permanently marked and defined through use of rails, fences, walls or other barriers or markers on frontage not occupied by service drives; 4.Access drives shall have a minimum vision clearance in accordance with Chapter 18.795, Visual Clearance; 5.Access drives shall be improved with an asphalt or concrete surface; and 6. Excluding single-family and duplex residences, except as provided by Subsection 18.810.030P, groups of two or more parking spaces shall be served by a service drive so that no backing movements or other maneuvering within a street or other public right-of-way will be required. • Comment: The access drives for the dwelling unit will comply with all of the standards required for single-family detached residences as stated within this Code Section.This criterion is met. H. Parking space surfacing. 1. Except for single-family and duplex residences, and for temporary uses or fleet storage areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage or maneuvering of any vehicle, boat or trailer shall be improved with asphalt or concrete surfaces; 2. Off-street parking spaces for single and two-family residences shall be improved with an asphalt or concrete surface; Comment: All off-street parking spaces will be improved with an asphalt or concrete surface to comply with this standard for single-family residences. K. Drainage. Off-street parking and loading areas shall be drained in accordance with specifications approved by the City.Engineer to ensure that ponds do not occur, except for single-family and duplex residences, off-street parking and loading facilities shall be drained to avoid flow of water across public sidewalks. Comment: All off-street parking spaces for the single-family residences will be well-drained. Since sidewalks are not proposed, sheet flow will not occur over them. Parcel 2 and it's accessway will drain via new piping installed to attach to the storm drain at the corner of View Terrace and Parcel 2. Parcel 1 will continue to drain to a storm line on the northern property line boundary. Therefore, this criterion has been met. 18.765.050 BICYCLE PARKING DESIGN STANDARDS Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking Requirements RESIDENTIAL MINIMUM ZONE A MAXIMUM ZONE B BICYCLE Household Living Single Unit, Detached 1.0/DU None(M) None(M) None(M) Accessory Units 1.0/DU None ' None ' None (M): Metro Requirement Comment: According to Table 18.765.2, bicycle parking is not required with this application. Ransdell Land Partition 33 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) 18.765.070 MINIMUM AND MAXIMUM OFF-STREET PARKING REQUIREMENTS A. Parking requirements for unlisted uses. 1. The Director may rule that a use, not specifically listed in Section 18.765.070.H, is a use similar to a listed use and that the same parking standards shall apply. If the applicant requests that the Director's decision be rendered in writing, it shall constitute a Director's Interpretation, as governed by Section 18.340; 2. The Director shall maintain a list of approved unlisted use parking requirements which shall have the same effect as an amendment to this chapter. B. Choice of parking requirements. When a building or use is planned or constructed in such a manner that a choice of parking requirements could be made, the use which requires the greater number of parking spaces shall govern. H. Specific requirements. (See Table 18.765.2) (Ord. 02-13) Comment: The applicant is proposing a two-parcel partition for the development of a single- family detached dwelling units, within the R-4.5 zone, a listed use. The minimum required off- street parking space is 1.0/DU, per Table 18..765.2. Residential developments do not have a maximum off-street parking space requirement. 18.765.080 OFF-STREET LOADING REQUIREMENTS A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures to be built or altered which receive and distribute material or merchandise by truck shall provide and maintain off- street loading and maneuvering space as follows: Comment: The applicant is proposing development in a residential zone, R-4.5; therefore, this section is not applicable to the development. CHAPTER 18.790 - TREE REMOVAL 18.790.030 TREE PLAN REQUIREMENT A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a development application for a subdivision, partition, site development review, planned development or conditional use is filed. Protection is preferred over removal wherever possible. Comment: The applicant has prepared a tree plan in compliance with this Code Section. It can be found in Exhibit C2. In addition to the tree plan, the applicant has supplied an arborist report prepared by a certified arborist, as required by the City which reflects the planting, removal and protection of trees. This criterion is met. R. Plan requirements. The tree plan shall include the following: Ransdell Land Partition 34 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 0 1. Identification of the location, size and species of all existing trees including trees designated as significant by the city; Comment:The tree assessment from the tree plan identifies the location, size and species of all existing trees on the proposed site. See Arborist Report Al and Tree Plan C2. 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 l 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. Table 2. taunt of Treatment Recommendations by Diameter Class. Number of Trees Treatment Recommendation < 12"DBH >12" DBH Total remove - condition 3 4 7 remove- construction 1 2 3 retain 3 8 11 Total T ; 141 21 Comment: Of the 21 tree inventoried on site, 11 are recommended for retention and 10 are recommended for removal including 7 trees in hazardous condition and 3 trees recommended for removal because of the planned partition. Table 2 provides a summary of the count of trees by treatment recommendation and diameter class. No mitigation is required, since more than 75-percent of the non-hazardous trees measuring over 12-inches in diameter are planned for preservation (8/ 10 = 80%). The trees to be retained will require special protection during construction and recommendations are provided in the report, which provisions will be followed. 3. Identification of all trees which are proposed to be removed; Comment: All trees to be removed have been identified on the Tree Removal Plan C2. Ransdell Land Partition 35 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) • 4. A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. Comment: The Tree Plan illustrates all trees scheduled for removal.The plan notes that existing trees are to be protected during construction and protective measures will be further identified on the construction plans for this development (See C2). This criterion is met. C. Subsequent tree removal. Trees removed within the period of one year prior to a development application listed above will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060D. 0 Comment: No trees greater than 12"were removed in the period one year prior to this application. This criterion is met. 18.790.040 INCENTIVES FOR TREE RETENTION A. Incentives. To assist in the preservation and retention of existing trees, the Director may apply one or more of the following incentives as part of development review approval and the provisions of a tree plan according to Section 18.790.030.. 1. Density bonus. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I%bonus may be applied to density computations of Chapter 18.715. No more than a 20%bonus may be granted for any one development. The percentage density bonus shall be applied to the number of dwelling units allowed in the underlying zone. This bonus is not applicable to trees preserved in areas of floodplain, slopes greater than 25%, drainage ways, or wetlands that would otherwise be precluded from development; 2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot size may be averaged to allow lots less than the minimum lot size allowed by the underlying zone as long as the average lot area for all lots and private open space is not less than that allowed by the underlying zone. No lot area shall be less than 80%of the minimum lot size allowed in the zone; 3. Lot width and depth. To retain existing trees over 12 inches in caliper in the development plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up to 20%of that required by the underlying zone; • 4. Commercial/industrial/civic use parking. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan for commercial, industrial or civic uses listed in Section 18.765.080, Minimum and Maximum Off- Street Parking Requirements, a 1%reduction in the amount of required parking may be granted. No more than a 20% reduction in the required amount of parking may be granted for any one development; 5. CommerciaYindustrial/civic use landscaping. For each 2%of canopy cover provided by existing trees over 12 inches in caliper that are preserved and incorporated into a development plan, a I% reduction in the required amount of landscaping may be granted. No more than 20% of the required amount of landscaping may be reduced for any one development. B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section may thereafter be removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of approval for a conditional use, and shall not be subject to removal under any other Ransdell Land Partition 36 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) GAg • tl 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 I' a hazardous tree. The form of this deed restriction shall be subject to approval by the Director. C. Site development modifications granted as incentives.A modification to development requirements granted under this section shall not conflict with any other restriction on the use of the property, including but not limited to easements and conditions of development approval. D. Design modifications of public improvements. The City Engineer may adjust design specifications of public improvements to accommodate tree retention where possible and where it would not interfere with safety or increase maintenance costs. Comment: This section is not applicable. 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 1 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. 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; Ransdell Land Partition 37 City of Tigard • SR Design LLC June 14, 2012 (amended July 18, 2012) • 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. Comment: No portion of the site is within a sensitive land as defined by Chapter 18.775. This criterion is not applicable. 18.790.060 ILLEGAL TREE REMOVAL A. Violations. The following constitute a violation of this chapter: 1. Removal of a tree: a. Without a valid tree removal permit; or b. In noncompliance with any condition of approval of a tree removal permit; or c. In noncompliance with any condition of any City permit or development approval; or d. In noncompliance with any other section of this title. 2. Breach of a condition of any City permit or development approval, which results in damage to a tree or its root system. B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred, then he or she may do any or all of the following: 1. Require the owner of the land on which the tree was located to submit sufficient documentation, which may include a written statement from a qualified arborist or forester, showing that removal of the tree was permitted by this chapter; 2. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal permit and/or any other permit or approval for which this chapter was an approval standard; 3. Issue a stop order pursuant to Section 18.230 of this title; 4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code; 5. Take any other action allowed by law. C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty of up to$500 and shall be required to remedy any damage caused by the violation. Such remediation shall include, but not be limited to, the following: 1. Replacement of unlay.fidl y removed or damaged trees in accordance with Section D below; • and 2. Payment of an additional civil penalty representing the estimated value of any unlawfully removed or damaged tree, as determined using the most current International Society of Arboriculture's Guide for Plant Appraisal. D. Guidelines for replacement. Replacement of a tree shall take place according to the following guidelines: 1. A replacement tree shall be a substantially similar species taking into consideration site characteristics; 2. If a replacement tree of the species of the tree removed or damaged is not reasonably available, the Director may allow replacement with a different species of equivalent natural resource value; 3. 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 Ransdell Land Partition 38 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) • 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 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; 4. The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. E. In lieu-of payment. In lieu of tree replacement under Section D above, a party may, with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. F. Exclusivity. The remedies set out in this section shall not be exclusive. Comment: The applicant is proposing to meet and follow the guidelines for obtaining a permit for any tree removal, mitigation and tree permits required for this proposal. The applicant does not foresee any tree removal without a permit to trigger compliance with § 18.790.060 (0). This criterion is met. CHAPTER 18.795 - VISUAL CLEARANCE AREAS 18.795.020 APPLICABILITY OF PROVISIONS A. When provisions apply. The provisions of this chapter shall apply to all development including the construction of new structures, the remodeling of existing structures and to a change of use which increases the on-site parking or loading requirements or which changes the access requirements. B. When site development review is not required. Where the provisions of Chapter 18.330, Site Development Review, do not apply, the Director shall approve, approve with conditions, or deny a plan submitted under the provisions of this chapter through a Type I procedure, as governed by Section 18.390.030, using the standards in this chapter as approval criteria. Comment: The applicant is proposing a two-parcel partition. All visions clearance provisions of this Code Section will be met. Therefore, this code section has been met. 18.795.030 VISUAL CLEARANCE REQUIREMENTS A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained on the corners of all property adjacent to the intersection of two streets, a street and a railroad, or a driveway providing access to a public or private street. B. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge,planting,fence, wall structure or temporary or permanent obstruction (except for an occasional utility pole or tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,from the street center line grade, except that trees exceeding this height may be located in this area,provided all branches below eight feet are removed. C.Additional topographical constraints. Where the crest of a hill or vertical curve conditions contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges, plantings,fences, Ransdell Land Partition 39 City of Tigard • SR Design LLC June 14, 2012 (amended July 18, 2012) walls, wall structures and temporary or permanent obstructions shall be further reduced in height or eliminated to comply with the intent of the required clear vision area. Comment: The existing access driveway to Parcel 2 is not located at a corner nor are there additional topographical constraints that impair the vision clearance triangle. The applicant will not obstruct this clear vision area by placing a hedge, planting fence, wall structure over three feet high measured from the top of the curb. This criterion is met. 18.795.040 COMPUTATIONS B. Non-arterial streets. 1. Non-arterial streets 24 feet or more in width.At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a triangle formed by the right-of-way or property lines along such lots and a straight line joining the right of- way or property line at points which are 30 feet distance from the intersection of the right-of-way line and measured along such lines. See Figure 18.795.1: Cfl er JIB �L OC ^A_ .. T • q $ k 34 )1 slktd� to' eo. dmf Ay eat FIGURE 18.795.1 ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS 31 2. Non-arterial streets less than 24 feet in width.At all intersections of two non-arterial streets, a non-arterial street and a driveway, and a non-arterial street or driveway and railroad where both streets and/or driveways are less than 24 feet in width, a visual clearance area shall be a triangle whose base extends 30 feet along the street right-of-way line in both directions from the centerline of the accessway at the front setback line of a single family and two family residence, and 30 feet back from the property line on all other types of uses. Comment: The applicant has prepared the vision clearance triangle for the driveway where the base extends thirty feet along SW 97th Avenue right of way line in both directions from the centerline of the accessway at the front setback line of a single family residence. This criterion is met. See Exhibit A4. Ransdell Land Partition 40 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) • CHAPTER 18.810 - STREET AND UTILITY IMPROVEMENTS 18.810.020 GENERAL PROVISIONS A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets, sidewalks, curbs and other public improvements shall occur in accordance with the standards of this title. No development may occur and no land use application may be approved unless the public facilities related to development comply with the public facility requirements established in this section and adequate public facilities are available. Applicants may be required to dedicate land and build required public improvements only when the required exaction is directly related to and roughly proportional to the impact of the development. B. Standard specifications. The city engineer shall establish standard specifications consistent with the application of engineering principles. C. Chapter 7.40 applies. The provision of Chapter 7.40 of the Tigard Municipal Code shall apply to this chapter. D.Adjustments.Adjustments to the provisions in this chapter related to street improvements may be granted by means of a Type II procedure, as governed by Section 18.390.040, using approval criteria in Section 18.370.030.C.9. (Ord. 99-22) E. Except as provided in Section 18.810.030.5, as used in this chapter, the term "streets"shall mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22) Comment: The applicant has prepared a two-parcel partition application in compliance with the requirements of this section. The applicant understands that the City Engineer requires a total overall dedication of 29 feet from centerline on SW 97th Avenue. This existing right of way dedication is sufficient to meet the future street improvements. This criterion is met. 18.810.030 STREETS A. Improvements. 1. No development shall occur unless the development has frontage or approved access to a public street. 2. No development shall occur unless streets within the development meet the standards of this • chapter. 3. No development shall occur unless the streets adjacent to the development meet the standards of this chapter,provided, however, that a development may be approved if the adjacent street does not meet the standards but half-street improvements meeting the standards of this title are constructed adjacent to the development. 4 Any new street or additional street width planned as a portion of an existing street shall meet the standards of this chapter. 5. If the city could and would otherwise require the applicant to provide street improvements, the city engineer may accept a future improvements guarantee in lieu of street improvements if one or more of the following conditions exist: a.A partial improvement is not feasible due to the inability to achieve proper design standards; b.A partial improvement may create a potential safety hazard to motorists or pedestrians; Ransdell Land Partition 41 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) c. Due to the nature of existing development on adjacent properties it is unlikely that street improvements would be extended in the foreseeable future and the improvement associated with the project under review does not, by itself provide a significant improvement to street safety or capacity; d. The improvement would be in conflict with an adopted capital improvement plan; e. The improvement is associated with an approved land partition on property zoned residential and the proposed land partition does not create any new streets; or f Additional planning work is required to define the appropriate design standards for the street and the application is fora project which would contribute only a minor portion of the anticipated future traffic on the street. 6. The standards of this chapter include the standard specifications adopted by the city engineer pursuant to Section 18.810.020.B. 7. The approval authority may approve adjustments to the standards of this chapter if compliance with the standards would result in an adverse impact on natural features such as wetlands, bodies of water, significant habitat areas, steep slopes, or existing mature trees. The approval authority may also approve adjustments to the standards of this chapter if compliance with the standards would have a substantial adverse impact on existing development or would preclude development on the property where the development is proposed. In approving an adjustment to the standards, the approval authority shall balance the benefit of the adjustment with the impact on the public interest represented by the standards. In evaluating the impact on the public interest, the approval authority shall consider the criteria listed in Section 18.810.030.E.1.An adjustment to the standards may not be granted if the adjustment would risk public safety. Comment: Each parcel in the partition has frontage and or approved access onto SW 97th Avenue. This street meets the standards of this chapter as required with the dedication required by the City Engineer and illustrated in the design drawings. This criterion is met. See Sheet CO. B. Creation of rights-of-way for streets and related purposes. Rights-of-way shall be created through the approval of a final subdivision plat or major partition; however, the council may approve the creation of a street by acceptance of a deed, provided that such street is deemed essential by the council for the purpose of general traffic circulation. 1. The council may approve the creation of a street by deed of dedication without full compliance with the regulations applicable to subdivisions or major partitions if any one or more of the following conditions are found by the council to be present: a. Establishment of a street is initiated by the council and is found to be essential for the purpose of general traffic circulation, and partitioning or subdivision of land has an incidental effect rather than being the primary objective in establishing the road or street for public use;or b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre or less and such dedication is recommended by the commission to the council based on a finding that the proposal is not an attempt to evade the provisions of this title governing the control of subdivisions or major partitions. 2. With each application for approval of a road or street right-of-way not in full compliance with the regulations applicable to the standards, the proposed dedication shall be made a condition of subdivision and major partition approval. Ransdell Land Partition 42 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 4 • a. The applicant shall submit such additional information and justification as may be necessary to enable the commission in its review to determine whether or not a recommendation for approval by the council shall be made. b. The recommendation, if any, shall be based upon a finding that the proposal is not in conflict with the purpose of this title. c. The commission in submitting the proposal with a recommendation to the council may attach conditions which are necessary to preserve the standards of this title. 3.All deeds of dedication shall be in a form prescribed by the city and shall name "the public"as grantee. Comment: The applicant is requesting a two-parcel partition with street dedication that • complies with the recommendations of the City Engineer as provided in the notes at the Pre- Application Conference held April 5, 2012. (See Exhibit A2) This criterion is met. C. Creation of access easements. The approval authority may approve an access easement established by deed without full compliance with this title provided such an easement is the only reasonable method by which a lot large enough to develop can be created: 1.Access easements shall be provided and maintained in accordance with the Uniform Fire Code Section 10.207; 2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301. Comment:The creation of access easements will be provided and maintained in accordance with the Uniform Fire Code § 10.207 and Sections 18.705.030.H and 18.705.0301. This criterion is met. D. Street location, width and grade. Except as noted below, the location, width and grade of all streets shall conform to an approved street plan and shall be considered in their relation to existing and planned streets, to topographic conditions, to public convenience and safety, and in their appropriate relation to the proposed use of the land to be served by such streets: 1. Street grades shall be approved by the City Engineer in accordance with Subsection N below; and 2. Where the location of a street is not shown in an approved street plan, the arrangement of streets in a development shall either: a. Provide for the continuation or appropriate projection of existing streets in the surrounding areas, or b. Conform to a plan adopted by the Commission, if it is impractical to conform to existing street patterns because of particular topographical or other existing conditions of the land Such a plan shall be based on the type of land use to be served, the volume of traffic, the capacity of adjoining streets and the need for public convenience and safety. E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street plan, or as needed to continue an existing improved street, street right-of-way and roadway widths shall not be less than the minimum width described below. Where a range is indicated, the width shall be determined by the decision-making authority based upon anticipated average daily traffic(ADT)on the new street segment. (The City Council may adopt by resolution, design standards for street construction and other Ransdell Land Partition 43 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) N .4 public improvements. The design standards will provide guidance for determining improvement requirements within the specified ranges.) These are presented in Table 18.810.1. 