MLP2003-00002 � � NOTICE OF TYPE II DECISION ���r ; �;��
MINOR LAND PARTITION (MLP) 2003-00002 CITYOFTIGARD
KELLEHER MINOR LAND PARTITION commumty��t�,e���
S(npingA BetterCommunity
120 DAYS = 9/30/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: KELLEHER MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00002
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres.
Parcel 1 has an existing home on site, and the new parcel is expected to be
developed with a single-family residence in the future. The lot sizes for this
development would be 16,059 and 7,716 square feet respectively.
APPLICANT: Planning Resources, Inc. OWNER: Phil Kelleher
Attn: Ken Sandblast 12995 SW Pacific Highway
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Portland, OR 97223
LOCATION: 14825 SW 92�d Avenue; WCTM 2S111AC, Tax Lot 2802.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 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 VI.
MLP2003-000021KELLEHER PARTITION PAGE 1 OF 17
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CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u m�t t e o owing to t e anning ivision ra i y , x or review an
approval:
1. Prior to site work, the applicant shall ensure that the tree protection measures for the trees that
are to be retained are in place. The City Arborist will inspect and approve the protection
measures prior to site work.
2. Prior to final plat approval, the applicant shall provide the City with a letter from the Tualatin Valley
Fire and Rescue District (NF&R) indicating that the project will not have a detrimental effect on
fire fighting capabilities and that hydrants are provided where needed.
3. Prior to final plat approval, the applicantnr�ust provide a street tree plan. The street tree plan
must provide for street trees along SW 92 Avenue as required in Section 18.745.040(C).
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this proJ'ect to cover the sewer tap, the storm drainage connection, and any other work in the
public right-of-way: Six (6) sets of detailed public improvement plans shafl be submitted for
review to the Engmeering .Department. NOTE: these plans are in addition to any drawings
required by the Building Division and should only include sheets relevant to pu lic improvements.
Public Facility Improvement (PFI) �ermit plans shall conform to City of Tigard Public Improvement
Design Standards, which are available at City Hall and the City's web page (www.ci.tiqard.or.us).
5. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �e 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 withm which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
6. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $30.00.
(STAFF CONTACT: Shirley Treat, Engineering)
7. Prior to approval of the final plat, the applicant's profe�ssional engineer shall provide a site
distance certification for the proposed access onto SW 92 Avenue.
8. The final plat shall show the dedication of ROW on SW 92"d Avenue to provide 27 feet from
centerline.
9. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, indicating that they will construct the following frontage
improvements along SW 92"d Avenue as a part of this pro�ect:
A. 5-foot concrete sidewalk with planter strip;
B. street trees in the planter stri spaced per TDC requirements; and
C. driveway apron (if applicable�
10. The applicant's plan shall show a public sewer extension in SW 92`� Avenue to serve Parcel 2.
11. Prior to approval of the final plat, the applicant shall provide a storm drainage plan for parcel 2.
MLP2003-000021KELLEHER PARTITION PAGE 2 OF 17
12. 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). These monuments
shall be on the same line and shall be of tfie 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.
13. 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 m the amount of the current final plat review fee (Contact
Planning/Engineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washington County, and by the City of Tigard.
D. NOTE: Washington County will not begin their review of the finat 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 sunreyor.
E. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer si nature (for� �artitions), or City Engineer and Community
Development Director signa�ures (for subdivisions).
THE FOLLOWING CONDITI�NS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit t e o owing to t e anning ivision ra � y , x or review an
approval:
14. At the time of submittal for building permits for individual homes within the development, the
developer shall submit materials demonstrating that one (1) off-street parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
15. Prior to any new construction on Parcel #2, the applicant shall supply city staff with a site plan
that illustrates the visual clearance areas. These areas are required to be free of any obstruction
with exception to those allowed by the Tigard Development Code.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
16. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar' copy of the recorded final pfat.
17. Prior to issuance of building permits, the applicant shall coordinate with the Public Works
Department for a new water service on Parcel 2, and the potential relocation of the water meter
servmg Parcel 1.
18. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by Clean Water
Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
MLP2003-00002/KELLEHER PARTITION PAGE 3 OF 17
SECTION III. BACKGROUND INFORMATION
Vicinity Information:
A single-family residence currently occupies the site. The surrounding neighborhood is also single-
family residences.
Pro ert HistON;
T e property was developed as a single-family lot. A search of city records provided no additional
information for this particular property.
Site Information and Pro osal Descri tion:
e app icant is see mg approva o a -ot Minor Land Partition of .54 acres. Parcel #1 has an existing
home on site, and parcel #2 is expected to be developed with a single-family residence. The lot sizes
for this development would be 16,059 square feet and 7,716 square feet respectively.
SECTION IV. NEIGHBORHOOD COMMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
One comment was received from a surrounding neighbor. The neighbor stated concems regarding
Potential access to SW 92"d, which he states has become a by-pass from SW Sattler to SW McDonald.
The neighbor said that he would like to see some traffic calming measures imposed to decrease speeds
on the street. Unfortunately, these impacts cannot be attributed to this development, and staff cannot
impose conditions to a development that would not be proportionate to the impacts created by the
development. Staff will write the neighbor and suggest thaf he contact the City Engmeer regarding fraffic
calming. No other neighborhood comments were received.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.51Q (Residential Zoning Districts)
C. S pecific Development Standards
18.705 Access, Egress & Circulation)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.745 Landscaping and Screening�
18.765 Off-Street Parking and Loading Requirements)
18.790 Tree Removal)
18.795 isual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Im p, rovement Standards
18.810 (Street and Utility Improvement Standards)
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
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.
MLP2003-0OOO2JKELLEHER PARTITION PAGE 4 OF 17
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The proposal is for a 2-lot Minor Land Partition of .54 acres. Parcel one has an existing home on site
that would prohibit the future re-partitioning unless it was removed. Parcel finro exceeds the minimum
lot size of tF�e district by 216 feet. The lot sizes for this development would be 16,059 square feet and
7,716 square feet respectively. Any future partitioning opportunities for this property would require that
the home be moved or demolished. This critenon can be met.
A roval Criteria: Section 18.420.050
T e proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this.application and review process through compliance with the conditions of approval.
Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision.
Improvements will be reviewed as part of the permit process and durin construction, at which time the
appropriate review authority will insure that City and applicable agency s�andards are met. Based on the
analysis in this decision, 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 requirement in the R-4.5 zonin district is 50 feet. The widths of the newly
created lots are proposed to be as follows: Parcel#1- 13� feet wide, and Parcel #2—79 feet wide. BotF�
lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is 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 single-family
residences. Parcel 1 is proposed to be 16,059 square feet, and Parcel 2 is proposed to be 7,716 square
feet. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated
with this proposal. Therefore, this criterion is met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15-foot wide access easement.
Parcel 1 has 132 feet, and Parcel 2 has 79 feet of frontage along SW 92"d Avenue. This standard has
been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zoning district. Any future
development of Parcel 2 will be subject to all setback requirements at the time of development. This
standard has been 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.
None of the proposed lots fit the definition of flag lot. Therefore, this standard is met.
MLP2003-00002JKELLEHER PARTITION PAGE 5 OF 17
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
There are no proposed accessways within ten feet of any,adJ'acent lot. There is no evidence in the
record to suggest that additional screening would be required for this development. This criterion is
satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that state that a minimum of one fire hydrant will be required for
each intersection. There are additional requirements in the agency comments listed later in this decision
that must be met prior to construction. This standard has not been satisfied.
FINDING: The applicant did not specifically address fire fighting capabilities in the narrative and, the
TVF&R Fire Marshall did not make specific comments to the availability of fire protection to
this particular property, therefore, staff is unable to ensure that the proposal meets the
requirements of the Tualatin Valley Fire and Rescue.
CONDITION: Prior to final plat approval, the applicant shall provide the City with a letter from the
Tualatin Valley Fire and Rescue District indicating that the project will not have a
detrimental effect on fire fighting capabilities and that hydrants are provided where
needed.
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.
There are no common drives proposed for this development. This standard is not applicable.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This cnterion is satisfied.