1. The decision-making body shall make its decision about desired right-of-way width and pavement width of the various street types within the subdivision or development after consideration of the following: a. The type of road as set forth in the Comprehensive Plan Transportation Chapter- Functional Street Classification; b. Anticipated traffic generation; c. On-street parking needs; d. Sidewalk and bikeway requirements; Comment: The applicant is not proposing any new streets with this application thus this criterion is not applicable. F. Future street plan and extension of streets. I. A future street plan shall: a. Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include other parcels within 530 feet surrounding and adjacent to the proposed land division. At the applicant's request, the City may prepare a future streets proposal. Costs of the City preparing a future streets proposal shall be reimbursed for the time involved. A street proposal may be modified when subsequent subdivision proposals are submitted. b. Identifv existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 530 feet of the site. 2. Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed, and a. These extended streets or street stubs to adjoining properties are not considered to be cul-de-sac since they are intended to continue as through streets at such time as the adjoining property is developed. b.A barricade shall be constructed at the end of the street by the property owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included in the street construction cost. c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be constructed for stub street in excess of 150 feet in length. G. Street spacing and access management. Refer to 18.705.030.H. Comment: The applicant is not proposing any future streets or extensions with this application thus this criterion is not applicable. H. Street alignment and connections. I. 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. Ransdell Land Partition 44 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • 2. All local, neighborhood routes and collector streets which abut a development site shall be extended within the site to provide through circulation when not precluded by environmental or topographical constraints, existing development patterns or strict adherence to other standards in this code.A street connection or extension is considered precluded when it is not possible to redesign or reconfigure the street pattern to provide required extensions. Land is considered topographically constrained if the slope is greater than 15%for a distance of 250 feet or more. In the case of environmental or topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection is not possible. The applicant must show why the constraint precludes some reasonable street connection. 3. Proposed street or street extensions shall be located to provide direct access to existing or planned transit stops, commercial services, and other neighborhood facilities, such as schools, shopping areas and parks. 4. All developments should provide an internal network of connecting streets that provide short, direct travel routes and minimize travel distances within the development. Comment: The application and site design does not include any new future street connections nor does it create any street extensions. The parcels will have frontage on an existing street. This criterion is not applicable. I. Intersection angles. Streets shall be laid out so as to intersect at an angle as near to a right angle as practicable, except where topography requires a lesser angle, but in no case shall the angle be less than 75o unless there is special intersection design, and: 1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection unless topography requires a lesser distance; 2. Intersections which are not at right angles shall have a nriniinuin corner radius of 20 feet along the right-of-way lines of the acute angle;and 3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less than 20 feet. Comment: The application does not create any new streets. This criterion is not applicable. J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of less than standard width, additional rights-of-way shall be provided at the time of subdivision or development. • Comment: The application does not contain additional right-of-way dedications. Therefore, this criterion is not applicable. K. Partial street improvements. Partial street improvements resulting in a pavement width of less than 20 feet; while generally not acceptable may be approved where essential to reasonable development when in conformity with the other requirements of these regulations, and when it will be practical to require the improvement of the other half when the adjoining property developed. Comment: The application does not contain any partial street improvements. Therefore,this criterion is not applicable. Ransdell Land Partition 45 City of Tigard SR Design LLC June 14. 2012 (amended July 18, 2012) ,, i 0 L. Cul-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to greater than 20 dwelling units, and shall only be used when environmental or topographical constraints, existing development pattern, or strict adherence to other standards in this code preclude street extension and through circulation: 1. All cul-de-sacs shall terminate with a turnaround. Use of turnaround configurations other than circular, shall be approved by the City Engineer;and 2. The length of the cul-de-sac shall be measured from the centerline intersection point of the two streets to the radius point of the bulb. 3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street may be required to be provided and dedicated to the City. Comment: The application does not contain any cul-de-sacs and thus this criterion is not applicable. M. Street names. No street name shall be used which will duplicate or be confused with the names of existing streets in Washington County, except for extensions of existing streets. Street names and numbers shall conform to the established pattern in the surrounding area and as approved by the City Engineer. Comment: The application does not propose any new streets and thus this criterion is not applicable. N. Grades and curves. 1. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12%on any other street(except that local or residential access streets may have segments with grades up to 15%for distances of no greater than 250 feet), and 2. Centerline radii of curves shall be as determined by the City Engineer. Comment: SW 97th Avenue is considered a neighborhood route and does not have a grade of more than 12 %. This criterion is met. 0. Curbs, curb cuts, ramps, and driveway approaches. Concrete curbs, curb cuts, wheelchair, bicycle ramps and driveway approaches shall be constructed in accordance with standards specified in this chapter and Section 15.04.080; and: 1. Concrete curbs and driveway approaches are required; except 2. Where no sidewalk is planned, an asphalt approach may be constructed with City Engineer approval; and 3. Asphalt and concrete driveway approaches to the property line shall be built to City configuration standards. Comment: All curbs, curb cuts, ramps and driveway approaches will be constructed in accordance with the standards specified in this Chapter and § 15.04.080. This criterion is met. P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is adjacent to a railroad right-of-way,provision shall be made for a street approximately parallel to and on each side of such right-of-way at a distance suitable for the appropriate use of the land. The distance shall be determined with due consideration at cross streets or the minimum distance required for approach grades Ransdell Land Partition 46 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 4 and to provide sufficient depth to allow screen planting along the railroad right-of-way in non-industrial areas. Comment: The application does not contain any streets that are adjacent to railroad right of way and therefore this criterion is not applicable. Q.Access to arterials and collectors. Where a development abuts or is traversed by an existing or proposed arterial or collector street, the development design shall provide adequate protection for residential properties and shall separate residential access and through traffic, or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall include any of the following: 1. A parallel access street along the arterial or collector; • 2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with frontage along another street; 3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along the arterial or collector; or 4. Other treatment suitable to meet the objectives of this subsection; 5. If a lot has access to two streets with different classifications,primary access should be from the lower classification street. Comment:The site is not adjacent to, abutting or traversed by any arterials or collector streets and thus this criterion is not applicable. R.Alleys,public or private. 1.Alleys shall be no less than 20 feet in width. In commercial and industrial districts, alleys shall be provided unless other permanent provisions for access to off-street parking and loading facilities are made. 2. While alley intersections and sharp changes in alignment shall be avoided, the corners of necessary alley intersections shall have a radius of not less than 12 feet. Comment: The application does not contain any alleys and thus the criterion is not applicable. S. Surrey monuments. Upon completion of a street improvement and prior to acceptance by the City, it shall be the responsibility of the developer's registered professional land surveyor to provide certification • to the City that all boundary and interior monuments shall be reestablished and protected. Comment:The applicant acknowledges that it is the responsibility of the developer's registered professional land surveyor to provide certification to the City that all boundary and interior monuments will be reestablished and protected. This criterion is met. T. Private streets. 1. Design standards for private streets shall be established by the City Engineer;and 2. The City shall require legal assurances for the continued maintenance of private streets, such as a recorded maintenance agreement. 3. Private streets serving more than six dwelling units are permitted only within planned developments, mobile home parks, and multi family residential developments. Ransdell Land Partition 47 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Comment: The application does not contain any private streets and thus this criterion is not applicable. U. Railroad crossings. Where an adjacent development results in a need to install or improve a railroad crossing, the cost for such improvements may be a condition of development approval or another equitable means of cost distribution shall be determined by the public works Director and approved by the Commission. Comment: The application is not adjacent to a development that will result in a need to install or improve a railroad crossing and thus criterion is not applicable. V. Street signs. The City shall install all street signs, relative to traffic control and street names, as specified by the City Engineer for any development. The cost of signs shall be the responsibility of the developer. Comment:The applicant acknowledges that the cost of any street signs procured by the City for the partition will be the responsibility of the developer. This criterion is met. W. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each joint mailbox serving at least two dwelling units. 1. Joint mailbox structures shall be placed adjacent to roadway curbs; 2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat or development plan, and shall be approved by the City Engineer/US Post Office prior to final plan approval; and 3. Plans for the joint mailbox structures to be used shall be submitted for approval by the Cir' Engineer/US Post Office prior to final approval. Comment: The two existing residences already have their own mailboxes.This criterion is met. X. Traffic signals. The location of traffic signals shall be noted on approved street plans. Where a proposed street intersection will result in an immediate need for a traffic signal, a signal meeting approved specifications shall be installed. The cost shall be included as a condition of development. Y. Street light standards. Street lights shall be installed in accordance with regulations adopted by the City's direction. Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs and other signs may be required. Comment: These criterion are not applicable. AA. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new constructed public roadways prior to final City acceptance of the roadway and within one year of the conditional acceptance of the roadway unless otherwise approved by the City Engineer. The final lift shall also be placed no later than when 90%of the structures in the new development are completed or three years from the commencement of initial construction of the development, whichever is less. Ramsdell Land Partition 48 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • 1. Sub-base and leveling course shall be of select crushed rock; 2. Surface material shall be of Class Car B asphaltic concrete; 3. The final lift shall be placed on all new construction roadways prior to City final acceptance of the roadway; however, not before 90%of the structures in the new development are completed unless three years have elapsed since initiation of construction in the development; 4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard specifications; and 5. No lift shall be less than 1-1/2 inches in thickness. (Ord. 99-22) AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development will create a negative traffic condition on existing neighborhood streets, such as excessive speeding, the developer may • be required to provide traffic calming measures. These measures may be required within the development and/or offsite as deemed appropriate. As an alternative, the developer may be required to deposit funds with the City to help pay for traffic calming measures that become necessary once the development is occupied and the City Engineer determines that the additional traffic from the development has triggered the need for traffic calming measures. The City Engineer will determine the amount of funds required, and will collect said funds from the developer prior to the issuance of a certificate of occupancy, or in the case of subdivision,prior to the approval of the final plat. The funds will be held by the City for a period of five(5)years from the date of issuance of certificate of occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used by the City within the five-year time period will be refunded to the developer. AC. Traffic is study. 1.A traffic study shall be required for all new or expanded uses or developments under any of the following circumstances: a. when they generate a 10%or greater increase in existing traffic to high collision intersections identified by Washington County. b. Trip generations from development onto the City street at the point of access and the existing ADT fall within the following ranges: Existing ADT ADT to be added by development G-3.000 vpd 2.000 vpd 3.001-6.000 vpd 1.000vpd • >6.000 vpd 500 vpd or more c. If any of the following issues become evident to the City engineer: (1)High traffic volumes on the adjacent roadway that may affect movement into or out of the site (2)Lack of existing left-turn lanes onto the adjacent roadway at the proposed access drive(s) (3)Inadequate horizontal or vertical sight distance at access points (4) The proximity of the proposed access to other existing drives or intersections is a potential hazard (5) The proposal requires a conditional use permit or involves a drive-through operation (6) The proposed development may result in excessive traffic volumes on adjacent local streets. Ransdell Land Partition 49 City of Tigard SR Design LLC June 14, 2012(amended July 18, 2012) 4 10 2. In addition, a traffic study may be required for all new or expanded uses or developments under any of the following circumstances: a. when the site is within 500 feet of an ODOT facility and/or b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT facility and/or c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility. Comment: Although this is a two parcel partition, two residences already exists on the site. One is being replaced with a permanent structure. Therefore there will be no increase in traffic. This development will not cause traffic congestion that would trigger traffic calming devises. Therefore, this criterion is not applicable and a traffic study has not been performed. 18.810.040 BLOCKS A. Block design. The length, width and shape of blocks shall be designed with due regard to providing adequate building sites for the use contemplated, consideration of needs for convenient access, circulation, control and safety of street traffic and recognition of limitations and opportunities of topography. Comment: The application does not propose to change the current block design. This criterion is met. B. Sizes. 1. The perimeter of blocks formed by streets shall not exceed 2,000 feet measured along the centerline of the streets except: a. Where street location is precluded by natural topography, wetlands or other bodies of water, or pre-existing development; or b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads. c. For non-residential blocks in which internal public circulation provides equivalent access. 2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided when full street connection is exempted by B.1 above. Spacing between connections shall be no more than 330 feet, except where precluded by environmental or topographical constraints, existing development patterns, or strict adherence to other standards in the code. Comment: The application does not change the size of the block.This criterion is not applicable. 18.810.050 EASEMENTS A. Easements. Easements for sewers, drainage, water mains, electric lines or other public utilities shall be either dedicated or provided for in the deed restrictions, and where a development traversed by a watercourse, or drainageway, there shall be provided a storm water easement or drainage right-of-way conforming substantially with the lines of the watercourse. Ramsdell Land Partition 50 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) II Comment: The application proposes easements for sewers and accessways as outlined in the design drawings. This criterion is met. See Sheet C4. B. Utility easements. A property owner proposing a development shall make arrangements with the City, the applicable district and each utility franchise for the provision and dedication of utility easements necessary to provide full services to the development. The City's standard width for public main line utility easements shall be 15 feet unless otherwise specified by the utility company, applicable district, or City Engineer. Comment: The applicant already has a utility easement running along the south edge of the property. This easement will be maintained. Full electrical service is already provided to the newly created partition. This criterion is met. 18.810.060 LOTS A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of the development and for the type of use contemplated, and: 1. No lot shall contain part of an existing or proposed public right-of-way within its dimensions; 2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less than 1-1/2 times the minimum lot size of the applicable zoning district; 3. Depth and width of properties zoned for commercial and industrial purposes shall be adequate to provide for the off-street parking and service facilities required by the type of use proposed. Comment: The application contains parcels that are the size and shape appropriate for the location of the development. The depth of all proposed parcels will not exceed 2-1/2 times the average width and is zoned residential. This criterion is met. B. Lot frontage. Each lot shall abut upon a public or private street, other than an alley,for a width of at least 25 feet unless the lot is created through a minor land partition in which case Subsection 18.162.050 (C)applies, or unless the lot is for an attached single-family dwelling unit, in which case the lot frontage shall be at least 15 feet. Comment:The application is for a minor land partition and each of the parcels is abutting a • public street and therefore § 18.162.050 (C) applies. Parcel 2 has 15 feet of street frontage and Parcel 1 has 125 feet of street frontage. Since Parcel 2 is considered a flag lot, the minimum frontage requirement is only 15 feet.Therefore, this criterion has been met. C. Through lots. Through lots shall be avoided except where they are essential to provide separation of residential development from major traffic arterials or to overcome specific disadvantages of topography and orientation, and: 1. A planting buffer at least ten feet wide is required abutting the arterial rights-of-way; and 2. All through lots shall provide the required front yard setback on each street. D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street upon which the lots front. E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to be re- divided, the Commission may require that the lots be of such size and shape, and be so divided into Ransdell Land Partition 51 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 0 building sites, and contain such site restrictions as will provide for the extension and opening of streets at intervals which will permit a subsequent division of any tract into lots or parcels of smaller size. The land division shall be denied if the proposed large development lot does not provide for the future division of the lots and future extension of public facilities. Comment: The application contains no through lots. The lot side lines are at right angles to the street. Parcel 1 could be re-divided in the future to meet minimum density requirements as noted above. It would provide for extension of public facilities at that time. This criterion is met. 18.810.070 SIDEWALKS A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City standards along at least one side of the street. All other streets shall have sidewalks meeting City standards along both sides of the street. A development may be approved if an adjoining street has sidewalks on the side adjoining the development, even if no sidewalk exists on the other side of the street. Comment: The applicant is not proposing sidewalks due to the size of this partition. This criterion is not applicable. B. Requirement of developers. 1. As part of any development proposal, or change in use resulting in an additional 1,000 vehicle trips or more per day, an applicant shall be required to identify direct, safe(1.25 x the straight line distance)pedestrian routes within 1/2 mile of their site to all transit facilities and Neighborhood Activity Centers(schools,parks, libraries, etc.). In addition, the developer may be required to participate in the removal of any gaps in the pedestrian system off-site if justified by the development. 2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet of a development site in either direction, the sidewalk shall be extended from the site to meet the existing sidewalk, subject to rough proportionality(even if the sidewalk does not serve a neighborhood activity center). Comment: The applicant is proposing a two-parcel partition and less than one thousand vehicle trips per day are anticipated as a result of the development. There is not an existing sidewalk on SW 97th Avenue nor is there a neighborhood activity center that would justify the developer to extend the sidewalk to this site. This criterion is not applicable. C. Planter strip requirements. A planter strip separation of at least five feet between the curb and the sidewalk shall be required in the design of streets, except where the following conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on predominant portions of the street; it would conflict with the utilities, there are significant natural features(large trees, water features, etc) that would be destroyed if the sidewalk were located as required, or where there are existing structures in close proximity to the street(15 feet or less)Additional consideration for exempting the planter strip requirement may be given on a case by case basis if a property abuts more than one street frontage. Ransdell Land Partition 52 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) c Comment: The applicant is not proposing sidewalks, and therefore would not create a planter strip. This criterion is not applicable. D. Sidewalks in certtrctl l'u iness district. In the central business district, sidewalks shall be 10 feet in width, and: 1.All sidewalks shall provide a continuous unobstructed path; and 2. The width of curbside sidewalks shall be measured from the back of the curb. E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing obligation of the adjacent property owner. • F. Application for permit and inspection. If the construction of a sidewalk is not included in a performance bond of an approved subdivision or the performance bond has lapsed, then every person, firm or corporation desiring to construct sidewalks as provided by this chapter, shall, before entering upon the work or improvement, apply for a street opening permit to the Engineering department to so build or construct: 1.An occupancy permit shall not be issued for a development until the provisions of this section are satisfied. 2. The City Engineer may issue a permit and certificate allowing temporary noncompliance with the provisions of this section to the owner, builder or contractor when, in his opinion, the construction of the sidewalk is impractical for one or more of the following reasons: a. Sidewalk grades have not and cannot be established for the property in question within a reasonable length of time; b. Forthcoming installation of public utilities or street paving would be likely to cause severe damage to the new sidewalk; c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the street; or d. Topography or elevation of the sidewalk base area makes construction of a sidewalk impractical or economically infeasible; and 3. The City Engineer shall inspect the construction of sidewalks for compliance with the provision set forth in the standard specifications manual, G. Council initiation of construction. In the event one or more of the following situations are found by the * Council to exist, the Council may adopt a resolution to initiate construction of a sidewalk in accordance with City ordinances: 1.A safety hazard exists for children walking to or from school and sidewalks are necessary to eliminate the hazard; 2. A safety hazard exists for pedestrians walking to or from a public building, commercial area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to eliminate the hazard; 3. 50%or more of the area in a given block has been improved by the construction of dwellings, multiple dwellings, commercial buildings or public buildings and/or parks;and 4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a sidewalk could be constructed in conformance with City standards. Comment: The City Engineer has indicated through the pre-application notes dated April 5, 2012 (Exhibit A2) that no sidewalk would be necessary for this partition.This criterion is met. Ransdell Land Partition 53 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) 18.810.080 PUBLIC USE AREAS A. Dedication requirements. 1. Where a proposed park, playground or other public use shown in a development plan adopted by the City is located in whole or in part in a subdivision, the Commission may require the dedication or reservation of such area within the subdivision, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. 2. Where considered desirable by the Commission in accordance with adopted comprehensive plan policies, and where a development plan of the City does not indicate proposed public use areas, the Commission may require the dedication or reservation of areas within the subdivision or sites of a character, extent and location suitable for the development of parks or other public ^±l use, provided that the reservation or dedication is roughly proportional to the impact of the subdivision on the park system. B. Acquisition by public agency. If the developer is required to reserve land area for a park, playground, or other public use, such land shall be acquired by the appropriate public agency within 18 months following plat approval, at a price agreed upon prior to approval of the plat, or such reservation shall be released to the subdivider. Comment: The application does not propose any dedication for a park, playground or public use as none are proposed within a development plan adopted by the City.This criterion is not applicable. 18.810.090 SANITARY SEWERS A. Sewers required. Sanitary sewers shall be installed to serve each new development and to connect developments to existing mains in accordance with the provisions set forth in Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments)and the adopted policies of the comprehensive plan. B. Sewer plan approval. The City Engineer shall approve all sanitary sewer plans and proposed systems prior to issuance of development permits involving sewer service. C. Over-sizing. Proposed sewer systems shall include consideration of additional development within the area as projected by the Comprehensive Plan. D. Permits denied. Development permits may be restricted by the Commission or Hearings Officer where a a deficiency exists in the existing sewer system or portion thereof which cannot be rectified within the development and which if not rectified will result in a threat to public health or safety, surcharging of existing mains, or violations of state or federal standards pertaining to operation of the sewage treatment system. Comment: The applicant will meet the City Engineering standards for the sanitary sewer. The applicant is proposing to connect Parcel 2 with a four inch lateral that connects to the 8-inch main located in Mountain View Avenue. The design of the sanitary sewer system will comply with the Design and Construction Standards for Sanitary and Surface Water Management and the adopted policies of the Comprehensive Plan.The City Engineer will review the plans to Ransdell Land Partition 54 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) I ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.81 0.1 00 STORM DRAINAGE A. General provisions. The Director and City Engineer shall issue a development permit only where adequate provisions for storm water and flood water runoff have been made, and: 1. The storm water drainage system shall be separate and independent of any sanitary sewerage system; 2. Where possible, inlets shall be provided so surface water is not carried across any intersection or allowed to flood any street; and 3. Surface water drainage patterns shall be shown on every development proposal plan. B. Easements. Where a development is traversed by a watercourse, drainageway, channel or stream, there shall be provided a stormwater easement or drainage right-of-way conforming substantially with the lines of such watercourse and such further width as will be adequate for conveyance and maintenance. C.Accommodation of upstream drainage.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, and the city engineer shall approve the necessary size of the facility, based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management(as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). D. Effect on downstream drainage. Where it is anticipated by the city engineer that the additional runoff resulting from the development will overload an existing drainage facility, the director and engineer shall withhold approval of the development until provisions have been made for improvement of the potential condition or until provisions have been made for storage of additional runoff caused by the development in accordance with the Design and Construction Standards for Sanitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments). Comment: The applicant will have a storm drainage system based on the provisions of Design and Construction Standards for Sanitary and Surface Water Management, accommodating the upstream drainage and understanding the effect on downstream drainage. The City Engineer will review the plans to ensure compliance with these standards and the applicant will follow the appropriate procedures for obtaining suitable permits. This criterion is met. 18.810.110 BIKEWAYS AND PEDESTRIAN PATHWAYS A. Bikeway extension. I.As a standard, bike lanes shall be required along all Arterial and Collector routes and where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP). 2. Developments adjoining proposed bikeways identified on the City's adopted pedestrian/bikeway plan shall include provisions for the future extension of such bikeways through the dedication of easements or rights-of-way,provided such dedication is directly related to and roughly proportional to the impact of the development. Ransdell Land Partition 55 City of Tigard 6 SR Design LLC June 14, 2012(amended July 18, 2012) 3. Any new street improvement project shall include bicycle lanes as required in this document and on the adopted bicycle plan. B. Cost of construction. Development permits issued for planned unit developments, conditional use permits, subdivisions and other developments which will principally benefit from such bikeways shall be conditioned to include the cost or construction of bikeway improvements in an amount roughly proportional to the impact of the development. C. Minimum width. I. Minimum width for bikeways within the roadway is five feet per bicycle travel lane. 2. Minimum width multi-use paths separated from the road is ten (I0)feet. The width may be reduced to eight(8)feet if there are environmental or other constraints. 3. The minimum width for pedestrian only off-street paths is five(5)feet. 4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer. Comment: The applicant is not proposing any additional bikeways or pedestrian pathways. This criterion is not applicable. 18.810.120 UTILITIES A. Underground utilities. All utility lines including, 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: I. The developer shall make all necessary arrangements with the serving utility to provide the underground services; 2. The City reserves the right to approve location of all surface mounted facilities; 3. All underground utilities, including sanitary sewers and storm drains installed in streets by the developer, shall be constructed prior to the surfacing of the streets; and 4. Stubs for service connections shall be long enough to avoid disturbing the street improvements when service connections are made. B. Information on development plans. The applicant for a development shall show on the development plan or in the explanatory information, easements for all underground utility facilities, and: 1. Plans showing the location of all underground facilities as described herein shall be submitted to the City Engineer for review and approval; and 2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision clearance areas for vehicular traffic. C. Exception to under-grounding requirement. I. The developer shall pay a fee in-lieu of under-grounding costs when the development is proposed to take place on a street where existing utilities which are not 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 undergrounding in conjunction with the development. The determination shall be on a case-by-case basis. The most common, but not the only, such situation is a short frontage development for which undergrounding would result in the placement of additional poles, rather than the removal of above-ground utilities facilities. Ransdell Land Partition 56 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) • 2.An applicant for a development which is served by utilities which are not underground and which are located across a public right-of-way from the applicant's property shall pay the fee in- lieu of undergrounding. 3. Properties within the CBD zoning district shall be exempt from the requirements for undergrounding of utility lines and from the fee in-lieu of undergrounding. 4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing utility lines.All new utility lines shall be placed underground. D. Fee in-lieu of undergrounding. 1. The City Engineer shall establish utility service areas in the City.All development which fl occurs within a utility service area shall pay a fee in-lieu of undergrounding for utilities if the • development does not provide underground utilities, unless exempted by this code. 2. The City Engineer shall establish the fee by utility service area which shall be determined based upon the estimated cost to underground utilities within each service area. The total estimated cost for undergrounding in a service area shall be allocated on a front foot basis to each party within the service area. The fee due from any developer shall be calculated based on a front foot basis. 3. A developer shall receive a credit against the fee for costs incurred in the undergrounding of existing overhead utilities. The City Engineer shall determine the amount of the credit, after review of cost information submitted by the applicant with the request for credit. ;1 4. The fiends collected in each service area shall be used for undergrounding utilities within the City at large. The City Engineer shall prepare and maintain a list of proposed undergrounding projects which may be funded with the fees collected by the City. The list shall indicate the estimated timing and cost of each project. The list shall be submitted to the City Council for their review and approval annually. Comment:The applicant has designed the partition to enable all utilities to be placed underground and will make all necessary arrangements with the service utility to provide the underground services. A public utility easement already exists along the southern property line that serves to underground the electrical service. All additional utilities (cable, phone) that are installed will be done underground. In addition, a fee-in-lieu was paid during the previous (Bingham) MLP for the undergrounding of utilities for Parcel 1. All utilities servicing Parcel 1 are underground when they enter the parcel. • The applicant has shown the easements for all underground utility facilities in the development plans, see Sheet C3. 18.810.130 CASH OR BOND REQUIRED A. Guarantee.All improvements installed by the developer shall be guaranteed as to workmanship and material for a period of one year following acceptance by the City Council. B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer. C. Compliance requirements. The cash or bond shall comply with the terms and conditions of Section 18.430.090. Ramsdell Land Partition 57 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Comment: The applicant will guarantee all improvements installed as to workmanship and material for a period of one year following acceptance by the City Council.The cash deposit or bond shall be secured by cash deposit or bond in the amount of the value of the improvements as set by the City Engineer and comply with the terms and conditions of§ 18.430.090. 18.810.140 MONUMENTS A. Replacement required. Any monuments that are disturbed before all improvements are completed by the subdivider shall be replaced prior to final acceptance of the improvements. Comment: The applicant will replace any monuments that are disturbed before all improvements are completed prior to final acceptance of the improvements. 18.810.150 INSTALLATION PREREQUISITE A.Approval required. No public improvements, including sanitary sewers, storm sewers, streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the plans have been approved by the City, permit fee paid, and permit issued. B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for construction and other services in connection with the improvement. The permit fee shall be set by Council resolution. Comment: The applicant acknowledges that the plans need to be approved by the City and the permit fees paid and permit issued prior to commencement of the construction of the public improvements. This criterion is met. 18.810.160 INSTALLATION CONFORMATION A. Conformance required. In addition to other requirements, improvements installed by the developer either as a requirement of these regulations or at his own option, shall conform to the requirements of this chapter and to improvement standards and specifications followed by the City. B. Adopted installation standards. The Standard Specifications for Public Works Construction, Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and Surface WaterManagement (as adopted by the Unified Sewerage Agency in 1996 and including any future revisions or amendments) shall be a part of the City's adopted installation standard(s),- other standards may also be required upon recommendation of the City Engineer. Comment: The applicant will conform to the requirements of this chapter and to the improvement standards and specifications followed by the City of Tigard. This criterion is met. 18.810.170 PLAN CHECK A. Submittal requirements. Work shall not begin until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The developer can obtain detailed information about submittal requirements from the City Engineer. B. Compliance. All such plans shall be prepared in accordance with requirements of the City. Ransdell Land Partition 58 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Comment: The applicant will not begin work until construction plans and construction estimates have been submitted and checked for adequacy and approved by the City Engineer in writing. The applicant will gain information about the submittal requirements from the City Engineer and comply with the requirements of the City. This criterion is met. 18.810.180 NOTICE TO CITY A. Commencement. Work shall not begin until the City has been notified in advance. B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is notified. Comment:The applicant will not begin work until the City has been notified in advance. This criterion is met. 18.810,190 CITY INSPECTION A. Inspection of improvements. Improvements shall be constructed under the inspection and to the satisfaction of the City. The City mar require changes in typical sections and details if unusual conditions arising during construction warrant such changes in the public interest. Comment: Any improvements will be constructed under the inspection and to the satisfaction of the City. This criterion is met. 18.810.200 ENGINEER'S CERTIFICATION A. Written certification required. The developer's engineer shall provide written certification of a form provided by the City that all improvements, workmanship and materials are in accord with current and standard engineering and construction practices, and are of high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for operation and maintenance. Comment: The applicant's professional engineer will provide written certification that all improvements, workmanship and materials will be in accordance with current and standard engineering and construction practices, and are of a high grade, prior to City acceptance of the subdivision's improvements or any portion thereof for the operation and maintenance. This criterion is met. Conclusion The applicant has satisfied the requirements of the Development Code for the City of Tigard and the two-parcel partition application should be approved. Ransdell Land Partition 59 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) Appendix of Drawings and Exhibits CO- COVER SHEET/PRELIMINARY PLAT/VICINITY MAP Cl -EXISTING CONDITIONS&DEMOLITION PLAN C2- TREE REMOVAL C3 - COMPOSITE UTILITY PLAN C4- CIRCULATION PLAN C5-SHADOW PLAT Al -ARBORIST REPORT A2 -PRE-APPLICATION CONFERENCE NOTES A3 -CWS SERVICE PROVIDER LETTER A4-SIGHT DISTANCE CERTIFICATION A5-LETTER FROM TUALATIN VALLEY FIRE&RESCUE Ransdell Land Partition 60 City of Tigard SR Design LLC June 14, 2012 (amended July 18, 2012) IP • • II II IS RA NSDEL L PROPERTY -.._; - .- ` - 2-LOT PARTITION ii;,;,- ---_<Fr I 7 IEl I : 1 ii B R E : N -_ - 3 s+ac MI MAC .. _ Sw NOUN TAW 'NEW LANE SNEFT INDEX ....rn./CA l i mto,-u-M• Y CO CON+ Y MI 5w MU{1NTA^V �Lw L +*�`�+ r‘___. ��+{ R Am amour a.^. 1 _J ,��FA,Is- Oar + Y _ . m nal.,.� �#I�l�3 �� r. >xo n -MX PROPERTY D11MER/OEWi.OPER- Q T I f'A4L[il i` L� 1MpW14.0 UNI T lMMAR 135 7a:.M.Or al?]. i a..0.[ W Sr-7.% Q Q fMTURE PARCEL 7v11A[ac-Lac 'A 11. 11800 Z E F i A s>5+ rir s c r 9 IMM.c MAN ENGINEER' n' a 0 II25: Ila.Ip `_I.GPS !Y Patz 0ra19 rp{Anwl SR GR17K'SRW ROPER _ COMM i�.or AIR/ s�iou'a W J cin 1Z i PARCEL I FUTURE .PARCEL 7 I tR....5R7.S MDO. 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Knapp & Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology May 30, 2012 RANSDELL PARTITION—TIGARD, OREGON ARBORIST REPORT AND TREE PLAN I21 Purpose This arborist report is the Tree Plan for the Ransdell Partition located at 14280 Southwest 97th Avenue in Tigard, Oregon, provided pursuant to Tigard Municipal Code Chapter 18.790. This report includes a description of the trees located on site • and arborist recommendations for tree removal,retention and protection. Site Description The site is primarily flat with an existing home to the west and a manufactured home to the east that is proposed to be removed with the planned partition. The existing trees are in small groups and scattered individually across the site,primarily for landscaping. A site visit was conducted by Certified Arborist Morgan Haien on May 18, 2012 in order to collect tree data. A complete description of individual trees is provided in the enclosed tree inventory data. In all,21 tees measuring six inches in diameter and larger were inventoried on site, including 14 tree species. Most of the trees appeared in good condition, although seven trees were found to be dead,diseased or infested, as noted in the tree inventory data. Table 1 provides a summary of the count of trees by species. _ Table 1. Count of Trees by Species— Ransdell Partition. Common Name Species Name Count %of Total Apple Malus spp. 3 14% Cherry Prunus spp. 1 5% corkscrew willow Salix matsudana 4 19% Crimson Frost birch Betula 'Crimson Frost' 1 5% deodar cedar Cedrus deodara 1 5% 4 Douglas-fir Pseudotsuga menziesii 1 5% grand fir Abies grandis 1 5% Japanese cryptomeria Cryptomeria japonica 1 5% paper birch Betula papyrifera 1 5% ponderosa pine Pinus ponderosa 1 5% Port-Orford-cedar Chamaecyparis lawsoniana 1 5% Redwood Sequoia sempervirens 2 10% Silktree Albizia julibrissin 1 5% western redcedar Thuja plicata 2 10% Total 21 100% 7615 SWDunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 2 1218 Ramsdell Partition-Arborist Report 5-30-12 Walter H.Knapp&Associates,LLC Trees were marked in the field with numbered aluminum tags stapled to each tree, which corresponds with the tree numbers in the inventory data and shown on the site plans. In addition to the 21 tree inventoried on site, four trees located on the adjacent property to the south(Jubilee Place Lot 4)were inventoried since their crowns extend to the north over the project site. Protection is recommended for these four trees,which are included in the inventory data and on the site plans as trees number 9021 to 9024. Tree Plan Recommendations Of the 21 tree inventoried on site, 11 are recommended for retention and 10 are recommended for removal including 7 trees in hazardous condition and 3 trees recommended for removal because of the planned partition. Table 2 provides a summary of the count of trees by treatment recommendation and diameter class. Table 2. Count of Treatment Recommendations by Diameter Class. Number of Trees Treatment Recommendation < 12"DBH >12" DBH Total remove- condition 3 4 7 remove - construction 1 2 3 retain 3 8 11 Total 7 14 21 No mitigation is required, since more than 75-percent of the non-hazardous trees measuring over 12-inches in diameter are planned for preservation (8/ 10 = 80%). The trees to be retained will require special protection during construction and recommendations are provided in the next section. Tree Protection Requirements Before Construction: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible,the TPZ shall be established at the dripline of the protected tree or grove. The TPZ may be established within the dripline area if the project arborist determines that the tree(s) will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by chain link or other fencing as approved by the project arborist. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Designation of Cut Trees.Trees to be removed shall be clearly marked with construction flagging, tree-marking paint, or other methods approved in advance by the project arborist. Trunk wood of trees planned for removal 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 j Page 3 1218 Ransdell Partition-Arborist Report 5-30-12 Waiter H.Knapp&Associates,LLC JI should be left on the ground as large woody debris to provide important wildlife habitat,but branches and smaller material should be removed to reduce potential for wildfire. 4. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. During Construction: S. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment.The contractor shall not store materials or equipment within the TPZ. 7. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 8. Tree Protection Inspection. The project arborist shall monitor construction activities and progress, and provide biweekly written reports to the City during periods of active construction. 9. Final Report. After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Summary Twenty-one trees are located on the Ransdell Partition site, including 11 trees in good condition that are recommended for retention with protection during construction, three trees recommended for removal because of the planned partition, and seven trees recommended for removal because they are dead, diseased or infested. In addition, four trees located on the neighboring property to the south will also be protected as needed. No mitigation is required since more than 75-percent of the non-hazardous trees measuring over 12-inches in diameter are planned for preservation. Please contact us if you have any questions or need any additional information. Morgan V. Holen Morgan Holen&Associates,LLC ISA Certified Arborist, PN-6145A ISA Certified Tree Risk Assessor,PN-449 Enclosure: Tree Data 5-18-12 7615 SW Dunsmuir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 • Page 1 or 1 1218 Ransdell Partition-Tree Data 5-18-12 Walter H.Knapp&Associates,LLC No. Common Name Species Name DBH* C-Rad^ Defects and Comments Recommendation 9000 ponderosa pine Pinus ponderosa 351 20,forked top,no major defects retain 9001 western redcedar Thuja plicata 281 14,no major defects retain 9002'3panese cryptomeria Cryptomeria japonica 151 8 no major defects retain 9003',Douglas-fir Pseudotsuga menziesii 261 141some history of branch failure retain 90041!grand fir Abiesgrandis 161 6 no major defects retain 9005,western redcedar Thuja plicata 25 12 no major defects retain 9006 paper birch Betula papyrifera 10 10 bronze birch borer remove-infestation 9007Isilktree Albiziajulibrissin 15 24 may be late to leaf out retain_ 9008,apple Maus spp. - 8 10 well maintained retain 90091apple Malus spp. 14. 