Where landfill andlor 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/b�cycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not
applicable.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s)will be processed concurrently.
The ap plicant has not requested, any variances or adjustments to the standards in this chapter.
Therefore, this standard is not applicable.
MLP2003-00002/KELLEHER PARTITION PAGE 6 OF 17
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Residential Zonin Districts 18.510:
Development standar s in resi ential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 PROPOSED
Parcel 11Parcel 2
Minimum Lot Size
-Detached unit 7,500 sq.ft. 16,059 SF/7,716 SF
-Duplexes 10,000 sq.ft.
-Attached unit 1
Average Minimum Lot Width
-Detached unit lots 50 ft. 132 Feet/79 Feet
-Duplex lots 90 ft.
-Attached unit Iots
Maximum Lot Covera e - -
Minimum Setbacks
-Front yard 20 ft. Applied at the time of building permit
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro ert line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
[1]Single-family attached residential units pertnitted at one dwelling per lot with no more that flve attached units in one grouping.
[2]Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard; however, the site size will be confirmed by survey prior to final plat approval.
Development standards will apply to all future development of the sites.
Section: 18.705 Access, Egress. and Circulation.
Section 18.105.030.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 applicanYs narrative states that there are no obstructions that would cause a reduction in proper
sight distances. Staff recommends that the appIicanYs engineer provide a sight distance certification for
the proposed driveway prior to approval of the fnal plat.
Section 18.705.030.H.2 states that driveways shall not be permitted to be Qlaced 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
9reater depending upon the �nfluence 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 pro p,osed access location does not fall within the influence area of any collector or arterial street
intersection.
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.
MLP2003-00002/KELLEHER PARTITION PAGE 7 OF 17
92nd Avenue is not a collector or arterial; therefore, this standard does not apply.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.030 I 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 bas�s.
Both parcels will have access onto SW 92"d Avenue,which is a public street. This criterion is satisfied.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
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%.
There are no access drives in excess of 150 feet. There is no need for a tumaround. This criterion is
satisfied.
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;
There are no driveways associated with this project that are greater than 200 feet in length. This
criterion is satisfied.
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.
Neither lot will have a driveway approach to an arterial or collector. This criterion is not applicable.
DENSITY COMPUTATIONS: CHAPTER 18.715.
18.7 5. 24 Density a cu ation
Definition of net develo ment area. Net development area, in acres, shall be determined by
su tracting t e o owing an area s) from the gross acres, which is all of the land included in
the legal description of the property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
MLP2003-0000?./KELLEHER PARTITION PAGE 8 OF 17
Gross Developable area 23,775
Existin Home - 7 500
et Deve opa e rea: , 7 Square Feet
Calculatin maximum number of residential units. To calculate the maximum number of
residentia units per net acre, ivi e t e number o s9uare feet in the net acres by the minimum
number of square feet required for each lot in the appl�cable zoning district.
The maximum number of residential units that would be available to the site is 2. The proposal calls for
one additional residential unit for a total of two units on the parent parcel including the existing house.
This standard has been satisfied.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er of residential units per net acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
The minimum number of residential units that the new lot can accommodate is one. This standard has
been satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
Requires t at e era an 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, t ere 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 3d0-28-070) 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
e�able at any point beyond the properly 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 parkin� 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
maintaine 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, none of the environmental conditions that have been listed above will be
compromised beyond allowable levels. The above perFormance standards are met.
These standards would be subject to code enforcement investigation if for some reason
the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
MLP2003-00002/KELLEHER PARTITION PAGE 9 OF 17
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 fength 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 indicated in the narrative that they intend to comply with the street tree
requirement, but did not indicate how. This criterion has not been satisfied.
FINDING: The application does not provide for street trees as required by the Tigard Development
Code (TDC) Section 18.745.040.
CONDITION:Prior to final plat approval, the applicant must provide a street tree plan. The street tree
plan must rovide for street trees along SW 92�d Avenue as required in Section
18.745.040�C).