18 well maintained retain 9010 corkscrew willow Salixmatsudana I 211 1appears mostly dead remove-dead 9011 Crimson Frost birch Betula 'Crimson Frost' 61 71dead twigs,forked top retain 90121deodar cedar Cedrus deodara 10. 10 no major defects retain 9013,corkscrew willow Salix matsudana 7 appears mostly dead remove-dead 9014 corkscrew willow Salixmatsudana 13 appears mostly dead remove-dead 9015I,cherry Prunus spp. 29 18 codom,included bark,decay remove-diseased 9016'Port-Orford-cedar Chamaecyparis lawsoniana 20 12 susceptible to root disease remove-construction 9017papple Maus spp. 14 __ 12 poor condition,suspect blight remove-diseased 9018:redwood Sequoia sempervirens 13 10 planted too densely remove-construction 9019,redwood Sequoia sempervirens 6 10 planted too densely remove-construction 90201',corkscrew willow Salix matsudana 8 appears mostly dead _ remove-dead 9021IJapanese maple Acerjaponicum 10 C-Rad measured to fence protect adjacent tree 9022 pissard plum Prunus cerasifera 14 C-Rad measured to fence protect adjacent tree 9023 magnolia Magnolia spp. 6 C-Rad measured to fence protect adjacent tree 9024,corkscrew willow Salix matsudana 8 C-Rad measured to fence protect adjacent tree *DBH is tree diameter measured at breast height,4.5-feet above the ground level(inches) J ^C-RAD is the average crown radius measured In feet j • CITY OF TI GARD PRE-APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD rr w. PRE-APP.MTG.DATE' April 5,2012 STAFF AT PRE-APP.: John Floyd,Mike White,Gus Duenas,Albert Shields 1) f� APPLICANT:David& Sally Ransdell AGENT: Same Phone: 503-799-1745 Phone: • PROPERTY LOCATION: ADDRESS/GENERAL LOCATION: 14280 SW 97th TAX MAPS)/LOT#(S): 2S111B A-117001 NECESSARY APPLICATIONS: Minor Land Partition PROPOSAL DESCRIPTION: Division of an approximateiy31.158 square foot parcel into two parcels measuting approximately 27.585 square feet and 9.575 square feet respectively. COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5: Low Density Residential ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.510) MINIMLTM LOT SIZE: 7.500 sq. ft. (Detached Unit) 10.000 sq. ft. (Duplex) AVERAGE MINIMUM LOT WIDTH: 50 ft. (Detached Unit) ft. (Duplex) SETBACKS: Front Yard: 2 ft. (location of front yard at determination of owner) Garage: 2Q ft. Side: 14 ft. Rear: 11 ft. MAXIMUM HEIGHT : , ft.* Please refer to height limits and window location restrictionsfor flag lots in 18.730.020.0 CITY OF TTG.-MD Pre-Application Conference Notes • 14280 SW 97f1.Avenue/April 5,2012 Page 1 of 7 f VI ‘22.(A- 10,1/4,ker.. per- ; ® NEIGHBORHOOD MEETING (Refer • the Neighborhood M- - g Handout) THE APPLICANT SHALL NOTI ALL PROPERTY O ., —RS WITHIN 500 FEET, INTERESTED PARTIES, t _ .. • .. • , t - alr - ► .sr i • ► of their proposal. A minimum of two (2) weeks between the mailing • to and the meetin. a e is required. Please review the Land Use Notification handout concerning site pos g and the meeting a ice. Meeting is to be held prior to submitting your application or the application will no e ce.ted. * NOTE: In • •et to also prelim'.arily address building code standards, a meeting with a Plans Examiner is couraged prior tomittal of a land use application. 172 NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. E IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBM1'1"I'AL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address, at a minimum, the transportation system,including bikeways, the drainage system,the parks system,the water system, the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and affected private property users. In situations where the Community Development Code requires the dedication of real property interests, the applicant shall either specifically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. ACCESS (Refer to Chapters 18.705 and 18.765) , Minimum number of driveways required: 1 per lot Minimum access width: 15 ft. for 1-2 lots .Minimum pavement width: 10 ft. for 1-2 lots All driveways and parking areas must be paved. LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVE - ENTS 'RONTING ON A PUBLIC OR PRI-VA 1'E STREET as well as driveways which are more th. . 100 feet in le th. Street trees must be placed either within the public right-of-way or on private property within six - t e 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. 0 PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: see Table 18.7652 (1 stall per single family detached) CL�TATERS ES (CWS) BUFFER STANDARDS CWS Service Provider Letter. PRIOR TO SUBMI' FAL g, any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the ditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If t o s -sieve areas, C\VS must still issue a letter stating a CWS Service Provider Letter is not required. CITY OF TIGARD Pre-Application Conference Notes 14280 SW 97"h avenue/April 5,2012 Page 2 of 7 > II GI TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) 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 (Address all items in the City's �J' Tree Plan Requirements Handout). f/ �� �` �J 'l frt- ,7, --� – THE TREE PLAN SHALL INCLUDE the following: e L/ ,� \il. Identification of the location, size and species of all existing trees including trees designated as significant A'. \ by the City; . i 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 q\Gok, standards and shall be exclusive of trees required by other development code provisions for landscaping, ok streets and parking lots: j - ,, I 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; W 1 Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the \, `\ p.. trees to be removed be mitigated according to Section 18.790.060.D.; A Retainage of from 50 to 75%of existing trees over 12 inches in caliper requires that 50% of the trees to 5� , be removed be mitigated according to Section 18.790.060.D.; _ •l r,r�` k I Retainage of 75% or greater of existing tree over 12 inches in cal} er requires no mitigation; ``rA ► Identification of all trees which are proposed to be removed;and '\`'— 1' ir 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 18.790.060D. , ® MITIGATION (Refer to Code Section 18.790.060.E.) 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 damaged 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. it The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to 1 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. /1 CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT(8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. I CM'OF TIGARD Pre-Application Conference Notes 14280 SW 97,"Avenue/April 5,2012 Page 3 of 7 11 9 ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH,unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS I I 18.330(Conditional Use) 18.620(rrt'ird Tnangle Des i t Standards) n 18.760(NnnctinformingSimmons) 1• 8.340(Dircetur'.1nterpretatiun) I 18.630(\Vt hing,mn`quare Regional(;enter) Z 18.765 (Off-Strcet larking/Idxtding Itequtremems) 18.350(Planned Development) I J 18.640(Durham Quarry Design Standards) n 18.775(scrimpy,:ve I ands Review) 18.360(Site Development Redey) 18.705(,\cccss/I. css/(:iseu at7e,n) n 18.780(Signs) I18.370(Variances/.1djustments) n 18.710(Accmory Rcsiden'ral Units) n 18.785(Temporary Use Permits) n 18.380(Zoning NIapfTe.t.\mendments) 18.715(Density Computations) Z 18.790(-live ltcrnovs • 18.385(alisccllinev,us Permit..) 18.720(Design Compatibility Standards) �ZI 18.795(Visual Clearance Areas) Z. 18.390(Decision Making Procedures/Impact n 18.725(I:ntironmental Performance I-I 18.798(Wireless Communication Facilities) Stud) Standards) n1• 8.410(Lot fine.\djustment0 18.730(t cu.pLion5 lo[)evelprnenc 01 18.810 (Strcct & Unkit? lmprmement Standards) Standards) �I 1 18.420(Land Irarbt ons) 18.740(1 listenic overlay) • 18.430(Subdivision) n 18.742(1 Irate Occupation Permits) Z18.510(Residential Zoning Districts) ® 18.745(I andscaping&Screening Standards) • 18.520((:ommerciil Zoning Districts) n 18.750 (Manufactured/Mlobtl I tome Regulation.;) n 1• 8.530(Industrial''/.ming Districts) n 18.755 (Mixed Solid Waste/Recycling CITY()F TIC3ARD Pre-Application Conference Notes 14280 SW 9711'Avenue/April 5,2012 Page 4 of 7 ADDITIONAL CONCERNS OR COMMENTS: 1. Please note that the City is mid-way through the Urban Forestry Code Update Process. As such tree preservation and mitigation standards may be different at the time of submittal. The draft code under consideration requires a minimum tree canopy be achieved, with preserved trees receiving double credit. If you have questions regarding how the draft could may affect you, please don't hesitate to contact the project manager for the Urban Forestry Code Revisions project: City Arborist Todd Prager at 503-718-2700. 2. Please refer to attached comments by the Engineering Section. PROCEDURE X Administrative Staff Review. Public heating 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'/2" x 11" map of a proposed project shall 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer. 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 IN VENDED 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. BUILDING PERMITS PLANS FOR BUILDING AND OTHER RELA IED 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 HE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). CITY OF TIGARD Pre-A pplica bon Conference Notes • 14280 SW 97.h Avenue/April 5,2012 Page 5 of 7 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: John Floyd_Associate Planner _ CITY OF TIGARD PLANNING DIVISION PHONE: 503-718-2429 EMAIL johnll@tigard-or.gov P:\LI`RPIa' Vahsl'\P'rr-.Ajp.API{1:2012-rH%HM,Ran«e/ARain*//Prr-4hp-J-i-l2.elncv 0 CITY OF TIGARD Pre.Applscation Conference Notes 14280 SW 970Avenue/April 5,2012 Page G of 7 PRE-APPLICATION CONFERENCE NOTES ' , " DEVELOPMENT ENGINEERING <C TIGARD City',Tigard,Oregon Community(Ott cfopmenf Stiapurg.A Better Community PUBLIC FACILITIES Tax Map(s): 251118A11700 Minden MLP Tax Lotisl: 11100 Use Type: R4.5 The extent of necessary public improvements and dedications which shall be required of the applicant will be recommended by City staff and subject to approval by the appropriate authority. There will be no final recommendation to the decision making authority on behalf of the City staff until all concerned commenting agencies, City staff and the public have had an opportunity to review and comment on the application. The following comments are a projection of public improvement related requirements that may be required as a condition of development approval for your proposed project. Right-of-way dedication: The City of Tigard requires that land area be dedicated to the public: (1.) To increase abutting public rights-of-way to the ultimate functional street classification right-of-way width as specified by the Community Development Code; or (2.) For the creation of new streets. Approval of a development application for this site will require right-of-way dedication for: /1 Permanent easement as access to the second lot is required. Minimum easement width: 15 feet, minimum paved width: 10 feet. The easement must be shown on the final plat. ►1 Dedication of radius and return at corner of SW 97th Avenue and Mountain View Lane to match return at NW corner of the intersection. Dedication of ROW must be shown on the final plat. ❑ SW to feet 4. ❑ SW to feet Street improvements: �1 No street improvements are required. However, w suggest at sidewalk be constructed along the Mountain View Lane frontage, as part of this project,- o match the north side of the street and accommodate pedestrian access on the south side of the street 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's CITY OF TIGARD Pre-Application Cenlere.ce Metes Pego t el4 Ieveloplum IHleeedn transportation plan map a . , in such case, the setback shall be nc,_ .;ss than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. Not applicable 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.) N/A (2.) Overhead Utility Lines: IX Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Fee-in-lieu of undergrounding was paid during previous MLP (Bingham). No undergrounding fee is required. Sanitary Sewers: The City of Tigard provides sanitary sewer service in this area. Sanitary sewer is available in Mountain View Lane via easement over the first lot. Water Supply: The City of Tigard provides public water service in this area. Coordinate with the City of Tigard for information regarding adequate water supply for the proposed development. Water service is available from Tract A." Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-15041 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. Fire hydrants are available in the vicinity of the MLP. 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. CITY OF mum Pre-Application Conference Metes Page 2 et 4 gmtaguut Eaglaanrtag Because there are alreao ,wo existing houses on the lot, wate ,tiality and detention will not be required. 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. Please contact the Building Division for the current fee. 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. J} Water quality treatment is not required. AIC- (v-,''\ Other Comments: •"I�• Sanitary sewer easeme t 15 feet i width to provide sewer service from Mountain View Lane is required. This easement ust be own on the final plat. TRANSPORTATION DEVELOPMENT TAR In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF)which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 711109. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. No TDT is due. There are already two existing structures on the original lot. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at 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 PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. CITY OF TIGARD Pro-Application Conference Hetes NV.8 of 4 Insimi l Winona` The Permittee will also be .Jquired to post a performance bond, or ,er such suitable security. Where professional engineered plans are required, the Perrittee 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 PH Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. A PH permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building 'construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a paper 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. PREPARED BY: t "/3/I DERE MENT ENGINEER DATE Phone: [503)718-2470 Fax: [5031718-2148 Revised. September 2011 CITY OF TICARA Pre plication Conference Notes Pape 4 N 4 NwwNmritIiM su i Clean Water Services File Number C1eanWater Services 12-000807 2-00°8 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: David Ransdell 251118A-1.1700 Company: Address: 14270 SW 97th Ave Site Address: 14270 SW 97th Avenue City. State.Zip: Tigard,OR 97224-5953 City. State, Zip: Tigard,OR 97224 Phone/Fax: _ Nearest Cross Street: McDonald E-Mail: ransdellgigmail.com 4. Development Activity (check all that apply) 5. Applicant Information ] Addition to Single Family Residence(rooms.deck,garage) Name: David Ransdell ] Lot Line Adjustment Minor Land Partition Company: ] Residential Condominium ] Commercial Condominium Address. 14270 SW 97th Ave ] Residential Subdivision 3 Commercial Subdivision ] Single Lot Commercial ] Multi Lot Commercial City, State,Zip: Tigard,OR 97224-5953 Other Phone/Fax: 503/598-3426 home E Maii: ransdell@gmail.com 6. Will the project involve any off-site work? ❑Yes XI No 3 Unknown Location and description of off-site work. 7. Additional comments or information that may be needed to understand your project Taking the south-east corner of our lot where an existing mobile home sits and making a new lot. This application does NOT replace Grading and Erosion Control Permits,Connection Permits.Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state.and federal law. By signing 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 I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete,and accurate Print/Type Name David Ransdell Print/Type Title ONLINE SUBMITTAL Date 4/10/2012 • FOR DISTRICT USE ONLY Ll Sensitive areas potentially exist on site or within 200'of the site THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required III Based on review of the submitted matenals and best available information Sensitive areas do not appear to exist on site or within 200'of the site This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3.02.1 All required permits and approvals must be obtained and completed under applicable local,State,and federal law Drainage appears to be piped. ] Based on review of the submitted matenals and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20,Section 3.02 1 All required permits and approvals must be obtained and completed under applicable local,state and federal law ] This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. The proposed activity does not meet the definition of development or the lot was platted after 9i9/95 ORS 92 040(2) NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED Reviewed by Date 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax.(503)681-4439 • www cleanwaterservices org PRELIMINARY SIGHT DISTANCE CERTIFICATION June 12, 2012 City of Tigard CD - Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 Fax: 503-624-0752 http:llwww.tigard-or.gov C Attn: Mike White RE: Ransdell Partition — 14270 SW 97iri Ave. Sight Distance Certification The access for this proposal is located at the southern end of Tax Lot 11700 along SW 97th Ave. The speed limit along SW 97th Ave. is 25 M.P.H., based upon the posted speed limit, 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 97th Ave. was measured to be ar feet to the north of the access in one direction and 150 feet to the south of the access in the other direction. The Code Sections require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle (actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that intersection sight distance at the proposed access for Ransdell Partition conforms to the requirements for site distance as set forth in the Tigard Development code. • S Design L C Steve Roper, P L 441, II • (1 www.tvfr.com Tualatin Valley Fire & Rescue July 25, 2012 David Ransdell 14270 SW 97th Ave Tigard OR 97224 Re: Ransdell Partition Dear David, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503.1.1) A turn around will not be needed when the furthest portion of the building is built within 300 feet of the roadway(97`h). 2) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet (12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503.2.) 20 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet. 3) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) 4) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a '/ inch stroke. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff North Operating Center Command&Business Operations Center South Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70th Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 V 503-259-1400 Tigard,Oregon 97223-9196 503-259-1500 503-259-1600 503-649-8577 WWW.tvf r.com Tualatin Valley Fireputy�ire Marshal Copy: City of Tigard TVFR File Page 12 A ti Walter H. Knapp & Associates, LLC Consultants in Arboriculture,Silviculture,and Forest Ecology May 30, 2012 RANSDELL PARTITION—TIGARD, OREGON ARBORIST REPORT AND TREE PLAN 1218 Purpose This arborist report is the Tree Nan for the Ramsdell Partition located at 14280 Southwest 97th Avenue in Tigard, Oregon, provided pursuant to Tigard Municipal Code Chapter 18.790. This report includes a description of the trees located on site and arborist recommendations for tree removal,retention and protection. Site Description The site is primarily flat with an existing home to the west and a manufactured home to the east that is proposed to be removed with the planned partition. The existing trees are in small groups and scattered individually across the site, primarily for landscaping. A site visit was conducted by Certified Arborist Morgan Holen on May 18, 2012 in order to collect tree data. A complete description of individual trees is provided in the enclosed tree inventory data. In all, 21 tees measuring six inches in diameter and larger were inventoried on site, including 14 tree species. Most of the trees appeared in good condition, although seven trees were found to be dead, diseased or infested, as noted in the tree inventory data. Table 1 provides a summary of the count of trees by species. Table 1. Count of Trees by Species— Ransdel! Partition. Common Name Species Name Count % of Total Apple Malus spp. 3 14% Cherry Prunus spp. - -- 1 5% corkscrew willow Salix matsudana 4 19% Crimson Frost birch Betula 'Crimson Frost' _ 1 5% deodar cedar Cedrus deodara 1 5% Douglas-fir Pseudotsuga menziesii 1 - 5% grand fir Abies grandis 1 5% Japanese cryptomeria Cryptomeria japonica 1 5% paper birch Betula papyrifera 1 5% ponderosa pine Pinus ponderosa 1 5% Port-Orford-cedar Chamaecyparis lawsoniana 1 5% Redwood Sequoia sempervirens 2 10% Silktree Albizia julibrissin 1 5% western redcedar Thuja plicata 2 10% Total — ¢t -, - - _ 21 100% 7615 SW Dunsmuir Lane,Beaverton, OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 2 1218 Ramie]]Partition-Arborist Report 5-30-12 Walter H.Knapp&Associates,LLC Trees were marked in the field with numbered aluminum tags stapled to each tree, which corresponds with the tree numbers in the inventory data and shown on the site plans. In addition to the 21 tree inventoried on site, four trees located on the adjacent property to the south (Jubilee Place Lot 4) were inventoried since their crowns extend to the north over the project site. Protection is recommended for these four trees, which are included in the inventory data and on the site plans as trees number 9021 to 9024. Tree Plan Recommendations Of the 21 tree inventoried on site, 11 are recommended for retention and 10 are recommended for removal including 7 trees in hazardous condition and 3 trees recommended for removal because of the planned partition. Table 2 provides a summary of the count of trees by treatment recommendation and diameter class. Table 2. Count of Treatment Recommendations by Diameter Class. Number of Trees Treatment Recommendation < 12" DBH > 12" DBH Total remove-condition 3 4 7 remove-construction 1 2 _ 3 retain 3 8 11 ota, > No mitigation is required, since more than 75-percent of the non-hazardous trees measuring over 12-inches in diameter are planned for preservation (8 / 10 s 80%). The trees to be retained will require special protection during construction and recommendations are provided in the next section. Tree Protection Requirements Before Construction: 1. Tree Protection Zone. The project arborist shall designate the Tree Protection Zone (TPZ). Where feasible, the TPZ shall be established at the dripline of the protected tree or grove. The TPZ may be established within the dripline area if the project arborist determines that the tree(s) will not be unduly damaged. The location of the TPZ shall be shown on construction drawings. 2. Protection Fencing. All trees to be retained shall be protected by chain link or other fencing as approved by the project arborist. Protection fencing shall be secured to steel posts placed no further than 15 feet apart and shall be installed at the edge of the TPZ. 3. Designation of Cut Trees. Trees to be removed shall be clearly marked with construction flagging, tree-marking paint, or other methods approved in advance by the project arborist. Trunk wood of trees planned for removal 7615 SW Dunsrnuir Lane,Beaverton, OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 3 1218 kansdell Partition-Arborist Report 5-30-12 Walter H.Knapp&Associates,LLC should be left on the ground as large woody debris to provide important wildlife habitat,but branches and smaller material should be removed to reduce potential for wildfire. 4. Preconstruction Conference. The project arborist shall be on site to discuss methods of tree removal and tree protection prior to any construction. During Construction: 5. Tree Protection Zone Maintenance. The protection fencing shall not be moved, removed, or entered by equipment except under direction of the project arborist. 6. Storage of Material or Equipment. The contractor shall not store materials or equipment within the TPZ. 7. Excavation within the TPZ. • Excavation within the TPZ shall be avoided if alternatives are available. • If excavation within the TPZ in unavoidable, the project arborist shall evaluate the proposed excavation to determine methods to minimize impacts to trees. • All construction within the TPZ shall be under the on-site technical supervision of the project arborist. 8. Tree Protection Inspection. The project arborist shall monitor construction activities and progress, and provide biweekly written reports to the City during periods of active construction. 9. Final Report. After the project has been completed,the project arborist shall provide a final report that describes the measures needed to maintain and protect the remaining trees. Summary Twenty-one trees are located on the Ransdell Partition site, including 11 trees in good condition that are recommended for retention with protection during construction, three trees recommended for removal because of the planned partition, and seven trees recommended for removal because they are dead, diseased or infested. In addition, four trees located on the neighboring property to the south will also be protected as needed. No mitigation is required since more than 75-percent of the non-hazardous trees measuring over 12-inches in diameter are planned for preservation. Please contact us if you have any questions or need any additional information. leylindAt f Morgan Holen Morgan Holen&Associates,LLC ISA Certified Arborist, PN--6145A ISA Certified Tree Risk Assessor, PN-449 Enclosure: Tree Data 5-18-12 7615 SW Dunsm uir Lane,Beaverton,OR 97007 Phone:(503)646-4349 Fax:(503) 747-4863 Page 1 of 1 1218 Ransdell Partition-Tree Data 5-18-12 Walter H.Knapp&Associates,LLC No. Common Name Species Name DBH* C-Rad^ Defects and Comments Recommendation 9000 ponderosa pine _ Pinus ponderosa 35 20 forked top, no major defects retain 9001 western redcedar Thuja plicata 28 14 no major defects retain 9002 Japanese cryptomeria Cryptomeria japonica 15 8 no major defects retain 9003 Douglas-fir Pseudotsuga menziesil 26 14 some history of branch failure _ retain 9004'grand fir Abies grandis 16 61 no major defects retain 9005 western redcedar Thuja plicata 25 121 no major defects retain 9006 paper birch Betula papyrifera 10 101bronze birch borer remove - infestation 9007 silktree Albizia ju/ibnssin 15 24 may be late to leaf out retain 9008iapple Malus spp. _ 8 101well maintained retain 9009 apple hiatus spp. 14 18,'well maintained retain 9010 corkscrew willow i Salix matsudana 21, appears mostly dead remove - dead 9011 Crimson Frost birch Betula 'Crimson Frost' 61 7,dead twigs, forked top retain 9012 deodar cedar �Cedrus deodara 10 10 no major defects retain 9013 corkscrew willow Salix matsudana 7appears mostly dead remove - dead 9014 corkscrew willow Salix matsudana 13� appears mostly dead remove - dead 9015 cherry Prunus spp. 29 18 codom, included bark, decay remove - diseased 9016 Port-Orford-cedar Chamaecyparis lawsoniana I 20 12 susceptible to root disease I remove - construction 9017 apple Ma/us spp. 14 12 poor condition, suspect blight remove - diseased 9018 redwood Sequoia sempervirens 13 10 planted too densely remove - construction 9019 redwood Sequoia sempervirens 6 10 planted too densely remove - construction 9020 corkscrew willow Salix matsudana 8 appears mostly dead remove - dead 9021 Japanese maple Acer japonicum 10 C-Rad measured to fence protect adjacent tree 9022 pissard plum Prunus cerasifera 14 C-Rad measured to fence protect adjacent tree 9023 magnolia Magnolia spp. 6 C-Rad measured to fence protect adjacent tree 9024 corkscrew willow Salix matsudana 81C-Rad measured to fence protect adjacent tree `DBH is tree diameter measured at breast height, 4.5-feet above the ground level (inches) AC-RAD is the average crown radius measured in feet t( RECEIVED JUN 2 0 2013 CITY OE TilGARD Morgan Bolen Pt NI�c n 9 5 Lake Oswego,Oregon 97035 —8--Af f OCIATLJtk,, Consulting Arborists and Urban Forest Management morgan.holen@comcast.net DATE: June 16, 2013 TO: David Ransdell (Client);Steve Lucas (Legend Homes) FROM: Morgan E. Nolen, ISA Certified Arborist (PN-6145A)and Qualified Tree Risk Assessor RE: Ransdell Partition –Conditions of Approval 9, 10 and 11 This memorandum provides arborist recommendations to satisfy City of Tigard Conditions of Approval 9, 10, and 11 for the Ransdell Partition project. Condition 9 notes that "...the applicant shall submit a revised tree protection and planting plan that includes the planting of trees on Parcel 2 that are capable of mitigating direct views between windows above 15 feet in height on Parcel 2, and any existing window or patio located on adjacent lots to the north and south."The enclosed tree protection and planting plan mark-up is revised based on review of the site plan to show the recommended location of tree protection fencing and the approximate locations of four trees proposed for planting to mitigate direct views between windows. Recommendations: • Three trees are proposed for planting along the north side of the home—one adjacent to the bedroom #2 window and two adjacent to the bonus room windows. • One additional tree is proposed for planting along the south side of the home, adjacent to the stairwell window. • Recommended tree species include paperbark maple(Acer griseum), Hinoki falsecypress (Chamaecyparis obtuse),Japanese stewartia (Stewartia pseudocamellia),snowcone Japanese snowbell (Styrax japonicus'.IFS-D'), Summer Sprite linden (Tilia cordata'Halka'), City Sprite zelkova (Zelkova serrata 'City Sprite') or similar species because they are suitable for the available growing space and are capable of mitigating views above 15 feet in height. For the planting locations identified,the home owner could select one or more of these species or propose an alternative species for the City to review and approve, depending on their desired aesthetics and the tree features that are most appealing to them. Condition 10 notes that "the project arborist shall submit a written report stating that tree protection fencing has been erected around tree protection zones on the project site as directed by the project arborist according to the approved tree plan." Recommendations: • Install tree protection measures per the approved tree plan and as shown on the enclosed tree protection and planting plan mark-up. Trees located more than 30 feet from construction activity shall not require tree protection. • Orange plastic fencing secured to metal stakes is the recommended for tree protection fencing. • Coordinate with the project arborist to inspect and verify the installation of protection measures prior to construction. • Following the initial inspection, a monitoring report will be prepared and submitted to the Client, contractor, and City. Regular biweekly tree protection site inspections with reports will continue throughout active construction. 1 MHA 1261 Ransdell Partition—Conditions of Approval 9, 10 and 11 June 16,2013 Page 2 Condition 11 notes that "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."This condition further states that "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." No work is proposed within tree protection zones. However, excavation for a sewer line trench is necessary directly adjacent to the protection zone of tree 9012. Recommendations: • Coordinate with the project arborist prior to excavation adjacent to tree 9012 to arrange an on- site meeting with the arborist and excavator operator. • The project arborist should monitor excavation adjacent to tree 9012 and provide additional recommendations on-the-ground, if needed. Monitoring will be documented in a regular tree protection inspection report. Please let us know if you have questions or need any additional information. Thank you, Morgan Nolen &Associates, LLC Morgan E. Nolen, Project Arborist ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Enclosures: Tree Protection and Planting Plan Mark-up 6-16-13 I sw 11o.mYAW raw 1,trr N Illz: r • In (3111 Y ---'---- a I J — . a+eva[scvr !}t; i ! i � # -- -ie i -e� _ .A�, ; i. 1 br 1 I , �� �rR�$; JL fl i •b a L rdgCF1 I r RaCprrvnenCerl •Tree Proledan ierxTng �'e�. .?,t, • I '!1 b. I I .- • Apprprzenale LOcabor+09 New Trees -', /moo-- rmlii•`c:°r I ��o- 4; '-•-�i^ - _ b ---� 1` - CI MU cetK. f. t r —J '\ ••••.-....• ,.,tiler:..:.,d M,„w -- 1.sn0 r.0 , ,..1 • •- — r. .�,v K p Not C4.T..r1O.TO Moil,1M 01 M C1. tl4i.Co •— r. emelt. T,.Le - — . -- - - - IFKI�pG P.11 re0RC1p•t1f.K .elle i0 Et.s scc�r..cnMQlywn [NTNG MIF lei _- - t.6TNL,tr tN Iw •. t.M.r......,..,. i -- - — - -- -- - - rws,,s MTo1 Wile 1 I __ - r TTflNo OM/ TN ANC.[ i i• -- MU.i.r.....M1.,«i 2 3 --`• I X --- - - I - ,may rs.rc CUM r rnana r - - X- iw„rc Tit::to■.r.nlie Onetcete t.IM.. I+ - .rmeirn s.PNr,1NO ',wen, I.ryn I ' j'_ .- —__—St—- PMP,IAn S.MnM•WI 9Sflr�TR1 ``t _- -.. I'>+�r[I1211,-IMG ter.4,f 1REEOY'1!L _ -- - - —� ..peel®a0f•.a rr... OtS WASP — _J_____ �r /1 rr..r..�..w..ww.. a+varn+1arr*^.ter ...arm....,�.�..a a—b- r'.Iv,.RI"WI,10-tt.o,rn1o../ v ... In) /0.. r PARTITION PLAT PARTITION PLAT NO. A REPLAT OF PARCEL 1 PARTITION PLAT NO. 2003-048 RECORDED AS DOCUMENT NO. LOCATED IN THE NORTHEAST ONE—QUARTER AND NORTHWEST ONE—QUARTER OF SECTION 11,TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, WASHINGTON COUNTY, OREGON OCTOBER 1, 2012 DECLARATION SURVEYORS CERTIFICATE APPROVALS KNOW ALL MEN BY THESE PRESENTS THAT DAVID AND SALLY RANSDELL ARE 1, STEVEN C. OAKS,HEREBY CERTIFY THAT I HAVE CORRECTLY SURVEYED AND MARKED WITH PROPER APPROVED THS DAY OF . 2012 THE OWNERS OF THE LAND REPRESENTED ON THE ANNEXED MAP AND MORE MONUMENTS THE LAND REPRESENTED ON THE ATTACHED PARTITION PLAT. LOCATED TN THE NORTHEAST ENGINEER. OTY OF TIGARD PARTICULARLY DESCRIBED IN'THE SURVEYOR'S CERTIFICATE, AND DOES HEREBY ONE-QUARTER AND NORTHWEST ONE-QUARTER OF SECTION 11, TOWNSHIP 2 SOUTH,RANGE 1 WEST, OF THE DECLARE THE ANNEXED MAP TO BE A CORRECT MAP OF'THE PARTITION PLAT WILLAMETTE MERIDIAN, WASHINGTON COUNTY,OREGON, AND BEING MORE PARTICULARLY DESCRIBED AS OF SAID PROPERTY, AND HAS CAUSED THIS PARTITION PLAT TO BE PREPARED FOLLOWS: BY: - AND THE LAND TO BE PARTITIONED INTO PARCELS AS SHOWN,IN ACCORDANCE WITH THE PROVISIONS OF CHAPTER 92 OF THE OREGON REVISED STATUTES, BEGINNING AT THE INITIAL POINT. BEING A SET 5/B"IRON ROD WITH A YELLOW PLASTIC CAP INSCRIBED "SR APPROVED THIS DAY OF 2012 AND DOES HEREBY DEDICATE THE ADDITIONAL RIGHT-OF-WAY AS SHOWN TO DESIGN" AT THE SOUTHEAST CORNER OF PARCEL 2, PARTITION PUT NO. 2003-048; WASHINGTON COUNTY SURVEYOR THE PUBUC FOR PUBUC USE ANC HEREBY GRANTS ALL EASEMENTS AS SHOWN OR NOTED. THENCE SOUTH 001)2'37" EAST,68.50 FEET ALONG THE WEST UNE OF TRACT"A" OF SAID PARTITION PLAT TO A POINT ON THE NORTH UNE OF'JUBILEE PLACE": By- THENCE SOUTH 89'57'23" WEST, 338.95 FEET ALONG THE NORTH LINE Or SAID "JUBILEE PLACE" TO A POINT ON THE EAST RIGHT-Of-WAY LINE OF S.W, 97TH AVENUE(COUNTY ROAD NO. 1982): THENCE NORTH 01'44'49"EAST. 140.10 FEET ALONG THE EAST RIGHT-OF-WAY UNE OF SAD S.W. 97T1-1 ALL TAKES. FEES. ASSESSMENTS OR OTHER CHARGES AS AVENUE. TO A POINT ON THE SOUTH RIGHT-OF-WAY UNE CF S.W. MOUNTAIN NEW LANE; PROVIDED BY ORS 92.095 HAVE BEEN PAID AS OF DAVID RANSOELL _ THENCE LEAVING SAID EAST RIGHT-OF-WAY UNE,NORTH 89'57'13"EAST, 194.79 FEET ALONG THE SOUTH DIRECTOR Cf ASSESSMENT AND TAXATION WASHINGTON SALLY RANSDELL RIGHT-OF-WAY LINE CF SAID S.W. MOUNTAIN VIEW LANE. TO A POINT AT THE NORTHWEST CORNER OF SAID COUNTY OREGON PARCEL 2, PARTITON PLAT NO. 2003-04B; BY: DEPUTY THENCE LEAVING SAID SOUTH RIGHT-OF-WAY UNE. SOUTH 00'02'47"EAST, 71.54 FEET ALONG THE WEST UNE ACKNOWLEDGMENT OF SA10 PARCEL 2 TO THE SOUTHWEST CORNER OF SAID LOT 21 STATE OF OREGON ) THENCE NORTH 89"57'13" EAST, 139.78 FEET ALONG THE SOUTH UNE OF SAID PARCEL 2 TO THE INITIAL COUNTY OF WASHINGTON ) SS STATE OF OREGON ) POINT. ) SS CONTAINING APPROXIMATELY 37,158 SQUARE FEET, COUNTY OF WASHINGTON ) I DO HEREBY CERTIFY THAT THIS PARTITION PLAT WAS RECEIVED FOR RECORD ON THIS DAY OF , 2012, AT THIS INSTRUMENT WAS ACKNOWLEDGED BEFORE ME ON . 2012,. O'CLOCK, M. AND RECORDED IN THE COUNTY CLERK BY DAM RANSDEL, AND SALLY RANSDELL, OWNERS. RECORDS. NOTES 1. THIS PARTITION PLAT IS SUBJECT TO THE CONDITIONS OF APPROVAL DEPUTY COUNTY CLERK IMPOSED BY THE CITY OF TIGARD AS SET FORTH IN CASE FILE NO. MLP 2012-00001. NOTARY SIGNATURE 2. PRIOR TO THE CONSTRUCTION OF A DRIVEWAY ACCESS ONTO S.W. VIEW TERRACE FROM PARCEL 2, THE ROADWAY SEGMENT OF S.W. VIEW TERRACE ADJACENT TO PARCEL 2 SHALL BE BROUGHT INTO COMPUANCE WITH CITY - - - STANDARDS FOR PUBLIC STREETS. NOTARY PUBLIC-OREGON 3 THERE SHALL EE A TEMPORAY FIRE APPARATUS ACCESS EASEMENT ACROSS PARCEL 1 AND ALONG THE ACCESS ROADWAY FOR PARCEL 2. THIS EASEMENT SHALL BE AUTOMATICALLY EXTINGUISHED IF S.W. SEW TERRACE IS EXTENDED TO S.W. MOUNTAIN VIEW LANE, AND A DRIVEWAY ENTRANCE COMMISSION NO, MEETING STANDARDS IS EXTENDED FROM PARCEL 2 ONTO S.W. VIEW TENARACE. 4. PRIOR TO FINAL INSPECTION, THE APPLICANT SHALL RECORD DEED MY COMMISSION EXPIRES RESTRICTIONS TO THE EFFECT'THAT ANY EXISTING TREE GREATER THAN 6 INCH DIAMETER MAY BE REMOVED ONLY IF'HE TREE DIES OF IS HAZARDOUS ACCORDING TO A CERTIFIED ARBORIST. THE DEED RESTRICTIONS MAY BE REMOVED OF WILL BE CONSIDERED INVALID IF ALL TREES PRESERVED IN ACCORDANCE WITH THIS DECISION SHOULD EITHER DIE OF BE REMOVES AS HAZARDOUS TREES. PER TREE DEED RESTRICTION DOCUMENT NO. - . CONSENT AFFIDAVIT A PARTITION PLAT CONSENT AFFIDAVIT FROM MORTGAGE ELECTRONIC REGISTRATION SYSTEMS INC., A TRUST DEED BENEFICIARY, HAS BEEN RECORDED AS DOCUMENT NO. ZQO2-022373 WASHINGTON COUNTY DEED RECORDS. REGISTERED 1 M:�,projects\RANOGT-Ronsdell\dwg\RAN001-PARTITION PLAT.dsq PROFESSIONAL LAND SURVEYOR 8196 SW Hall Boulevard, Suite 101 Beaverton,Oregon 97908 OREGON phone(503)469-1213 14L IS,loos STEVEN C. OAKS fax(503)469-8553 �I /± — 2748 WWW,srdk,rnm , I) E S I G N J RENEWAL DATE 12-30-12 I planning 1E4E10ee11MT ISweWyngg SHEET 1 OF 2 fil 9 PARTITION PLAT PARTITION PLAT NO. A REPLAT OF PARCEL 1 PAR11TION PLAT NO, 2003-048 1 RECOROED AS DOCUMENT NO. LOCATED IN THE NORTHEAST ONE-QUARTER AND NORTHWEST ONE-QUARTER OF SECTION 11,TOWNSHIP 2 SOUTH, RANGE 1 WEST OF THE WILLAMETTE MERIDIAN, ..-I9 WASHINGTON COUNTY, OREGON J. IP ,.. OCTOBER 1, 2012 { 1,., 1 30 o I s 30 60 / i - - - 11 1 INCH - 30 FEET NARRATIVE I. THE PURPOSE OF THIS PLAT IS TO PARTITION THAT TRACT OF LAND DESCRIBED IN DOCUMENT NO. 2003-104-407. 2. THE BOUNDARY IS PER PARTITION PLAT NO. 2003-048 WASHINGTON COUNTY I FLAT RECORDS. I 3. THE BASIS OF BEARING IS PER MONUMENTS FOUND AND HELD AT[A] AND [B] PER PARTITION PLAT NO. 2003-048. I TAKEN AS NORTH B9'57 '3- EAST PER SAID PLAT. -1EIKETON HEIGHTS- Q LOT 1 LEGEND .30.00' 1 25 DO' 1 2 1- BRELYNN • FOUND CON TABLE \\,... UMENT AS NOTED ON MONUMENT 3 ¢ 6 7 WOODS I i- 0 SET 5/8-x30'IRON ROD W/YPc STAMPED 'SR DESIGN' SF SQUARE FEET I N 646321.29 INT. FEET 8 N 646318.78 INT FEET III £ 7617712.59 INT. FEET SW MOUNTAIN VIEW LANE N E 7618068.96 INT. FEET (1) RECORD DATA REFERENCE 1,13I J.`- - - - - - _ 157.40' _ - -- - [M] MEASURED DISTANCE S8257'13'W 199.00' 356.4-7F-741 2 €CI 2502` S89'57'13"W ��j_ (25.01'1(1) BASIS OF BEARING o "'1-8 N&S NORTH&SOUTH I 39 SF DEDICATED RIGHT-OF-WAY n QIP E&W EAST&WEST gyp{ © Ne9'57'13"E t94.79'[M1(1) Zj 207.54TM] 207.75'(I) ^�U( {AI FOUND MONUMENT AS NOTED ON MONUMENT REFERENCE 1 L = 14.0' ]( SN SURVEY NUMBER WASHINGTON COUNTY SURVEY RECORDS L- 14.5'21.55' I °env roar I ,.= 271'4736' r LASLVIN1 CR COUNTY ROAD �,--=- In ECL EASEMENT CENTERLINE N 5 I 2 La n - PARTITION PARNo22D03-D4a REFERENCE SURVEYS © r' NOTE. ALL REFERENCE SURVEYS AND PLATS ARE PER PARCEL 1 4' DOCUMENT NO. 2003-10447 m D ? 'T g PARTITION PLAT NO. 2003-048 N 53 I WASHINGTON COUNTY SURVEY. PLAT RECORDS. LJ 0 0 I?.e DOCUMENT NO. 2003-10447 CT I 0 1. PARTITION PLAT NO. 2003-048 S a�0 I EXIST=37,158 SOFT. N89'57.13"E o INI TIAL < N 2. PLAT OF'TEMPLETON HEIGHTS' Q EXIST- DEDICATION 37,119 SOFT, 12.00' N '� 3. PLAT OF"JUBILEE PLACE" 1- z W PROP =26.7x3 Sq. r. 'EHi 139.78'[Mxt) N8957'13'E POINT�D ¢ z t z MONUMENT REFERENCE TABLE mCC I 44- a a (AI,]BI FOUND 5/8' IRON RIX) W/ALUMINUM CAP v < W z Z IN MONUMENT BOX INSCRIBED "G&L LAND SURVEYING INC." Ili q W PARCEL 2 C] F F PLAT OF 'TEMPLETON HEIGHTS-HELD l Z 4- -0 10„396 SOFT, m a ` #C# FOUND I/a' IRON PIPE IN MONUMENT BOX 1 cN 40 w a. a PARTITION POST NO. 2003-048.. P HELD 20'TEMPORARY PRE EXI$,P1G 6 POE 1.h 101•€GI•)II,I�i APPARATUS AMC7 S ACCESS EASEMENT PER FOUND 5/8' IRON ROD WITH 25''00 r 30.00' EASE4EXT(SEE ROTE 3) In OOCUMFNT NO.7004-043796 !I YELLOW PLASTIC CAP INSCRIBED 'C&&LAND SURVEYING INC.' Na9'S7'23'E _ n70' 6 FA OTTNT PERS 3 00' Q !!!--- PARTITION PLAT NO. 2003-048 HELD I y DOCUMENT NO.81 0%9f _ 400'(M)(I) O -/ _ fp ]E} FOUND 5/8' IRON ROD WITH YELLOWINO.' PLASTID CAP --N6n'UAV E.- 4934 '-[L - T 46.00'(M](1) TNI INSCRIBED 'G&L LAND SURVEYING INC.' IFI - NBeo43r-E-- - - - - 26459 LQ-- -L'5,7-,5 -_-=...- _ - -- _ - - i - - 589'57'23"W PARTITION PLAT NO. 2003-048 HELD N&S, 0.15W 100.00'(3) 99.96'(,) .BT21'-'- - - .'� - __ - _. - -CS - • 96.47 M 1 `"� 100.11'[M] 1K) 1336.9 M](1)138.54%3) Ili ] IMI" 1GI IFI FOUND 5/8"IRON R00 'MTH YELLOW PLASTIC CAP s_DD'[M](1)� TF1 \\589'57'23"'w 338.95' 96.46'(3) 3100 U INSCRIBED 'G&L LAND SURVEYING INC.' I 4 339.10T M] 338.95'(1 �ec PARTITON PLAT NO. 2003-048 HELD N&S, 0.15W LOT I LOT 4 LOT 5 3 Hi FOUND 5/8' IRON ROD WITH YELLOW PLASTIC CAP ' PLACE RYSCRIB® "OWL LAND SURVEYING INC." `•\ PARTITION PLAT N0. 2003-048 HELD E&W. 0.135 \\ III FOUND 5/8' IRON ROD NO CAP DETAIL: TO SCALE PARTTON PLAT NO. 2003-048 HELD N&S, 0.21W NOTIKI.ILI.IMI,1NI, FOUND 5/8- IRON R00 WITH YELLOW PLASTIC CAP INSCRIBED "WAKER ASSOCIATES INC.' 30.001' PLAT OF"JUBILEE PLACE" HELD GEODETIC COORDINATES 1.82' (1(3' NAD 83 STATE PLANE COORDINATES REGISTERED M:\orolects\RANO01-Ran sdelI\dwg\RAN001-PARTITION PLAT.dwg ZONE 3601. OREGON NORTH PROFESSIONAL E - „t_ COMBINED FACTOR: 0_999= LAND SURVEYOR 8196 SW F�Boulevard, 1.\ _ E POINTS AlIAND IBJ Fes! COORDINATES. $UItO 101 -- COORDINATES ARE PROOTOEO FOR THE CITY OF TI Beaverton,Oregon 97009 - G15 PURPOSES ONLY AND DO NOT CONFORM TO THE OREGON STANDARDS AS DEFIND IN O.R.S. CHAPTER 93.360. phone(503)469-1213 F .E w,.Aw Fax(503)469.9553 5.00'[M](1} 3.00' gip' ` STEVE27CC. OAKS 1•1 8' RENEWAL DATE 12-30-12 WnWW.6rdk.com ,D E S I G N J_} I Planning i Evineenny 1 Surveying SHEET 1 OF 2 (110 w`a"'" °i" " 2003-104410 06727+2. .0:36:14 AM Dine trw•1 MA. T EAKIN � t e r t rTHIS SPS "moo to DO 011 00.row.$27.00 + CYI11111131111 1111HIIflhIlluI 111111 00360346200301044500020020 I. aryNwan.C:nccr al A.....tnl c"..ren After recording return to; en.trAMMNa e..na c .rot rn.rra•• 01 a.de Moray aunty t,.1 IM w."Ir MGMOIl.fg.f11 +.1. -9i. M/MRANSDELL .rwrsw.rnwm'end r.•.�.a: � . .ae. .at , r: HOW.k - c �5$cc• .aara.ar.Nwway gyp.aa. 4rry h 1l.rran,ehwwlMa..r+aru and%Wan. '`.ra:;.��`� 6 e S 4 wAL.b AYE 31E. bawl.Count,ar. fANL EAi OF 471c' Until a change is requested all tax statements shall be sent to the following address: SAME AS ABOVE Escrow No, Title No. BARGAIN AND SALE DEED DAVID RANSDELL AND SALLY RANSDELL;HOUCK FAMILY LIMITED PARTNERSHIP Grantor,conveys to DAVID RANSDELL AND SALLY RANSDELL AS TENANTS BY THE ENTIRETY Grantee,the following described real property: PARCEL 1 OF PARTITION PLAT NO.2003.048 ,CITY OF TIGARD,COUNTY OF WASHINGTON AND STATE OF OREGON. GRANTORS EXECUTE THIS DEED TO GRANTEE TO FACILITATE AN APPROVED PARTITION PLAT PURSUANT TO CITY OF TIGARD CASE FILE NO. MLP 2001-00013. This property is free of liens and encumbrances,EXCEPT:THOSE OF PUBLIC RECORD,IF ANY. THIS INSTRUMENT WILL NOT ALLOW USE OF THE PROPERTY DESCRIBED IN THIS INSTRUMENT IN VIOLATION OF APPLICABLE LAND USE LAWS AND REGULATIONS. BEFORE SIGNING OR ACCEPTING THIS INSTRUMENT,THE PERSON ACQUIRING FEE TITLE TO THE PROPERTY SHOULD CHECK WITH THE APPROPRIATE CITY OR COUNTY PLANNING DEPARTMENT TO VERIFY APPROVED USES AND TO DETERMINE ANY LIMITS ON LAWSUITS AGAINST FARMING OR FOREST PRACTICES AS DEFINED IN ORS 30.930. True consideration for this conveyance is SNONE(Mere comply with dr rrquirmuo6.of ORS 93.030) Dated this /314- day of /1 "231606241 HOUCK FAMILY LIMITED PARTNERSHIP D• ID RANSDELL BY: A • ! �� Lel L RANSD LL eP" STATE OF b 140+' County of VIII Ili uG a" } ss. r /� This Instrument was acknowledged before mc on this l? 'day of / t1 )Dui by f1 1Q Rh+ 1.6 40%0 j/t..eY R W- - - y: OFFCIAL SEAL. NotaryPublicfor ;f' - S GO1NS Oregon �.,,� NOTARY PUBLICG(JN COMMISSION liO.36S2G MY COMMISSION CORES FEB.2.2007 My commission expires: e ) 0 41II1IIllil 1161I7.1 I1ll1 2003-1D41410 STATE OF OREGON, 133 r County of M0L01311 , aCC 3 �t BE IT REMEMBERED, That on this r „, day of ` 1`"' .. ....... before me, the undersigned, Notary Public in .ind for said County and State, personally appeared the within ny!red W. MQ( 1 'l�Ct]a` xC{�C.r, }f441CJC A1s LI ITEP known to me to be the identical individual described in and who executed the within instrument and acknowledged to me that SIIC executed the same freely end voluntarily. IN TESTIMONY WHEREOF, I have hereunto set my hand and affixed my olfici seal the day and year last above written. t // .__.. OFFICIAL SEAL Notary Public for Oregon. .-4 -.;_ JENNIFER E.MARTINy Coasrrrisaion expires /` a��. at74. . `C COMMISSION NO 337441 MY COMPASSION 27.KCA iwinor —-`-----" ——.- - . — _ _ — — -- _.41111r.._.--. .1.1.11111 ro rt. SW McDonald SI SW lk +„ SW M L g.., ! se REC E I VE D RANSDELL PROPERTY 6W Oa.� SW4a swE I. YY F ry 4 i5 :9ti1 JULgun I s 2012 2—LOT PARTITION _ ;x . . CITY OF TIGARDrid,'. 6 .g PLANNING/ENGINEERINGcrer .� ow n„� _ T y q4SI, SI O ewe=.rri. i N vR 6 6W.rrS SW SO�,p ,,�L e4E N N 1��iINITY MAP � ^ 00 W SW MOUNTAIN VIEW LANE I SHEET INDEX 39 SF DEDICATED RIGHT-OF-WAY 7n a CO COVER/PRELIMINARY PLAT I E” I— Cl EXISTING CONDITIONS AND DEMOLITION PLAN Dom, CO TREE REMOVAL PLAN 1.40' CJ COMPOSITE UTILITY PLAN 1.._ C4 CIRCULATION PLAN R = 14.0' q 9E '5' STET a TL 11700 - C5 SHADOW PLAT L = 21.55' ft GARAGE SCE YARD 1 TL 11 a ,0 r 11 2000 'ti 1'900 1 p= z�147'3s' 5E-BACK 1 PROPERTY OWNER/DEVELOPER: a r 10' SANITARY DAVID at SALLY'RANSOELL Lu I - - I EASEMENT I I� ADDRESS: 14270 SW 97TH AVENUE Ilj I TIGARD, OR. 97224 I PHONE: 503-598-3426 TL 11800 a Z [C ENGINEER: n F ,..,; r 26.46' - _ I SR DESIGN LLC O I BUILDING ENVELOPE r EX. CI;FLE%(APPROX.LOCATION) CONTACT: STEVE ROPER ci A�_..ESS: BBEAVERTON, OR.BLVD.196 SW HALL 97006 101 ¢ N I 1 PARCEL 1 r " I EMAIL: sTEV�EROSRDLLc.cDM F rn Q r. EXIST 37.156 SQ.FT. I ; 01 20, FRONT. YARD EXIST - DEDICATION -37,119 SO.FT. 1 F- 12.0' ---�_„�_-139.8r Q . n SEiBaCK PROP -28,723 SQ.FT. - r0'SIDE -- -- '”--I CD ZONING DATA: eA D ' I - - - _I ---. SERBACK I ZMONING- 4.50 - 99.2b" 715.8' MINIMUM LOT SIZE......... 7500 SF Ex +vOLsf I I MINIMUM LOT WIDTH. 50 FT (n I ,427G SN 97TH Avf, I SETBACKS: 1 PROP. LO/ UNE-.. ; PARCEL 2 i FRONT. 20 FT �,II REAR. 15 FT I 10.398 SO.F7 I SIDE(FLAG L0T): 10 FT ET ! J STR SInE: 15 FT 7.1 BUILDING ENVELOPE wt , REA 1 ' SEA i O' ER©N 1 LEGAL LOCATION: L I I t SETBACK I _30' J 1 ' ACCESS ARO A ILOCATED IN THE NORTHWEST SETBACK SE-BACK I ONE-QUARTER OF SECTION 11. TOWNSHIP A EM NT I I I S1 I I 2 SOUTH RANGE 1 WEST, OF THE I L__ -----J 1 YARD I MLLAMETTE MERIDIAN. WASHINGTON r SETHACK 116.8' ,_I COUNTY. OREGON L 73771- t - 151.8' TAX LOT: 11700 —J------- - — — MONO 5'RLE w 1� SITE LOCATION: R U LOCATED ON THE SOUTHEAST CORNER OF JUBILEE PLACE JUBILEE PLACE SW 97TH AVE. AND SW MOUNTAIN VIEW LANE I21" 1 LOT 4 LOT 5 cca BENCHMARK: E%,TWO STORY HIA4E E%. SINGLE STORY HONE t VERTICAL CONTROL BASED ON CITY OF TIGARD S 1 BENCH MARK NO. 162. BEING IN THE SE CORNER .55 '`'' 1 OF THE INTERSECTION OF 9711.1 AVE. AND McDONALD ST. 6.7 FT EAST OF FIRE HYDRANT. GRAPHIC SCALE * •�. BM ELEV. = 249.65 PRELIMINARY PLAT A -at`"1$ C / (IN FEET SCALE: 1` =20' 70 0 20 `411.0. LG i 1 )Inch .. 20R. I --- --- PROJECT BOUNDARY UNE 0 c EXISTING PROPERTY Ui NE R IH u C, til EXISTING BUILDING UNE a _ - - --- EXISTING RIGHT-OF-WAY UNE DATE I 7/23/12 DES EXISTING EASEMENT UNE IGNE01 S ROPER ----- ENG PROPOSED PROPERTY UNE ENGINEER 1 S ROPER CHECKED I PROPOSED RIGHT-OF-WAY UNE SHEET TITLE PROPOSED BUILDING ENVELOPE UNE COVER/PRELIM. PLAT I ---- PROPOSED EASEMENT UNE SHEET NUMBER Co DESIGN REVIEW SET I -ono ril ell __1 . _ Z N , C7 r.► 1 irn W I1dl ) pi N �� GRAPHIC SCALE q a II ' t BREL YMN � da r`P II TL 8400 7o Y0 0 0 A''n v I 4, HYDY'W FIRE ��� I (IN FEET J N W • T inch = 20 f1. � q RR 4' --------------- : 1 II �; fir_ .1 SW MOUNTAIN VIEW LANE a ' E Ex SEMss ss ssIX ` �v`v—v—v�• v�1t ---- ew�w ,w s fi —w�J N '�' w—w may- w vw----w—w ww—w L v— v OI I Ip 3. .. .�_ _.c---- ----- ------------- `-- I -- --- -- -- -- -- -- --�-- - - -- ., a > I� jI TL 11700 ��11 I I _ II EX ASPHALT SURFACE EX GARAGE ' 1L tido° TL 120001 TL 11900 1 ! 1 1! TL 11800 I 1 La I D I E1L DUPLEX(APPRD%.LOCATION) 'E '�+ t7 --- --- PROJECT BOUNDARY UNEuni o J II I PARCEL EXISTING PROPERTY UNE I o g EXIST--37.158 SOFT. I > EXISTING BUILDING UNE Q O d y EXIST- DEDICATION .37,119 SO.FT. s L_______________________ 1- C� ,_ I r• U ----------- --- EXISTING RIGHT—OF—WAY UNE + h w F N. I 1 EXISTING EASEMENT UNE • lil 1 ',+cn I H'} EXISTING CURB UNE ° a EX.HOUSE — �(�,�J ('��,, EXISTING AC UNE c� 5 (1a 11270 SW 9T7H AVE. "'� [.YS (-1 F p aJ +�' I �, EXISTING SANITARY UNE CV X I IEXISTINGSTORM UNE 0 z� aPHlx EOW: M - w w EDUSTINC WATER UNE N - EK CATCH HAW APPROX 1GCaTlOW - - — -- IJ 7 d�a HATER LICE EXISTING WALK UNE NI- _� � 0 I - �� - E EXISTING CENTERLINE I AF+PROX LOCATION +I If ^b- EXISTING FIRE HYDRANT EX.ASWITARIWIAY - a'REA CRAGf I ® EXISTING WATER METER _, r,. - - — _ _�, EXISTING STORM MANHOLE 1 FX __ FENC * * EX. FENCE) E%ISPRYG 6' — I, II 3 0 EXISTING SANITARY MANHOLE HYDRANT ///��� .•a.,1, -.-. Wile, 0 I. EXISTING TREES I JU JL E PLACE JUBILEE PLACE •S� - •: .^ EXISTING TREES TO BE REMOVED LCL `,�'` \\DPFPNX0/ClAr fLOT 1LdT 4LOTS r+I # 3x IE%. TWO STORY HONE E%.SINGLE STORY NOME ti� APFROX LOCATION OF a FIRE HYDRAN I \N.. SW JUBILEE PLACE x 5 z o Li re a �. ... - - DATE I 7/23/12 DESIGNED 1 S ROPER ENGINEER 1 S ROPER CHECKED I SHEET TITLE EX. COND./DEMO SHEET NUMBER Cl k 4 I il [ • i FIRE - -"•IIIIIIIIIIIIp MI • , fr.) • _.. ____ .,..„ DTI ..1f., fir II •' S5 SS 55 4 55 / V 1)---C- .-1. .., Li SW MOUNTAIN VIEW LANE a _ e L .'---li :...:.:.. >.---------- 1----- I , ` %J N 1 �_v~wLv� w--W--w— wY J W —N1�A, ilijOU) '''''-r\l"-"h1 v�v'�y�y� v w v w vJ w w w L v --v v-� . �I� ---_----- --- —� --� CRA 7:::a gl GRAPHIC SCALE III if L 11/L. — 1 �� m d.�, st LL �} 'L 11800 TL 12060 I E • 6 1 i II 1 Ex A.�T IALT.RHKAtn£ EX a"FNA:F co �+�' 1 TL 11900 ZO PO TO $�^ $, v ,/ ++SSI (IN F££7) z .r, } II r 1 �j \ 1 II t inch = O Y. N `a v l I !f • I v n s I 1 II1 TL 11800 3 ill +�{ 1 1 E%.DUPLEX(APPRO%.LOCATION} 3 • [� .4.,:+2 cn 44._%,,,. I I 49PARCEL1 — J ti! r_11 Q .. Q 3 W ,___ , , N. 1 . APPROXIMATE LOCATION I SL { OF TREE PROTECTION % ` FENCING. _ _ 3 Ex.r+w 1 Vi 0Aa. 14270 sw 917N AVE. I PARCEL 2 .4 i 1 11 I 8 d ..eX LdXGITIO4 z L [� • • I 3 t' E14 WATER[1'C 1.49 �jY'r'`yl `YI S� • 1 I w 1.r a tea - I - �- - y�-- - d EX AS HALT PI8RIfAY — — + - I l�il F= Ag011k il- f EX TIRE E%. FENCE-' '�ti; 7� EX. FENCE M [d a I41 Id JUBILEE PLACE JUBILEE PLACE O P cc 1 LOT 1 � �k3 LOT 4 $ LOT 5 vi LOT 5 LV to o EX.TWO STORY HOME Ex.SINGLE STORY HOME N 1 d APPROX LOCATION OF EX.FIRE HOMO' ,,, I N LEGE/13 No. Common Name Species Name DBr• DBr.• C-Rad' Defects one Cernmanls. Recomurer.rscion ___"—.---- PROECT BOUNDARY UNE 9000 ponderosa pine Pinus ponderosa 35 3S 2O forked top, no rook:, detects me, a 904 western redcedcr Thula afloat() 28 2814 no major defects _ fe.c e - - - EXISTING PROPERTY UNE 8002 Japanese cryptomerio Cryr!omerro japonica 15 15 8 no major defects rein's EXISTING BUILDING UNE 9003 Douglas-fir Pseudctsepa menses.. 26 28 income history of arancn fo.lae retain EXISTING RIGHT-OF-WAY UNE 600c vend r .4,7i q Ardis 16 1gS no major defects ret& — — — EXISTING EASEMENT UNE 05 wes e n redcedar 11.e,f- 0 0!0 25 2512 ro major defects retoir EXISTING CURB UNE o Oapoo 3.4,.10 popyr`lero 15 •0'13 brorte 5'el' sorer remove - ln'es:at'on, EXISTING AC UNE 9007 si Kt.-ee A•Piia julitrissln 15 c.24 may be ate to lea' or.t retain A 'ss EXISTING SANITARY UNE 9008 apple Malas spp. 8 E 10 well nmo'nta'ned recon gopple Mohs .-”0-,t0-,eds spp. 14 14 18 well o".-”0-,t0-,ed retch - EXISTING STORM UNE 00g 9010co•kscrew wi ..w Son; matsedpna 3•'? 7- _appears mostly dead -emelt'. - ceed NOTE; CONTRACTOR TO CONSULT PROJECT ARBORIST ON w - V EXISTING WATER UNE EXACT LOCATION OF TREE PROTECTION FENCING 90''/Crimson Frost oirca He!ola Crimson Frost' .. 67 dead :wigs, forked top rete-n PRIOR TO CONSTRUCTION COMMENCING. -- EXISTING WALK UNE 1 9012 ceodor cedar Cedros deodora Ii; IC 10 no major defects rete'n EXISTING CENTERUNE 9013 corkscrew willow 50lie mafsudana j'4 7 appears mostly dead remove deed o EXISTING FIRE HYDRANT 1.j z 9014 corkscrew willow Safi., rnofsudana 5•E 13 oppecrs mostly dead remove - deed = 1EB 9015 enemy Prunus spa. 31'C./ .29'8 codon, neladed bark, decay remove - diseased EXISTING WATER METER w 9016 Port'-Orford-cedar CAdmaecyparr's lawsoniana 2 2012 is osceptib.o to root dsease remove - construction ® EXISTING STORM MANHOLE 3 'N 4 v 2 9017 apple Molts spp. '0.7,6, 14 12 poor coed tion, sesoecl blight remove - diseased d EXISTING SANITARY MANHOLE a U 901Bredwood Sequa/a semperel'ens 2•g` 1310 planted too densely remove - construction �• EXISTING TREES DATE t 7/23/12 9019lredwoed 'Sequoro secnpe'rvireos 4 E 10 planted too dersely remove - cons:rdetica 9O20corkscrew widow So/x matsudoro 4•4 _ remove apoec s mostly deed rem - deed EXISTING TREES TO BE REMOVED ENGINEER1 S ROPER - - PROPOSED EASEMENT UNE ENGINE'�Rl S ROPER' g027Japartese maple Acer japan7cum 13 C–Rad rrnecsdred to fence protect cd;acent tree CHECKED 1 9022 pisscrd pion stunts Cerasilero 14 C-Rad rn ne cared to Ience protest adjacent fret .,.. ss PROPOSED SANITARY UNE SHEET TITLE 9023rnpgnolo Mc,/afro spp E C-Rod roeessred :o fence protect adjacent tree----. - PROPOSED BUILDING ENVELOPE TREE REMOVAL 9024torvscrew willow___- SOa=' rncds+.r:+am - H .`-Rod fie/s.:red :o fence protect adjacent tree ---- PROPOSED RIGHT-OF-WAY UNE SHEET NUMBER C orre' _ _ _ iocoticn of SE CorneaPROPOSED PROPERTY UNE �. 'DOH Is Rea derider me®1ea et brat hewn,45-feel gay the flit Ise'LlrrdeeXC 2 0 0 PROPOSED TREE PROTECTION FENCING K-11.46 Is the ranee cows roma ramrod In feet - -- _ 0 PROPOSED SANITARY 0 PANOUT _ _ ,1 . 1 ro fil i N 1 _ fir. C I I CID GRAPHIC SCALE 2a �N 2B� ,m � II > 20 10 0 20 y E Pinch (IN FEET) 2 o a II ��• l do IN FEET /t BREL E L Y N N o A II aorNECT TO MONO q } GARY Id1 IAA SADDLE IPE TL 8400 °' L II a FIRE fE 8' I: +?575 f 1 ++ 11YARANT ss ss R=1 et - a- _ SW MOUNTAIN-U7eW LANE °r `, I Ex 23164 _ _ _ _°t W C`9 V V_.— ai<HN V t W V W W it V-V V ,� V W-',� I 1 1 II :C" T SSS�LA�TER�ALT 54 2�393N I � � �� Z � � - . . � • } II 1/' IL 11700 (1)VW;CLEANOUT I I IIEX AST7ULTSIAa EX GARAGE 5,J —I TL 11800 IL 120401 TL 11900 1 1 „4 , _______J- ..,. i pl i1 ! Z n 11800 W •I } PROPOSED Ift—T I ---- p SAN EASEMENT — PROJECT BOUNDARY UNE Il II - liSTAL 76.5 IF 4.0.19.-1.-- I Q Z a .Tf.RAt 0 SL-20.t mix 1 EX.DUPLEX(APPROX LOCATIgNJ } EXISTING PROPERTY UNE q z �, EXISTING BUILDING UNE IN SS LAF 1 1 PARCEL 7 I — - m I - - -- — EXISTING RIGHT-OF-WAY UNELI i EXIST=37,158 SOFT. I : } EXISTING EASEMENT UNE 3 gt Q } EXIST - DEDICATION =37.119 SOFT. F� J N a I PROP -28,723 SOFT. ----- - ------------1. U F rn P __ EXISTING CURB UNE [7 0Ps 1 P I WALL#2547 G.EWAUT �• --� 139.8 1 EXISTING AC UNE 0 yj } - I 1`"} 59 E)CI5TiNG SANITARY UNE LI HWS& I EXISTING STORM UNE (/l .1, I4270 5W 171N mWf I .4NI - i'\ PROP. LOT UNE PARCEL 2 I } V V EXISTING WATER UNE } + 10,358 SOFT. I g I p E I - EXISTING WALK UNE I Id MACE LOCATION }11 I * * I- 0 APPROIL.LOCATION I EX ATER 1Xf EXISTING CENTERLINE Ek URN BAg11 1 } - (i<EOL WATER UNE EXISTING FIRE HYDRANT - Of APROPOEED TEA T ) 1 1 LOS ST7CR I EXISTING WATER METER lAffLCE �IGI EXISTING STORM MANHOLE I a LATERAL LOCATION } EX' AM 9 0 EXISTING SANITARY MANHOLE TX ASPHALT DRIVEWAY - ^ -1117:£- 7151.8' _ 0* EXISTING TREES . rte - - .- — * X X r -- -'• �V''� EX; Ex. FENCE 3f EX FENC£� EXIXI IG 6'P 3 - PROPOSED EASEMENT UNE HYDRANT Y`� •T G W) PROPOSED SANITARY UNE B JUBILEE PLACE JUBILEE PLACE S ---- PROPOSED RIGHT-OF-WAY UNE i OC LOT 1 LOT 4 LOT 5 k —-- --- PROPOSED PROPERTY LINE vi PROPOSED WATER SERVACE UNE EX.TWO STCRY HOME EX.SINGLE STORY HOME PROPOSED STORM UNE , ISI PROPOSED WATER METER I 0 PROPOSED SANITARY CLEANOUT I APPROX LOCATION OF EX FTE M GRAN\ dM 0 v � DATE I 7/23/12 - DESIGNED 1 S ROPER ENGINEER 1 S ROPER CHECKED I SHEET TITLE COMP. UTTL SHEET NUMBER 03 N 10 F. i GRAPHIC SCALE o ifi, DI g 0 .X7 060 _ (INFECT) g oN f 1 inch — 60 ft. ti .B A Fr. ` \\\ WK.O '7ir Itl!!) LI 1 it cr-)1 i 1a cij: pc, f \\ii/ . . • w I SW MOUNTAIN VIEW LANE WY' • z o 0 N 7 — • O ° sae * o • • l) w FUTURE LOT UNE i FUTURE LOT UNE z? ::: /� �����J 44UGU-AR �` - aRCWLAnDN 0 F to I PARCEL 1 �U 111:- ENIST+IG LOT LWE eV N PARCEL 2 ' MOW BOUNDARY UNE Z i 0 • O D3STING S�EWALR/PEDESTRIAN PATHWAY 0 • o^ 0.1 I111 PROPOSED LOT LINE ni- 9 01 g POSSIBLE FUTURE LOT UNE D . PROPOSED INTERSECTION \\*". • FUTURE LOT LINE I `' • I a • : 4 PROPOSED ACCESS POINT ? ■ *RUUUSW PROPOSED 300'OFFSET UNE SW JUDIL E PLACE a° c ‘.."-------_______ .,—_______ a ,--- SW VIEW TERRACE E 1 —� o-- J ° „`a- e-OO O • • • 1▪ • - _ - _ - _ L a e z• O z Lu 4 FUTURE LOT UNE-\ 0 • . U W • d F\ • • Sa/ O BR0.0 •OKL+YR• Le ANO E O O • 4 --I-- Hr� Flir ••••• r1 1 az\ Ale a w 141 cl re DATE I 7/23/12 DESIGNEDi S ROPER ENGINEER I S ROPER CHECKED I SHEET TITLE CRC. PLAN SHEET NUMBER C4 1 N COGRAPHIC SCALE ii., oryo ,, eI ama a 20c c� (Ill FEET) = g ' s s 1 Inch = 20 ft s $ n N t SW MOUNTAIN VIEW LANE 1...7... ..________________,__F._.____._____ 94.0' __—__ r.., - -- -- --- -_ If r EX STING GARAGE III 20' FRONT YARD I 1 I V 79.8' -.. i I `— ,...... FUTURE PARCEL j Fu uR€ LOT UNE �i p 1 14.117 S.F. 10` SIDE YARD r PROJECT BOUNDARY UNE UJ W 1EXISTING HOUSE EXISTING PROPERTY UNE LU• O ter-FUTURE SETBACKUNE I EXISTING BUILDING UNE I Q a id I -- _ EXISTING RIGHT—OF—WAY UNE a > i I FUTURE PARCEL � I - — EXISTING CENTERUNE Oh? o P s R I 12,806 S.F. I I I -- PROPOSED EASEMENT UNE 4 < Ncr, i �g i 12' I _____ _____ _____ ----- PROPOSED RIGHT-OF-WAY UNE CO 111 �' I I f% -- -- PROPOSED PROPERTY UNE O F rn I -- -- FUTURE PROPERTY UNE N I I + I FUTURE SETBACK UNE 0 I EXISTING HOUSE I--1-5° SIDE YARD 5' SIDE YARD t I� i I PROPOSED PARCEL 2 I 1 fffl 1 1 !! I1 I 1 1 1 15' REAR YARD 1 I 1 I L _ _ _ _L I 1 4 ,� \ � EXI5-INS:: HOUSE EXISTING HOUSE 4 N li \\ N I a d z I- UiI CG W DATE 1 7/23/12 DESIGNED 1 S ROPER _ ENGINEER 1 $ ROPER CHECKED 1 SHEET TITLE SHADOW PLAT SHEET NUMBER C5 PRE - APPLICATION CONFERENCE NOTES CITY OF TIGARD as PRE--APPLICATION CONFERENCE NOTES (Pre-Application Meeting Notes are Valid for Six (6) Months) TIGARD PRE-APP MTG.DATE! xil5.2012 STAFF AT PRE-APP John Floyd,Mike While,Gus Duenas,Albert Shields •. 4' APPLICANT: David & Sally Ransdell AGENT: Same Phone: 503-799-1745 Phone: PROPERTY LOCATION: .ADDRESS/GENERAL L.00iTION: 14280 SW 97th TAX MAPS)/IAT#(S): 2S111BA-11700 NECESSARY APPLICATIONS: Minor Land Partition PROPOSAL DESCRIPTION: Division of an approximately31,158 square foot parcel into two parcels Jneasuting approximately 27585 square feet and 9375 square feet respectively, COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: R-4.5: Low Density Residential ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 1$.aQ) MINIMUM LOT SIZE: 7,5Q0 sq. ft. (Detached Unit) 10.O sq. ft- (Duplex) AVERAGE MINIMUM LOT WIDTH: 512 ft. (Detached Unit) N ft.(Duplex) SETBACKS: Front Yard: 2Q ft. (location of front yard at determination of owner) { Garage: Z,Q ft. Side: 1Q ft. Rear. 15 ft. MAXIMUM HEIGHT : Q ft." Please refer to height limits and window location restrictionsfor flag lots in 18.730.020.0 CITY OF TIGARD Pre-Application Conference Notes 14280 SW 97th Avenue/April 5,2012 Page I nr 7 oj�- QN it .\129 Coir `.-4 El NEIGHBORHOOD MEETING (Refer • the Neighborhood M.- • • Handout) THE APPLICANT SHALL NOTI - PROPERTY O .' WITHIN 500 FEET, INTERESTED PARTIES, 1r li. _ 4lt► • ' .d .. ; •�' • .ILII► - I U ' • . of their proposal. A minimum of two (2) weeks between the mailing to and the race: _ • c is required. Please review the Land Use Notification handout concerning site pos.". : and the meeting , •cc. Meeting is to be held prior to submitting your application • 1 ..*. 1 • J- 410.419 1 -1. * =EL In . •er to also prelim'. rily address building code standards, a meeting with a Plans Examiner is couraged prior to •mittal of a land use application. tEl NARRATIVE (Refer to Code Chapter 18.390) The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the development on public facilities and services. The study shall address,at a minimum, the transportation system, including bikeways, the drainage system,the parks system,the water system,the sewer system and the noise impacts of the development. For each public facility system and type of impact, the study shall propose improvements necessary to meet City standards, and to minimize the impact of the development on the public at large, public facilities systems, and situationsaffected private property users. In where the Community Development Code requires the dedication of real property interests, the applicant shall either spedfically concur with the dedication requirement, or provide evidence which supports the conclusion that the real property dedication requirement is not roughly proportional to the projected impacts of the development. /1 ACCESS (Refer to Chapters 18.705 and 18.765) , Minimum number of driveways required: l per lot Minimum access width L5 t. for 1-2 lots lvfinimum pavement width:_10 ft for 1-2 lots Ail driveways and parking areas must be paved. ►,1 LANDSCAPING (Refer to Code Chapters 18.745,18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVE ` '' NTS 'RONTING ON A PUBLIC OR PRIVATE STREET as well as driveways which are more t 100 feet in :. h. Street trees must be placed either within the public right-of-way or on private property within / • -t e right-of-way boundary. Street trees must have a minimum caliper of it lean two (2) inches when measured four feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the branching width of the proposed tree species at maturity. Further information on regulations affecting street trees may be obtained from the Planning Division. 1 PARKING (Refer to Code Section 18.765.040) REQUIRED parking for this type of use: - •. le • • CATER S • ES (CWS) BUFFER STANDARDS PRIOR TO SUBMITTAL : any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the . ditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If ins{ ►•� • • t.4 •ve areas,CWS must still issue a letter stating a CWS Service Provider Letter is not required. CITY OF TIGARD Pre•Applicanon Conference Notes 14280 SW 97'h Avenue/April 5,2012 Page 2 of 7 1+1 TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.0 and the "Tree Plan Requirements Handout" included in your pre-application conference packet) 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. U\\\ PROTECTION IS PREFERRED OVER REMOVAL WHEREVER POSSIBLE (Address all items in the City's Tree Plan Requirements Handout). THE TREE PLAN SHALL INCLUDE the following. Identification of the location, size and species of all existing trees including trees designated as significant / clip by the City; \ Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. 17`1K 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, }tt' streets and parking lots: Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070D.of no net loss of trees; f Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-thirds of the —�f trees to be removed be mitigated according to Section 18.790.060.D.; a' 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...; e4t I Retainage of 75%or greater of existing tre.« over 2 inches in requiresno 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 pan of the tree plan above and will be replaced according to Section 18.790.060D. ►�1 MITIGATION (Refer to Code Section 18.790,060.E.) 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 damaged 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: I 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. 1 CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT(8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the dear vision area. CITY OF TIGARD Pre-Application Conference Notes 14280 SW 97th Avenue/April 5,2012 Page 3 of 7 f Z ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH,unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. CODE CHAPTERS 18.330((:orrdinonal Use) ❑ 18.620(1 iwsd Triangle Dow Standards) ❑ 18.760(Nonconforming Situations) ❑ 18.340(Director's interpretation) ❑ 18.630(Washinkiain Square Regional(;enter) Z 18.765 (Off-Street Parking/1.tntling Requirements) El 18.350(Planned Dnvtkoprnt t) ❑ 18.640(Durnnm Quarry Design Standards) ❑ 18.775 Nnsiuve Lands ❑ 18.360(Site Development iei) i1/ 18.705(aesars/figr. /Circulation) ❑ 18.780(Signrt) ® 18.370(Variances/Adlju tmnrto:) ❑ 18.710(:1ccessurt•Residdrnial Units) ❑ 18.785(I'tnepnrmy Use Permits) Ej18.380(Zoning i\1apf reit; rn•.-n im.ms) /�/ 18.715(Density Computations) )4 18.790 Tn.M:Rtxnov4 111 18.385(\li.+ctilatxvxts PcmrtitF) ❑ 18.720(l)txiRtt compatibility Standards) ® 18.795(Visual(:karancn An.as) 11 18.390(DLtisian making Pnxtduns/Irn act ❑ 18.725(1:nrirunmcnial Purf(urrsince ❑ 18.798(W'ir cis Conv unicarion facilities) Study) Standards) ❑ 18.410(herd 1Ant.1Jju..tmtnts) 01 18.730(Exit options To Development ® 18.810 (Strut & Uolit}' Impnn•wmxM Standards) Standards) ® 18.420(Land Paruutut+) ❑ 18.740(I lisraric°risk)) ❑ 18.430(Subdivi onx) ❑ 18.742(1 Ionic(kculxttux,Pc'rmtit.) ❑ 18.510(Rttutkntial Zoning Districts) 11 18.745(1.ani$caping&scrrdning Standards) ❑ 18.520(Commercial'taming Districts) ❑ 18.750 (Manufactured/\lobil I tome Regulations) ❑ 18.5301nrltartn.I'Arming1)m7trKts) ❑ 18.755 (Mixed Solid Waste/Recycling Storage) CITY OF TIGARD Pre-Application Conference Notes - - - 14280 SW 97th Avenue/April 5,2012 Page 4 of 7 (14! ADDITIONAL CONCERNS OR COMMENTS: 1. Please note that the City is mid-way through the Urban Forestry Code Update Process. As such tree preservation and mitigation standards may be different at the time of submittal. The draft code under consideration requires a minimum tree canopy be achieved, with preserved trees receiving double credit, If you have questions regarding how the draft could may affect you, please don't hesitate to contact the project manager for the Urban Forestry Code Revisions project: City Arborist Todd Prager at 503-718-2700. 2. Please refer to attached comments by the Engineering Section. PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. Public hearing before the Planning Commission. Public hearing before the Planning Commission with the Commission making a recommendation on the proposal to the City Council. An additional public hearing shall be held by the City Council. APPLICATION SUBMITTAL PROCESS All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Development Department at Tigard City Hall offices. PLEASE NOTE; Applications submitted by mail or dropped off at the counter without Planning Division acceptance may be returned. The Planning counter closes at 5:00 PM. Maps submitted with an application shall be folded IN ADVANCE to 81/:" x 11". One.8'/2°" x 11" map of a proposed project shall 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard Hearings Officer. 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. 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 pie-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 'r «._c « ._ • i dev- *gig « . •' « _ r-� * ' *'.• permit issued in the development • L SS 0 RWISE DIRECTE s BY THE DEVELOPER A THE TIME IN WHICH THE DEMOLITION PERMIT IS OBTAINED). CITY OF 77G ARD pre-.Application Conference N<xcs 14280 SW 97*.Avenue/April 5,2012 page 5 of 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: John Floyd.Associate Planner CITY OF TIGARD PLANNING DIVISION PHONE 503-718-2429 EMAIL: johnfl©tiga rd-or.gov IAf.17t1'1h'\lalrl•\I i \PR1 1131Mxi7G kuud AMmaPrt- 1pj+1-3-11 afro CITY OF TIGARD Pre-Application Conference Notes 14280 SW 97" Avenue/April 5,2012 Page 6 of 7 PRE APPLICATION CONFERENCE NOTES ➢ DEVELOPMENT ENGINEERING < TIGARD Ctty M T1larr,Oregon Community gL)eielo m,nt SfeapargA BPtterComm utnu PUBLIC FACILITIES Tax Mapts): 2S111BA11100 Ranstlell MLP Tax Letts]: 11100 Use Type: R45 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. Riqht-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: ® Permanent easement as access to the second lot is required. Minimum easement width: 15 feet, minimum paved width: 10 feet. The easement must be shown on the final plat. ® Dedication of radius and return at corner of SW 97th Avenue and Mountain View Lane to match return at NW corner of the intersection. Dedication of ROW must be shown on the final plat. 17 SW to feet P} SW to feet Street improvements: 1pl No street improvements are required. However, w suggest at sidewalk be constructed along the Mountain View Lane frontage, as part of this pro`e , o match the north side of the street and accommodate pedestrian access on the south side of the street 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's CITY OF TIGARA Pre-Appilceuen Conference Netes Pave 1 614 Ieti�Iq���I EiiluSrii, the zone plus one-half of the nrojected road width as shown on the transportation map. Not applicable 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.) N/A (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to $ 35.00 per lineal foot of street frontage that contains the overhead lines. Fee-in-lieu of undergrounding was paid during previous MLP (Bingham). No undergrounding fee is required. Sanitary Sewers: The City of Tigard provides sanitary sewer service in this area. Sanitary sewer is available in Mountain View Lane via easement over the first lot. Water Supply: The City of Tigard provides public water service in this area. Coordinate with the City of Tigard for information regarding adequate water supply for the proposed development. Water service is available from Tract A." Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] 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. Fire hydrants are available in the vicinity of the MLP. 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. CITY OF TIGARD Pre-Application Conference Motes Page 2 of 4 'twosome Err,tn rre rtn9 required. 7'• 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. Please contact the Budding Division for the current fee. Preliminary sizing calculations for any proposed water quality facility shall be submitted with the development application. It is anticipated that this project will require: (l Construction of an on-site water quality facility. { I Payment of the fee in-lieu. ?ReC 0021" Water quality treatment is not required. ` exAd ,vN`'^` 1 Other Comments: Sanitary sewer easeme t 15 feet i width to provide sewer service from Mountain View Lane is required. This easement ust be .-own on the final plat. TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. No TDT is due. There are already two existing structures on the original lot. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at 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 PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. Cm OF TIGARO Pre-Application Csalerenee lutea Papa 3 s14 U,velslnsn Gifnsirtni professional engineered pl^ns are required, the Perrnittee mr.tet execute a Developer/Engineer Agreement, which will oblig the design engineer to perform . primary inspection of the public improvement construction work. The PFI permit fee structure is as follows: NOTE: It an PFI Permit is required, the applicant must obtain that permit prior to release of any permits from the Building Division. A PF1 permit is required for this project. This permit must be obtained before any work begins on site. Building Division Permits: The following is a brief overview of the type of permits issued by the Building Division. For a more detailed explanation of these permits, please contact the Development Services Counter at 503-639-4171, ext. 304. Site Improvement Permit (SIT). This permit is generally issued for all new commercial, industrial and multi-family projects. This permit will also be required for land partitions where lot grading and private utility work is required. This permit covers all on-site preparation, grading and utility work. Home builders will also be required to obtain a SIT permit for grading work in cases where the lot they are working on has slopes in excess of 20% and foundation excavation material is not to be hauled from the site. Building Permit (BUP). This permit covers only the construction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building 'construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a paper 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. PREPARED BY: Q ¢7/ 3 1 z. DERE MINT ENGINEER DATE Phone: 15031718-2470 Fax [5031718-2148 Revised. September 2011 CITY OF TIGARD Pre-Application Conference Notes M04114 Ieveloprael Eillaoerlal Clean Water Services File Number GleanWater Services 12-000807 Sensitive Area Pre-Screening Site Assessment 1. Jurisdiction: Tigard 2. Property Information (example 1S234AB01400) 3. Owner Information Tax lot ID(s): Name: David Ransdel! 2S111BA-11700 Company: -_ Address: 14270 SW 97th Ave Site Address: 14270 SW 97th Avenue _ City, State,Zip: Tigard,OR 97224-5953 City, State, Zip: Tigard,OR 97224 Phone/Fax: Nearest Cross Street: McDonald E<-Mail: ransdell@grnail.com 4. Development Activity (check all That apply) 5. Applicant Information ❑ Addition to Single Family Residence(rooms,deck,garage) Name: David Ransdell J Lot Line Adjustment t Minor Land Partition Company: U Residential Condominium ❑ Commercial Condominium Address: 14270 SW 97th Ave U Residential Subdivision U Commercial Subdivision U Single Lot Commercial ❑ Multi Lot Commercial City, State,Zip: Tigard,OR 97224-5953 - — Other Phone/Fax: 503/598-3426 home E-Mail: ransdell@gmail.com 6. Will the project involve any off-site work? J Yes Xi No a Unknown Location and description of off-site work 7. Additional comments or information that may be needed to understand your project _ Taking the south-east corner of our lot where an existing mobile home sits and making a new lot. This application does NOT replace Grading and Erosion Control Permits,Connection Permits,Building Permits,Site Development Permits,DEQ 1200-C Permit or other permits as issued by the Department of Environmental Quality,Department of State Lands and/or Department of the Army COE. All required permits and approvals must be obtained and completed under applicable local,state,and federal law. By signing this form,the Owner or Owner's authorized agent or representative.acknowledges and agrees that employees of Clean Water Services have authonty to enter the project site at all reasonable limes for the purpose of inspecting project site conditions and gathering information related to the project site. I certify that I am familiar with the information contained in this document,and to the best of my knowledge and belief,this information is true,complete.and accurate. Print/Type Name David Ransdell Print/Type Title ONLINE SUBMITTAL Date 4/10/2012 FOR DISTRICT USE ONLY . Sensitive areas potentially exist on site or within 200'of the site. THE APPLICANT MUST PERFORM A SITE ASSESSMENT PRIOR TO ISSUANCE OF A SERVICE PROVIDER LETTER. If Sensitive Areas exist on the site or within 200 feet on adjacent properties,a Natural Resources Assessment Report may also be required. a Based on review of the submitted matenals and best available information Sensitive areas do not appear to exist on site or within 200'of the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20, Section 3,02.1. All required permits and approvals must be obtained and completed under applicable local,State,and federal law, Drainage appears to be piped. 11 Based on review of the submitted materials and best available information the above referenced project will not significantly impact the existing or potentially sensitive area(s)found near the site.This Sensitive Area Pre-Screening Site Assessment does NOT eliminate the need to evaluate and protect additional water quality sensitive areas if they are subsequently discovered.This document will serve as your Service Provider letter as required by Resolution and Order 07-20.Section 3.02.1. All required permits and approvals must be obtained and completed under applicable local,state and federal law. J This Service Provider Letter is not valid unless CWS approved site plan(s)are attached. I The proposed activity does not meet the definition of development or the lot was platted after 9/9/95 ORS 92.040(2). NO SITE ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED. APPROVED Reviewed by l`- t /71,44,t-44•"" Date $y RurN Nardi At W.-30 am,Apr f7,s0as�', 2550 SW Hillsboro Highway • Hillsboro,Oregon 97123 • Phone:(503)681-5100 • Fax:(503)681-4439 • www.cleanwaterservices.org PRELIMINARY SIGHT DISTANCE CERTIFICATION June 12, 2012 City of Tigard CD - Development Engineering 13125 SW Hall Blvd., Tigard, OR 97223 503-639-4171 Fax: 503-624-0752 http:l/www.tiigard-or.gov Attn: Mike White RE: Ransdell Partition — 14270 SW 97th Ave. Sight Distance Certification The access for this proposal is located at the southern end of Tax Lot 11700 along SW 97th Ave. The speed limit along SW 97th Ave. is 25 M.P.H., based upon the posted speed limit, 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 97th Ave. was measured to be E300 feet to the north of the access in one direction and t G7-c feet to the south of the access in the other direction. The Code Sections require that measurements be based on an eye height of 3.5 feet and an object height of 4.25 feet above the road; and be assumed to be 10 feet from the near edge of pavement to the front of a stopped vehicle (actual measurement is taken 15 feet from pavement edge). In conclusion, I hereby certify that intersection sight distance at the proposed access for Ransdell Partition conforms to the requirements for site distance as set forth in the Tigard Development code. S� Design L C' r 2 Y l Lj eP l • Steve Roper, P NN `'r'. tiJ �� yr CITY OF TIGARD PRE-APPLICATION • CONFERENCE NOTES TIGARD (Pre-Application Meeting Notes are Valid for Six (6) Months) PRE-APP.MTG.DATE: 4-',.2.9-12 y� STAFF AT PRE-APP.: REST F1NTIAL APPLICANT: Steve&Debbie Mangold AGENT: Phone: 503-806-0567 Pb(ane: PROPERTY LOCATION: ADDRESS/GENERAI.LOCATION: 8275 SW Ross TAX MAP(S)/LOT#(S): 2S112CB-00700 NECESSARY APPLICATIONS: Subdivision (SUB)_ PROPOSAL DESCRIPTION: 6-lot subdivision with private street COMPREHENSIVE PLAN MAP DESIGNATION: Low Density Residential ZONING MAP DESIGNATION: IL 4.5 ZONING DISTRICT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18. 51P) MINIMUM LOT SIZE: 7.500 sq. ft. Average Min. lot width: 50 ft. Max. building height: 30 tt. MAXIMUM SITE COVERAGE:_°014linimum landscaped or natural vegetation area:_%. Setbacks: Front 20 ft. Side 5 ft. Rear 15 ft. Corner 15 ft. from street GARAGES: 20 ft. !1 NEIGHBORHOOD MEETING (Refer to the Neighborhood Meeting Handout) THE APPLICANT SI TALL NOTIFY ALL PROPERTY OWNERS WITI I IN 500 FEET, INTERES l'ED PARTIES, AND THE CITY OF TIG ING 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 II Residential Application/Planning llicisiam Sectum • • Z NARRATIVE (Refer to Code Chapter 18.390) • The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable approval standards. Failure to provide a narrative or adequately address criteria would be reason to consider an application incomplete and delay review of the proposal. The applicant should review the code for applicable criteria. ® IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.050) 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. F ACCESS (Refer to Chapters 18.705 and 18.765) Minimum number of accesses: 1 per unit Minimum access width: 15 feet Minimum pavement width: 10 feet . WALKWAY REQUIREMENTS (Refer to Code Chapter 18.705) Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each residential dwelling SHALL BE CONNECTED BY WALKWAY TO 'I'IIE 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°o of gross acres for public facilities;or • If available,the actual public facility square footage can be used for deduction. All land proposed for private Streets SEE NOTES FOR ESTIMATED DENSITY CALCULATIONS. EXAMPLE OF RESIDENTIAL DENSITY CALCULATIONS: EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE (3,050 MINIMUM LOT SIZE) WITH NO DEDUCTION FOR SENSITIVE LANDS Single-Family Multi-Family 43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area 8,712 sq. ft. (20%) for public right-of-way 6.534 sq. ft. (15%) for public right-of-way NET: 34,848 square feet NET: 37,026 square feet + 3,050 (minimum lot area) + 3,050 (minimum lot area) 11.4 Units Per Acre (maximum) = 12.1 Units Per Acre (maximum) CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9 Remdential Application/Planning Divisu nn Section 1 • The Development Code req es that the net site area exist for ri) next whole dwelling unit. NO ROUNDING UP IS PERMITTED. • Minimum Project Density is 80% of the maximum allowed density. TO DETERMINE, MULTIPLY THE MAXIMUM BY.8. ❑ SPECIAL SETBACKS (Refer to Code 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.] ❑ FLAG LOT BUILDING HEIGHT PROVISIONS (Refer to Code Chapter 18.730) MAXIMUM HEIGHT OF 11/2 STORIES or 25 feet,whichever is less in most zones; 21/2 stories, or 35 feet in R-7,R-12,R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are satisfied. BUFFERING AND SCREENING (Refer to Code Chapter 18.745) 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 south boundary. Buffer Level along west boundary. SIGI IT OBSCURING SCREENING IS REQUIRED ALONG: ® STREET TREES & PARKING LOT TREES (Refer to Code Chapters 18.745, 18.765 and 18.705) STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR PRIVATE STREET AS WELL AS DRIVEWAYS WHICH ARE MORE THAN 100 Fl:I I' IN I.FNGTH. 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 PLAN FED in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking areas shall include special design features which effectively screen the parking lot areas from view. ❑ RECYCLING (Refer to Code Chapter 18.755) Applicant should CONTACT FRANCHISE IIACLER FOR REVIEW AND APPROVAL OF SITE SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such as at CITY OF TIGARD Pre-,application Conference Notes Page 3 of 9 xesislcnnal Application:"Plomnig Ihci.io ti S'c,ion the intersection of two (Z") driveways within a parking lot is prohibited. Much of Tigard is within Pride Disposal's Service area. Pride Disposal can be reached at (503) 625-6177. M PARKING (Refer to Code Chapters 18.765 & 18.705) 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 TI-IAN 50°„ OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED AS COMPAC I.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 .11l 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) BICYCI 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 18.775) The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSU ITABI.F FOR DEVELOPMENT DUE TO AREAS WIT1-IIN THE 100-YEAR FLOODPLAIN, NATURAL DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON UNSTABLE GROUND. Staff willattempt 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. RESIDENTLkl. DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS. SOME RESIDENTL‘L RELATED DEVELOPMENT IS EXEMPT. ❑ STEEP SLOPES (Refer to Code Section 18.775.070.C) When STEEP SLOPES exist,prior to issuance of a final order, a geotechnical report must be submitted which addresses the approval standards of the Tigard Community Development Code Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall include specific recommendations for achieving the requirements of Section 18.775.080.C. CITY OF TIG_.RD Pre-Application Conference Notes Page 4 of 9 Rcsid ntial_\p,6ication/ManningDivision Sectom (-44 l CLEANWATER SERVICES (CWS) Service Provider Letter PRIOR TO SUBMT1TAL of any land use applications, the applicant must obtain a CWS Service Provider Letter which will outline the conditions necessary to comply with the CWS R&O 07-20 sensitive area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS Service Provider Letter is not required. ❑ SIGNS (Refer to Code Chapter 18.780) SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTAI_'ATION OF ANY SIGN in the City of Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or height beyond Code standards may be permitted if the sign proposal is reviewed as part of a development review application. Alternatively, a Sign Code Exception application may be filed for Director's review. • TREE REMOVAL PLAN REQUIREMENTS (Refer to Code Section 18.790.030.C.) 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. THE TREE PLAN SHATI INCLUDE the following: • Identification of the location, size, species, and condition of all existing trees greater than 6-inch caliper. • Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper. Mitigation must follow the replacement guidelines of Section 18.790.060,D according to the following standards and shall be exclusive of trees required by other development code provisions for landscaping, streets and parking lots: • Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation program according to Section 18.150.070.D. of no net loss of trees; • Retainage of from 25 to 50%of existing trees over 12 inches in caliper requires that two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50% of the trees to be removed be mitigated according to Section 18.790.060.D.; • Retainage of 75%or greater of existing trees over 12 inches in caliper requires no mitigation; Identification of all trees which are proposed to be removed; and A protection program defining standards and methods that will be used by the applicant to protect trees during and after construction. TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be replaced according to Section 18.790.060.D. ►/ MITIGATION (Refer to Code Section 18.790.060.E.) REPLACEMENT OF A TREE shall take place according to the following guidelines: 9 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 CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9 Residential Ap+licatu>"s/Plannntg l)irisim Section . property within the city, either public property or, with the consent of the owner, private property. ➢ The planting of a replacement tree shall take place in a manner reasonably calculated to allow growth to maturity. IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may,with the consent of the Director, elect to compensate the City for its costs in performing such tree replacement. ® CLEAR VISION AREA (Refer to Code Chapter 18.795) The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size of the required clear vision area depends upon the abutting street's functional classification and any existing obstructions within the clear vision area. The applicant shall show the clear vision areas on the site plan, and identify any obstructions in these areas. ❑ FUTURE STREET PLAN AND EXTENSION OF STREETS (Refer to Code Section 18.810.030.F.) A FUTURE STREET PLAN shall: Be filed by the applicant in conjunction with an application for a subdivision or partition. The plan shall show the pattern of existing and proposed future streets from the boundaries of the proposed land division and shall include boundaries of the proposed land division and shall include other parcels within 200 feet surrounding and adjacent to the proposed land division. i• Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and pedestrian facilities on or within 500 feet of the site. 111 Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed. ® ADDITIONAL LOT DIMENSIONAL REQUIREMENTS (Refer to Code Section 18.810.060) MINIM[` LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process. Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum 15-foot wide access easement. The DEPTH OF ALL LOTS SHALL NOT EXCEED 21/2 TIMES THE AVERAGE WIDTH, unless the parcel is less than 11/2 times the minimum lot size of the applicable zoning district. BLOCKS (Refer to Code Section 18.810.040) The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 2,000 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. CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9 Rcsidennal Applicat>on/Plammng Divvston Secti.m 0 r) CODE CHAPTERS ❑ 18.330 (Conditional Use) ❑ 18.620 (Tigard Triangle Design ❑ 18.760 (Nonconforming • Standards) Situations) O 18.340 (Director's Interpretation) ❑ 18.630 (Washington Square El 18.765 (Off-Street Regional Center) Parking/Loading Requirements) ❑ 18.350 (Planned Development) ❑ 18.640 (Durham Quarry Design ❑ 18.775 (Sensitive Lands Review) Standards) E 0 18.360 (Site Development El 18.705 ❑ 18.780 (Signs) Review) (Access/Egress/Circulation) it Q18.370 (Variances/Adjustments) 18.710 (Accessory Residential 18.785 (Temporary orary Use Units) Permits) O 18.380 (Zoning Map/Text El 18.715 (Density Computations) IEJ 18.790 (Tree Removal) Amendments) ❑ 18.385 (Miscellaneous Permits) 0 18.720 (Design Compatibility /i 18.795 (Visual Clearance Areas) Standards) El 18.390 (Decision Making ❑ 18.725 (Environmental 0 18.798 (Wireless Procedures/Impact Study) Performance Standards) Communication Facilities) ❑ 18.410 (Lot Line Adjustments) II 18.730 (Exceptions To LE 18.810 (Street & Utility Development Standards) Improvement Standards) O 18.420 (Land Partitions) ❑ 18.740 (Historic Overlay) i 1E1 18.430 (Subdivisions) ❑ 18.742 (Home Occupation I Permits) /ZI 18.510 (Residential Zoning 1E1 18.745 (Landscaping& Districts) Screening Standards) III O 18.520 (Commercial Zoning ❑ 18.750 (Manufactured/Mobil Districts) Home Regulations) ❑ 18.530 (Industrial Zoning 0 18.755 (Mixed Solid Districts) Waste/Recycling Storage) ADDITIONAL CONCERNS OR COMMENTS: Estimated Density Calculations: Gross Square Footage 64,864 Existing Lot Area 16,046 Estimated ROW Dedication 9,706 Sensitive Lands (in other areas) Net Developable Area 39,112 Minimum lot size 7,500 sq. ft. = 5 additional units maximum Please note that the City is mid-way through the Urban Forestry Code Update Process. As such tree preservation and mitigation standards may be different at the time of submittal. The draft code under consideration requires a minimum tree canopy be achieved, with preserved treesreceiving double credit. If you have questions regarding how the draft could may affect you, please don't hesitate to contact the project manager for the Urban Forestry Code Revisions project City Arborist Todd Prager at 503-718-2700. A deed restriction that protects the heritage tree will be required as part of the approval. While Council has approved r the designation applied to the tree on your property, the required deed restriction has not yet been filed (Tigard Municipal Code 9.08.030.5.A). Please refer to attached comments by the Engineering Section. i CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9 Residential Application I'lannin Division Section I PROCEDURE Administrative Staff Review. Public hearing before the Land Use Hearings Officer. 0 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 ,'\PPI.IC.-\'TIONS MLST BF: ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the Community Dcvelopment 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 8'/2" x 11". One, 81/2" x 11" map of a proposed project shall also be submitted for attachment to the stafp f reort 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. The administrative decision or public hearing will typically occur approximately 45 to 60 days after an application is accepted as being complete by the Planning Division. Applications involving difficult or protracted issues or requiring review by other jurisdictions may take additional time to review. Written recommendations from the Planning staff are issued seven (7) days prior to the public hearing. A 10-day public appeal period follows all land use decisions. An appeal on this matter would be heard by the Tigard. Haring s Officer . 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 opp)rtunitics 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 subdivisionlat 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 RELIVIED 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 permit pert issued in the development (UNLESS OTHERWISE DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED). CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9 Ikst.lcnu l Arpik ii nt/Planning,Diviai.m ticction PLEASE NOTE: The conference and notes cannot cover all Code requirements and aspects related to sire 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: John Floyd CITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING PHONE: 503-639-4171 EMAIL: johnt7@tigard-or.gov 1 CITY OF TIGARD Pre-.Application Conference Notes Page 9 of 9 Resitcntial:pplrcan+..n.Planning I>tvisi+m S&cw in PRE-APPLICATION CONFERENCE NOTES rN DEVELOPMENT ENGINEERING City of Tigard Oregon Community Decefopnra'uf Shaping A Better Comm unity PUBLIC FACILITIES Tax Maptsl: 2s112CB Tax LatEsl: 00700 Use Type: R4.5 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 Ross St to 29 feet from centerline of right-of-way ❑ SW to feet [� SW to feet ❑ SW to feet Street improvements: (Subject to rough proportionality) Half street improvements will be necessary along SW Ross Street to include: 18 feet of pavement from centerline to face of curb (10-foot travel lanes, 8-foot parking and bike lanes) . 1 concrete curb rd 5-foot planter exclusive of curb la storm sewers and other underground utilities ® 6-foot concrete sidewalk LI street trees CITY OF TIGARO Pre-Application Conference Notes Page 1 of 5 Development Engineering E street signs, tra' control devices, streetlights and a t\ year streetlight fee. i4 Other: Pavement tapers as needed 18.730.040 Additional Setback Requirements: This section sets requirements for additional setback distance from roadways. The minimum yard requirement shall be increased in the event a yard abuts a street having a right-of-way width less than required by its functional classification on the city's transportation plan map and, in such case, the setback shall be not less than the setback required by the zone plus one-half of the projected road width as shown on the transportation map. Agreement for Future Street Improvements: In some cases. where street improvements or other necessary public improvements are not currently practical, the improvements may be deferred. In such cases, a condition of development approval may be specified which requires the property owner(s) to provide a future improvement guarantee. The City Engineer will determine the form of this guarantee. The following street improvements may be eligible for such a future improvement guarantee: (1.) (2.) Overhead Utility Lines: Section 18.810.120 of the Tigard. Municipal Code (TMC) requires all overhead utility lines adjacent to a development to be placed underground or, if approved by the City Engineer, 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 approved, it is equal to S 35.00 per lineal foot of street frontage that contains the overhead lines. Pay fee-in-lieu of undergrounding for approximately 203 lineal feet of power line frontage along Ross Street. Estimated total: $35 x 203 feet = $7. 105 . Sanitary Sewers: Extend sewer in private street to serve the development. Water Supply: The City of Tigard provides public water service in this area. Construct public main in the proposed private street. Coordinate with the City of Tigard for information regarding adequate water supply for the proposed development. Fire Protection: Tualatin Valley Fire and Rescue District [Contact: John Wolff, 503-259-1504] provides fire protection services within the City of Tigard. The District should be contacted for information regarding the adequacy of circulation systems, the need for fire hydrants, or other questions related to fire protection. Storm Sewer Improvements: All proposed development within the City shall be designed such that storm water runoff is conveyed to an approved public drainage system. The applicant will be required to submit a proposed storm CITY Of TIGARD Pre-Application Conference Notes Page 2 of 5 Development Engineering — 1 drainage plan for the site, art -lay be required to prepare a sub-be 'i drainage analysis to ensure that the proposed system will accommodate runoff from upstream proper des when fully developed. Provide a plan that shows how the storm drainage system for the site connects to the public system. Storm drainage plan and calculations shall be submitted with the application for it to be considered complete. Storm water detention is required. Storm water detention facilities must be reviewed and approved by the city. Storm water detention calculations shall be submitted to the Development Engineer for review and approval. 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. Please contact the Building Division for the current fee. 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. Water quality treatment is required. Calculations for sizing of water quality treatment facilities must be submitted to the Development Engineer for review and approval. Water quality facilities also must be _ reviewed and approved by the city. Review and comply with provisions of Chapter 4 Clean Water Services Design and Construction Standards (Runoff Treatment and Control). Table 4-1 of Clean Water Services Design and Construction Standards applies (see attached table). Other Comments: Water quality and detention facility design and construction must be certified by a professional engineer as meeting Clean Water Services requirements. After completion of the construction of these facilities, the applicant shall enter into an agreement with the city on city-furnished forms for long-term maintenance of the facilities. This agreement will be recorded and city staff will be periodically inspecting the facilities for compliance with the terms of the agreement. Private Street: 20-ft. paved width with a 5-ft sidewalk on one side Public utility easement Concrete driveway apron at Ross St. Paving section to local street standards Turnaround with 28-ft inside radius and 48-ft outside radius (TVFR standards) CITY OF TI&ARD Pre-Apvlication ConFerence Notes Page 341 �evol.pi.ut h!Ineellry TRANSPORTATION DEVELOPMENT TAX In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) which was replaced in 2008 by a Transportation Development Tax (TDT) that became effective 7/1/09. The TDT 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 TDT incorporates the proposed use of the land and the size of the project. The TDT is calculated, due, and payable at the time of building permit issuance. In limited circumstances payment of the TDT may be allowed to be deferred until the issuance of an occupancy permit. Deferral of payment until occupancy is permissible only when the TDT exceeds the TDT rate for a single- family home. Pay TOT as required. PERMITS Public Facility Improvement (PFI) Permit: Any work within a public right-of-way in the City of Tigard requires a PFI permit from Development Engineering. A PFI permit application is available at the Planning/Engineering counter in the Permit Center at 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 PFI permit application shall include any on-site water quality and detention facilities that may be required as part of the land use approval. 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: II an PFI Permit is required,the applicant must obtain that permit prior to release of any permits from the Building Division. A PFI permit is required for this project. This permit must be obtained before any work begins on site. 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. CITY ATTIC/1M Pre-Application Conference Notes Page 4 of 5 Ievelep.ut Engieeedig Building Permi' rUP). This permit covers only the 'Instruction of the building and is issued after, or concurrently with, the SIT permit. Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all work necessary for building construction, including sub-trades (excludes grading, etc.). This permit can not be issued in a subdivision until the public improvements are substantially complete and a mylar copy of the recorded plat has been returned by the applicant to the City. For a land partition, the applicant must obtain an Engineering Permit, if required, and return a mylar copy of the recorded plat to the City prior to issuance of this permit. Other Permits. There are other special permits, such as mechanical, electrical and plumbing that may also be required. Contact the Development Services Counter for more information. PREPARED BY: g. z 4 ''Z DEVELOPMENT ENGINEER DATE Phone: [5031718-2468 Fax 15031718-2748 Revised: March 2012 i:ldevelopment engineeringlgusldevelopment reviewlpreapplications120121preapplication template for future preapps 3-28-12.docx CITY OF TICAIID Pre-Application Conference Notes Page 5 ef 5 Development Engineering RECEIVED MAY 15 2012 • City of Tigard I3 : CITY of TIGARD h £ D R �q Pre-Application Conference egUegl ANNING/ENI,INEERING TIGARD GENERAL INFORMATION FOR STAFF USE ONLY Applicant: � � 1e / 1c= _ -tomoZOl ` 0Do // PP A ct Case No.: Piz& r‘..)--5 •l 49 75f 3 Address:�Z`ts s\./ �.� �� � 5r Phone: €4,2-0 'l 3� No.:v - ti Receipt o.: Application Accepted By: e • c '''�s'~� ( City: ---rtC-..1�*tr � Zip: Z� - ". 4,3 Date: 5-/c ' /� Contact Person:ST2v E I / s_i�oLO Phone: 1,C - U'� -1 l).VIE OF PRE-APP.: 5 "oZ 9 - / TIMI?OF PRE-APP.: 9 .` 00 Property Owner/Deed Holder(s):J l a !-i+-D { P)F3.+,. PRE-APP.HELD W'I'1'11: 1 Ci 1 icy 7,11 11 Address: C_.Z�, JJli?---4--- 5 ' ti Phone: (c"-2--,0--1-.3 l ,1curpin1masters lland use applications\Pre-App Request App,doc City: =_N_C. /stir . Zip: q,•-1 -2'`-k 1 Property Address/Location(s): )2_ l C � l — '� C _"S•o( c� -�-2- REQUIRED SUBMITTAL ELEMENTS (Note: applications will 1191 be accepted without the requited submittal elements) ,:=,c-...0 r( IsCXU:.S. 1.-.Ci 1" Pi- t Er Tax Map&Tax Lot Ns):RO 2.t.'0°A 'T1Z= : 0 25-01w • 17-. Y.-6 I"`i-/ Pre--application Conf. Request Form O►-Ar 2 6 COPIES EACH OF THE FOLLOWING: Zoning: 1. ' , c - tr: -yit 5 ev/20 f 1, i�aaV� Q Brief Description of the Proposal and any Site Size: 4 /�Gi�Iv site-specific questions/issues that you would like to have staff research prior to the meeting. PRE-APPLICATION CONFERENCE INFORMATION Site Plan. The site plan must show the proposed lots and/or building layouts drawn Ill of the information identified on this form are required to be submitted by to scale. Also, show the location of the the applicant and received by the Planning Division a minimum of one(1)week subject property in relation to the nearest prior to officially scheduling a pre-application conference date/time to allow streets; and the locations of driveways on the staff ample time to prepare for the meeting. subject property and across the street. A pre-application conference can usually be scheduled within 1-2 weeks of the Er Vicinity Map. f Planning Division's receipt of the request for either Tuesday or Thursday [21' The Proposed Uses. mornings. Pre-application conferences are one (1) hour long and are typically held between the hours of 9:00-11:00.1\I. Q' Topographic Information. Include Contour Lines if Possible. PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN 121/ Filing Fee$605.00 PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM 8:00-4:00/MONDAY-THURSDAY. IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE GROUP. -I r':.-.. _.(T:."._.-! I 11 I 1_ TV' T 1.11 1)1-_ 1 't' !ln n'77 71 I Ln-2 710 '1.f'l1 I ------.«..._..,1 ..—..-. I I ..r'7 11111 CITY OF TIGARD RECEIPT 13125 SW Hall Blvd .Tigard OR 97223 503.639.4171 TIC;AlzF) Receipt Number: 186743 - 05/15/2012 CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID PRE2012-00011 Pre-Application Conference 100-0000-43116 $527.00 PRE2012-00011 Pre-Application Conference- LRP 100-0000-43117 $78.00 Total: $605.00 PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT Check 3546 CCAINES 05/15/2012 $605 00 Payor: Steven and Debbie Mangold Total Payments: $605 00 Balance Due: $0.00 Page 1 of 1 CI W -° a _ Zoning Map MATTHEW pq/IIrt S T Legend :!: Subject Site ' Zoning Classifications . R-1 30,000 Sq Ft Min Lot Size R-2 20,000 Sq Ft Min Lot Size R-3.5 10.000 Sq Ft Mm Lot Size R-4.5 7,500 Sq Ft Min Lot Size _ R-7 5,000 Sq Ft Min Lot Size R-12 3.050 Sq Ft Mm Lot Size R-25 1.480 Sq Ft Mm Lot Size 3 R-40 40 Units Per Acre MUR-1 Mixed Use Residential 1 MUR-2 Mixed Use Residential 2 ow MU-CBD Mixed Use Central Bus Dist R7-4.5 C-C Community Commercial ' _ C-G General Commercial lU - - - C-N Neighborhood Commercial > C-P Professional Commercial Q 1limn MUC Mixed Use Commercial C/) ® MUC-1 Mixed Use Commercial 1 r op ,_ MUE Mixed Use Empoloyment NNE MUE-1 Mixed Use Employment 1 ® MU'E-2 Mixed Use Employment 2 I-L Light Industnat — I-P Industrial Park I-H Heavy Industrial 1:1moi Washington County Overlay Zones x` Historic District Overlay ' Planned Development Overlay I -- _ Map Printed 23-May-12 I U.T Q.P•I,IaN-7.1.4 t$ ,.':'I,I::a.'f'.r RG!:Cf.=-1^rl „_._:.�_-, ;._+r.I,L -_L°E Vf I!1:;.•.1t..T.1E pcVEL'IcK,ENT I •_a.:_c - ti __.,4,J () i I 1I I✓O HfJI'Al I'IFL r CI-- .e mP:�H'^" '` pxnE,ry., ,IHFnJry hE-Ir1 It et ROSS ST E ,A,,:,,��. Tr ,1•. lrl sir - v ll,rr Rr k:.:"el h'cyAr:A!IIrr, Q I COMMUNITY DEVELOPMENT DEPARTMENT R-/ I _ _ wwCw goaf ro-garr.9d o v13125 all 0 62-5121� 12FEt -- - - T � Tigard O8722 A Paace torr: Blvd Illl: 509351171 Pre-application Conference Request Subject Property RECEIVEDs Tigard, Oregon 97224 MAY 152012 Date P4NCITY OF NlN� / NGINE A! 5/15/2012 NG Proposal Owners of the subject property are requesting preliminary approval for subdivision of the 1.4 acre subject property into six residential lots. Our intent is to preserve the ambiance of the existing, possibly historic, log home while dividing the rest of the property into residential building lots. There is also located on the property a "Tigard Heritage Tree" candidate that will remain undisturbed. Access to the lots would be a private road (26ft—28ft R.O.W.) with an entrance at the approximate location of the existing east driveway and extending to the north from SW Ross Street. Questions The drainage of the southern portion of the property appears to be served by an existing storm drain along the south property line at SW Ross Street. The northern end of the property flows to the northeast. Is there any existing storm water connection at the north end of the property? u The fire department turn around at the private road is not a typical hammerhead. Please review the proposed turn around for compliance. We believe the setback requirements are 20ft front and rear with 5 side yards. Is it possible to have 20ft front and 20ft sideyard on adjacent sides of a corner property? Ily 1 Ci--- 1= - VIOLA S LA MANCHA L, r 1 ! <113 411.1111 r, i , - , _ i i4, ■ . '_ PARK-KK 171 i - ..i racieCoT - A , 1 F h------1 va I- / -I I 21II' MIIIIIII' - /I _ d --ROSS IL.. - -a ST ) I , 7----...--\ -- __,s,,, .RA BUF2N h. .'�- rat+�►4 alt-{ j 2 Inn CC W r 1 ! 1 , ,18,Ammin I , 1 i F ,w 40 ' IIIIIII,w JLi ,° I ill-- CO k �- I 1 o0 1--- - Silill Min .-Ii. W -r4---- 1 itiallj i ' 1 ) alir l ! i /./.,( 1 1i 1 i L - V1G1N9 MAP ` eillt ( 9 EXISTING SEWER MANHOLE T 1 TI.... 1 , 1 , :.--- , ,, I 1 ., LOT#3 LOT#2 LOT#3 7000 SO.FT. 7000 SO.FT, 9323 SO.FT„-- I • 70'x100' 70'x100' 70'x110'!' I I EXISTING 4"'SEWER LINE , E CiSTING STORM DRAIN z w PRIVATE ROAD Lu � Le c• 28'R.O.W. cp — \ n.1 1 1 — — _ _ _ I 1 1 N 1 I Q I 1. . o ° .ii0 00 EXISTING — — _ I— GARAGE LLJ LOT#5 TO REMAIN r.:.L W 87056 SQ FT 7039 SQ.FT. H .EXISTING FIRE HYDRANT 70'x125' , 70'x10{0' I I , I I EXISTING EXI•TING WATER LIN I U)rn 750 SINGLE FAMILY 0 RESIDENCE TO REMAIN SW 83RD STREET • I LOT#6 / EXIST! G GAS LINE ` I I — — — — — I 16,046 SO.FT. I I I i 1 . EXISTING HERITAGE---.---:- - — — —I — — — TREE TO REMAIN — — — — r EXISTING POWER POLE TELEPHONE-(FIBER OPTIC) ' 0.00 — ■ 30.00 • -320.00 - Legal Description: A portion of lot 1,Good Acrosin the City of Tigard,County of Washington and the State of Oregon,described as follows: Beginning at the northwest corner of Lot 1, I Good Acres,as per recorded map thereof in dellI I riiIhII book 6,page 3,map records of Washington County,Oregon;thence running easterly atong north line of said lot,201.75 feet to the northwest corner of the Mcguiro Tract, recorded May 5,1975 in Book 1021,page 599, Records of Washington County;thence southerly 320 feet along the west line of said Meguire tract to the south line of said lot; thenco westerly along south line of said lot, 202.7 feet to the southwest corner thereof; thence northerly along the westerly line thereof 320 feet to the point of beginning. MANGOLD RESIDENCE PROPOSED SITE PLAN A ? =5 -o°I DRAWING # DATE: 5/15/2012 8275 S.W. ROSS STREET REVISION: TIGARD, OREGON 97224 REVISION: OF X s. 4/ 1 • �a.J s'''.4--- �^ i �p F�/ 240.6 6 ,...„-----7---,1` i X } \ 2 V t ! > /2r\,. k - ,0„, ..._,,, / -c___ 0, 8 �, • B R „_,..____0 , I, r 203.9 ' --------- 2 x X �/ �� -6rF _1t76 '71F1LI 2© I X21%.6 I rt,,, BRs. . -_,---72-1—"C `( I x 1J ," • I N C7 PIT f2062/) 75-7— I_I 1 3 r _ I ti- 1 /// * /I — X tt x /� • Oa 12 % ST. _ �� fi x200. ? 203 5� - IallIG�(t/-t�� s� , ! 4. I / fes.. 40411 E7 p 47 l� I/ F• j�l I I� c______ 7 \ ° 1 `J (E) - • • E7 j 10X � � [� 201.8 _Z I I 01 _ _—— Do � ; I ) eXf�7� X I I 1 r_i__) ,, } • X , ax I .` \ oX / , X20.5 �. f / .,,_.j I .CN ss / \ 4 — Cl . xillr200 ''...„ r) filij(A,) (-':' I 6)%4251 I C; /41"64P '-- / .`� \ �\ '-ri t-a12.; , 0w. ADDITIONAL DOCUMENTS /1 (-4 971.409.9354 Nio rg a n 1=101en 3 Monroe Parkway,Suite P 220 Lake Oswego,Oregon 97035 AJ!OCIA ,I Consulting Arborists and Urban Forest Management morgan.holen@comcastnet November 17, 2013 Mr. David Ransdell 14270 SW 97th Avenue Tigard, Oregon 97223 Dear Mr. Ransdell, We conducted the final tree protection site inspection at the Ransdell Partition project site in Tigard on November 13, 2013. Now that construction is complete, tree protection inspections are no longer needed and tree protection measures may be removed.The trees were well protected throughout construction, as documented in the enclosed complete tree protection monitoring report for this project. Legend Homes and its contractors were mindful of tree protection measures throughout construction.The tree protection plan was followed and workers coordinated with us as needed to provide additional recommendations. The work occurred per the proposal and will not significantly impact the health and/or stability of the trees. We appreciate the opportunity to work with you and Legend Homes in the City of Tigard and it was our pleasure to provide consulting arborist services for the Ransdell Partition project. Please contact us if you have questions or if we can be of further assistance with this or any future project. Sincerely, Morgan Nolen &Associates, LLC Morgan E. Nolen, Owner ISA Certified Arborist, PN-6145A ISA Tree Risk Assessment Qualified Forest Biologist Cc: Kevin Wiebold and Steve Lucas (Legend Homes) John Floyd and Albert Shields (City of Tigard) Enclosures: 1261k Ransdell Partition—Tree Protection Monitoring Project: MHA1261k Ransdell Partition Morgan Nolen r Tree Protection Monitoring 1/JOCIAI L,/ `if Page 1 of 3 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Initial Tree Protection measures satisfactorily in place 6/21/20131 Morgan David Protection land in good repair where needed across None. I N/A Holen Ransdell , Verification the site. Excavation for a sewer line is necessary 'Excavation Contact the project arborist to coordinate an on- Morgan !David adjacent to tree 9012. All work is outside 6/21/2013 adjacent to site meeting with the excavator operator prior to 7/9/2013 Nolen Ransdell of the protection area, but extra care is Tree 9012 ' sewer line excavation adjacent to tree 9012. recommended to avoid root damage. Protection measures satisfactorily in place 7/3/2013 Morgan (None (Tree and in good repair where needed across None. N/A Holen Protection the site. Site meeting with excavator operator prior 'to sewer line excavation adjacent to tree Use a combination of digging and severing to Excavation 9012. No adjustment is need to the tree remove the stump without impacts to likely Morgan Tim 7/9/2013 Holen adjacent to protection area; all work outside of interconnected roots of tree 9012. If any roots 7/24/2013 (contractor) Tree 9012 i dripline.A stump located along the 1/2"+ are revealed in the trench, cut exposed planned sewer line and adjacent to tree roots clean to sound wood using a pruning saw. 19012 will be removed. Protection measures satisfactorily in place Morgan Tree 1 7/9/2013 None and in good repair where needed across None. N/A Holen Protection the site. ' Protection measures satisfactorily in place I Morgan Tree 7/24/2013 None and in good repair where needed across None. N/A Nolen Protection ,and site. Morgan Nolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net 1971.409.9354 4fP Project: MHA1261k Ransdell Partition Morgan liolen F. Tree Protection Monitoring A.t/C?CIA-Ii /. it. Page2of3 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 'Protection measures satisfactorily in place and in good repair where needed across Morgan Sally Tree 1 8/7/2012.Nolen Ransdell Protection the site. Tree protection is no longer 1 None, N/A needed at tree 9012 because all work is complete in this area. 1 ' I Morgan (Tree 'Protection measures satisfactorily in place 8/19/2013! None 'and in good repair where needed across None. I N/A Holen Protection the site. (Protection measures satisfactorily in place Morgan 1Tree 9/4/2013 'None and in good repair where needed across None. N/A Nolen Protection 1 (the site, 1When driveway construction is imminent, adjust the tree protection fencing to the limits of 'disturbance. No excavation beneath tree dripline; okay to remove the uppermost organic matter Site meeting with David, Kevin (Legend), from the ground surface using a flat blade bucket. Tree Protection and concrete contractors to discuss tree Build up from existing grade using the modified Morgan David protection during driveway construction. profile in figure 1 with a layer of permeable 9/13/2013during 10/18/2013 Holen Ransdell Protection measures satisfactorily in place geotextile fabric on the ground surface beneath Driveway 1 Construction and in good repair where needed across the tree dripline area. 1 the site. fay -- ----• tektik fabr c- • rrnaable to air and water-- native soil-remove litter la er-no excavation within root area I F _ :.r{:�r I •�. _ _ 1Y !_CK 5 I L- "i1 7 '* 1 Li tet i._t „ a i,_.: ,. Morgan Nolen dl ,associates, LLC. Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego, OR 97035 morgan.holen@comcast.net(971.409.9354 Project: MHA1Z6Ik Ransdell Partition t� Morgan I lob's`'} Tree Protection Monitoring A%I O C.I AT LJ !le Page 3 of 3 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Morgan Tree Protection measures satisfactorily in place None. 9/27/2013 None N/A Nolen Protection where needed. i Protection measures satisfactorily in place where needed.Trees protected as 1 Morgan Tree recommended during driveway 10/18/2013 None ,None. N/A Nolen Protection construction. Regular inspections will continue on a monthly basis as authorized by the City. 'Construction is complete. Tree protection i 'inspections are no longer needed and Morgan Kevin W. Tree 11/13/2013, protection measures may be removed. Good work! N/A Nolen (Legend) Protection 1 The work occurred per the proposal; no impacts to tree health and/or stability. 1 General Comments: None. Morgan Nolen &Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@comcast.net l 971.409.9354 John Floyd From: Morgan Nolen <morgan.holen@comcast.net> Sent: Sunday, November 17, 2013 12:08 PM To: David Ransdell; KWiebold@legendhomes.com Cc: SLucas©legendhomes.com; John. Floyd; Albert Shields Subject: Ransdell Partition - Final Tree Protection Monitoring Report Attachments: MHA1261k Ransdell Partition - Final Tree Protection Monitoring 11-17-13.pdf Please see the enclosed final tree protection monitoring report for the Ransdell Partition project and let us know if you have questions or need any additional information. Thank you, Morgan 971-409-9354 Morgan Nolen !JJOClA -if Consulting Arborists & Urban Forest Management 971 .409.9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 rnorgan.holenC comcast.net 1 a 114. Project: MHA1261k Ransdell Partition Morgan Nolen { Tree Protection Monitoring A%f OCIAT . !le Page l of 1 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Site meeting with excavator operator prior to Use a combination of digging and sewer line excavation adjacent to tree 9012. No severing to remove the stump without Excavation 7/9/2013 Morgan Tim Iadjustment is need to the tree protection area; all 'impacts to likely interconnected roots of 11 Holen adjacent to � 7/24/2013 (contractor) 'Tree 9012 work outside of dripline.A stump located along tree 9012. If any roots 1/2"+are revealed the planned sewer line and adjacent to tree 9012 in the trench, cut exposed roots clean to will be removed. sound wood using a pruning saw. I Morgan Tree Protection measures satisfactorily in place and in 7/24/2013 Holen None I Protection good repair where needed across the site. None. N/A General Comments: r 1 Morgan rlolen & Associates, LLC, Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego,OR 97035 morgan.holen@gmail.com 1971.409.9354 • Project: MHA1261k Ransdell Partition Morgan Hien r Tree Protection Monitoring --4;-_- AfJ-OCIATIl,f Iv, Page 1 of 1 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date Excavation for a sewer line is necessary adjacent to Contact the project arborist to Excavation Morgan David tree 9012. All work is outside of the protection coordinate an on-site meeting with the 6/21/2013 adjacent to Holen Ransdell area, but extra care is recommended to avoid root excavator operator prior to sewer line Tree 9012 damage. excavation adjacent to tree 9012. Morgan Tree Protection measures satisfactorily in place and in 7/3/2013 None None. N/A Holen Protection good repair where needed across the site. General Comments: Morgan Holen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway, Suite P220, Lake Oswego, OR 97035 morgan.holen©gmail.com 1971.409.9354 John Floyd From: Morgan Holen <morgan.holen@comcast.net> Sent: Thursday, July 04, 2013 1:53 PM To: David Ransdell Cc: SLucas@legendhomes.com; John Floyd; Albert Shields Subject: Ransdell Partition -Tree Protection Monitoring 7-3-13 Attachments: MHA1261k Ransdell Partition -Tree Protection Monitoring.xlsx Please see the enclosed tree protection monitoring report and let us know if you have questions or need any additional information. Thank you, Morgan 971-409-9354 Dorgan Holen AJJOCIATi/ Consulting Arborists&Urban Forest Management 971 .409.9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holen@comcast.net 1 Project: MHA1261k Ransdell Partition Morgan Nolen Tree Protection Monitoring 6••,- AffOCIATEJ Page 1 of 1 Inspection On Site Recommendation for Resolution Date Inspector Contact Item Condition or Comment Corrective Action Date 1 Initial Tree Morgan David Protection measures satisfactorily in place and in 1 6/21/2013' Protection None. N/A Nolen Ransdell good repair where needed across the site. Verification i Excavation Excavation for a sewer line is necessary adjacent Contact the project arborist to Morgan David to tree 9012. All work is outside of the coordinate an on-site meeting with the 6/21/2013 adjacent to Nolen Ransdell Iprotection area, but extra care is recommended excavator operator prior to sewer line Tree 9012 to avoid root damage. excavation adjacent to tree 9012. I General Comments: Morgan Bolen & Associates, LLC Consulting Arborists and Urban Forest Management 3 Monroe Parkway,Suite P220, Lake Oswego,OR 97035 morgan.holen@gmail.com 1 971.409.9354 John Floyd From: Morgan Nolen <morgan.holen@comcast.net> Sent: Sunday, June 23, 2013 3:24 PM To: David Ransdell Cc: SLucas@legendhomes.com; John Floyd; Albert Shields Subject: Ransdell Partition -Tree Protection Monitoring 6-21-13 Attachments: MHA1261k Ransdell Partition - Tree Protection Monitoring.pdf Please see the enclosed tree protection monitoring report for the Ransdell Partition project in Tigard and let us know if you have questions or need any additional information. Thank you, Morgan Morgan Nolen Alf CCIATLit Consulting Arborists& Urban Forest Management 971 .409 . 9354 3 Monroe Parkway, Suite P 220 Lake Oswego, Oregon 97035 morgan.holenPcomcast.net II 1 if 4. 1' (1) Ransdell Partition Completeness Item _ Met Not Met N/A Comments 18.745.040: X -If existing street trees will be used to Street Trees meet the street tree requirements, a Type I adjustment is required by section 18.745.040.E. 18.790.030: X -No mitigation is required. Tree Plan -The tree protection requirements on Requirement pages 2 and 3 of the arborist report YI should be included on the tree removal plan. The tree removal plan should include a signature of approval from the project arborist indicating consistency with the 3-30-2012 arborist report. 18.790.050: X Permit Applicability • Todd Prager Associate Planner/Arborist August 15, 2012 A _ 1 . 6. II Land Use Application COMPLETENESS REVIEW REQUEST TIGARD TO: Todd Prager RETURN TO: John Floyd DATE SENT: March 12, 2012 REPLY REQUESTED BY: August 20.2012 PROJECT NAME: Ransdell Partition CASE NUMBER: MLP2(112-00001 PROJECT ADDRESS: 14280 SW 97th PROJECT DESCRIPTION: Minor Land Partition Complete? El YesNo Comments below or See Attached 1 is\curpin\masters\completeness review request.docx 1 i C' IIII S ■ TIGARD City of Tigard July 18, 2012 David& Sally Ransdell 14270 SW 97th Ave. Tigard, OR 97224 RE: Notice of Incomplete Application Submittal— Ransdell Partition (MLP2012-00001) Dear Mr. Ransdell: The City has completed its review of your June 19 application for a Minor Land Partition at 14280 SW 97th Avenue. Unfortunately we have found the application to be substantially incomplete. Necessary revisions are listed below. If you have questions or concerns about what is being requested,please do not hesitate to contact me. ,fY. Your project narrative references a driveway length of 95 feet; this is inconsistent with the / preliminary plat which demonstrates an access easement measuring 199.2 feet on sheet"CO" of the plan set. Please revise the project narrative and/or the site plan to reflect the accurate distance. Site plans submitted do not include turnarounds for fire vehicles as required by 18.705.030.I.4 of the Tigard Community Development Code (MC). This requirement can only be waived through a special adjustment to access and egress standards (TDC 18.370.020.C.5). Please revise the site plan to include the turnaround, or apply for the adjustment. 3. Please revise the project narrative and site plans to include sufficient detail regarding the "existing fences and plants" (Page 11 of project narrative) in order to demonstrate compliance with screening standards for paved driveways (FDC 18.420.050.4.f). it Two single-family structures adjoin Parcel 2 to the south, but only one is included on the preliminary plat and on page 20 of the project narrative. Records indicate only one of the two adjoining houses to be two stories in height (9567 Jubilee Court), the other is one-story in height (9502 SW View Terrace). Please revise the site plans and findings in the narrative to address both adjacent structures and the projects conformance with TDC I8.730.020.0 (Building Heights and Flag Lots). 5. Please include a shadow plat demonstrating how Parcel 1 can be subdivided in the future into two conforming parcels. Please refer to attached comments from the City Arborist and Tualatin Valley Fire& Rescue. loft i 13125 SW Hall Blvd. • Tigard, Oregon 97223 • 503.639.4171 TTY Relay: 503.684.2772 • www.tigard-or.gov L Please note that additional completeness items may arise following review of the requested materials. If you have any questions about this letter or your project in general, please feel free contact me anytime at (503) 718-2429 or johnfl@tigard-or.gov. Sincerely, "John Floyd Associate Planner cc: Land Use File Steven C. Roper Attachments: Comments from City Arborist Comments from Tualatin Valley Fire & Rescue 2 of 2 Ransdell Partition Completeness Item Met Not Met N/A Comments 18.745.040: X Street tree are required along the public Street Trees street and private driveway. 18.790.030: X -No mitigation is required. Tree Plan -The tree removal plan should clearly Requirement indicate the location of the tree protection fencing to scale per the project arborist's recommendations. The tree protection requirements on pages 2 and 3 of the arborist report should be included on the tree removal plan. The tree removal plan should include a signature of approval from the project arborist indicating consistency with the 3-30-2012 arborist report. 18.790.050: X Permit Applicability Todd Prager Associate Planner/Arborist June 21, 2012 www.tvfr.[om Tualatin Valley Fire & Rescue CIV July 11, 2012 JUL 12 ZO R2 David Ransdell Clyy OF TIG E D 14270 SW 97th Ave PANNING I AAp Tigard OR 97224 � N,�fIVE RING Re: Ransdell Partition Dear David, Thank you for the opportunity to review the proposed site plan surrounding the above named development project. Tualatin Valley Fire & Rescue endorses this proposal predicated on the following criteria and conditions of approval: 1) FIRE APPARATUS ACCESS ROAD DISTANCE FROM BUILDING AND TURNAROUNDS: Access roads shall be within 150 feet of all portions of the exterior wall of the first story of the building as measured by an approved route around the exterior of the building. An approved turnaround is required if the remaining distance to an approved intersecting roadway, as measured along the fire apparatus access road, is greater than 150 feet. (OFC 503 1.1) The fire code allows the fire official authorization to modify fire department access under certain conditions. ( *see also #2 below). The installation of an automatic sprinkler system is one of those conditions where I am allowed to modify the requirements. Since a turn- around would be required based on the distance from 97th, but you don't have the room to provide one, l am willing to allow the elimination of a turn around with the installation of an approved automatic sprinkler system. Or, if you were to bring the building so that the furthest point was within 300 feet of 97t'' that would also eliminate both the need for a turn around, and automatic sprinklers would not be needed. 2) FIRE APPARATUS ACCESS ROAD EXCEPTION FOR AUTOMATIC SPRINKLER PROTECTION: When buildings are completely protected with an approved automatic fire sprinkler system, the requirements for fire apparatus access may be modified as approved by the fire code official. (OFC 503.1.1) Note: If residential fire sprinklers are elected as an alternate means of protection and the system will be supported by a municipal water supply, please contact the local water purveyor for information surrounding water meter sizing. 3) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more, parking is not restricted. (OFC 503 2.) 20 feet of horizontal unobstructed clearance will be maintained with the exception of the area next to the tree where the width is approved at 16 feet. 4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily distinguishable from the surrounding area and is capable of supporting not less than 12,500 pounds point load (wheel load) and 60,000 pounds live load (gross vehicle weight). You may need to provide documentation from a registered engineer that the design will be capable of supporting such loading. (OFC D102.1) North Operating Center Command&Business Operations Center South.Operating Center Training Center 20665 SW Blanton Street and Central Operating Center 7401 SW Washo Court 12400 SW Tonquin Road Aloha,Oregon 97007-1042 11945 SW 70`h Avenue Tualatin,Oregon 97062-8350 Sherwood,Oregon 97140-9734 503-259-1400 Tigard,Oregon 97223-9196 503-259 1500 503-259-1600 503-649-8577 rota WWW.tvf r.com Tualatin Valley Fire & Rescue 5) PREMISES IDENTIFICATION: Buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Address numbers shall be Arabic numerals or alphabet numbers. Numbers shall be a minimum of 4 inches high with a % inch stroke. (OFC 505.1) If you have questions or need further clarification, please feel free to contact me at 503-259-1504. Sincerely, John Wolff Deputy Fire Marshal Copy: City of Tigard TVFR File Page 12 Land Use Application'�J REQUEST COMPLETENESS REVIEW RE EST TI GARD TO: Greg Berry sk.44 /L RETURN TO: John Floyd DATE SENT: June 21, 2012 REPLY REQUESTED BY: July 2,2012 PROJECT NAME: CASE NUMBER: MLP2012-00001 PROJECT ADDRESS: 14280 SW 97th PROJECT DESCRIPTION: Ransdell Minor Land Partition Project Planner Notes: Complete? ❑ Yes ❑X No Comments below or 0 See Attached Agalevekfr tic-, cdnAid LA41E-teal is�curpinlmasters\completeness review request.docx I BUILDING ENVELOPE? I I EX. DUPLEX (APPROX. LOCATION) ktt.44.4dig c 7;oji -3-fG- 1 SQ.FT. 3414 : '"-P-'7--e €e(C-'-itt62 - 37,119 SQ.FT. SQ,F T. -- - -- - - -- 10' SIDE ivi.121L01A- .y L___ SETBACK 111.23' r - - - - --X6--"Ati-,h4 0 104.8` I IP REEL 2 I PROP. LOT LINE C,,i Q 9,575 SQ.FT. I in Cti iBUILDING ENVELOPE 7:1 -n' 15' REAR X20' FRONL c14115' REAS '?ARD YARD LARD 15' ACCESS • SETBACK SETBACK 'SETBACK EASEMENT 10' SIDE_ { - -- _ _ --- - ---------L----� YARD SETBACK 104.8' 139.8' - i -_ - EXISTING 6' PGE-: —_ — — _1 ___ _ EASEMENT I JUBILEE PLACE LOT 4 LOT 5 EX. TWO STORY HOME \ GRAPHIC SCALE lId PRELIMINARY PLAT SCALE: 1" = 20' 20 70 0 20 \'.i LEGE ( IN FEET ) I 1 7 inch — /1 ff ` - - - Ransdell Partition Completeness Item Met Not Met N/A Comments 18.745.040: X Street tree are required along the public Street Trees street and private driveway. 18.790.030: X -No mitigation is required. Tree Plan -The tree removal plan should clearly Requirement indicate the location of the tree protection fencing to scale per the project arborist's recommendations. The tree protection requirements on pages 2 and 3 of the arborist report should be included on the tree removal plan. The tree removal plan should include a signature of approval from the project arborist indicating consistency with the 3-30-2012 arborist report. 18.790.050: X Permit Applicability Todd Prager Associate Planner/Arborist June 21, 2012 Land Use Application COMPLETENESS REVIEW REQUEST TIGARD TO: Todd Prager RETURN TO: John Floyd DATE SENT: June 21, 2012 REPLY REQUESTED BY: July 2, 2012 PROJECT NAME: Fields Bridge CASE NUMBER: MLP2012-00001 PROJECT ADDRESS: 14280 SW 97th PROJECT DESCRIPTION: Ransdell Minor Land Partition Project Planner Notes: Complete? Yes Fr No Comments below or [71/See Attached is\curpin\masters\completeness review request.docx