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
This Chapter is applicable for development projects when there is new construction, expansion
of existing use, or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 1 new lot for single-family construction. Submittals of detailed plans for
the construction of any home within the development are not necessary at this.time. Table 18.765.2
requires that one (1) off-street parking space be provided per detached dwellmg 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 afl residential zones. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits for individual homes within the development,
the developer shall submit materials demonstrating that one (1) off-street parking space,
which meets minimum dimensional and setback requirements as specified in Title 18, will
be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree Plan Requirement: Section 18.790.030
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
certi ie ar orist shall be provided for any lot, parcel or combination of lots or parcels for wh�ch
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 removal/protection plan from certified arborist Raymond Myer, of Tree
Care and Landscapes Unlimited. The arborist report states that there are 23 trees on site that are over
12 inches in diameter. Of those 23 trees, 12 are dead, dying, diseased, or hazardous due to decay or
insect infestation. Of the remaining trees, the applicanf is proposing to remove two trees for
construction. This constitutes 82% retention of viable and healthy trees; therefore, no mitigation is
required.
FINDING: The applicant has provided a tree protection and removal plan from a certified arborist as
required by TDC Chapter 18.790. In order to verify that all protection measures are
adhered to, the following condition shall apply.
CONDITION: Prior to site work, the applicant shall ensure that the tree protection measures for the trees
that are to be retained are in place. The City Arborist will inspect and approve the
protection measures prior to site work.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
MLP2003-00002/KELLEHER PARTITION PAGE 10 OF 17
� . ��.
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.
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 �op 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 rernoved.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
contribute to the o struction o clear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
Non-arterial streets.
Non-arteria 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
trian�le 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:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
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The applicant has not identified visual clearance areas on the site. Staff has visited the site and
obsenred a fence that would possibly encroach into visual clearance areas. This criterion is not
satisfied.
FINDING: Staff cannot verify that the visual clearance triangle is clear of obstruction with the
information provided in the record at this time.
CONDITION: Prior to any new construction on Parcel #2, the applicant shall suppl�r city staff with a site
plan that illustrates the visual clearance areas. These areas are required to be free of any
� obstruction with exception to those allowed by the Tigard Development Code.
IMPACT STUDY: Section 18.390.040.B.e
Req�uires that the appticant shall include an impact study. The study shall address, at a
minimum the transportation system, including bikeways, the draina e system, the parks
system, t�e water system, the sewer system, and the noise impacts of�he development. For
each public facility system and type of impact of the development on the public at large, public
facilities systems, and affected private property users. In situations where the Community
MLP2003-0OOO7JKELLEHER PARTITION PAGE 11 OF 17
Development Code requires the dedication of real propert� interests, the applicant shall either
specifically concur with the dedication of real property interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
Rough Proportionality Analysis
Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's
are expected.to recapture 32 percent of the traffic impact of new development. Presently, the TIF for
each residential trip that is generated is $226.
According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF
assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of sXstem improvements
per trip generated by new development on the Tigard street system can be determined by tF�e following
equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995):
$226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according
to the Washington County TIF ordinance).
According to the ITE manual figures and the TIF ordinance: a single-family residential unit generates 10
average weekday trips per dwelling unit, per day. .As there is only one additional dwelling unit proposed,
10 additional trips are generated per day for this site.
Less Miti ated Costs
e ap�licant is required to dedicate two feet of right-of-way alon� 211 feet of the projects frontage on
SW 92 Ave. At an approximate cost of$3 per square foot, this is valued at approximately $633. The
applicant is also required to construct a 5-foot sidewalk along the same frontage. At an approximate
cost of$20 per lineal foot, this improvement is valued at$4,220
Estimate of unmiti ated im acts
u mpact is equa to ai y trips x $725 = $7,250
Less TIF Assessment 10 daily trips x $226 = $ 2,260
Less Mitigated costs = $4,853
quals t e unmitigate mpact o 37
FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the
development exceed the costs of the conditions imposed and, therefore, the conditions are
roughly p�oportionate to the impacts sustained and thereby justified.
D. Street And Utili Im rovements Standards Section 18.810:
Chapter 18.810 provi es construction standar s for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-of-way width and a 48-foot paved section. A local residential street must
have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other
im�rovements required may include on-street parking, sidewalks and bikeways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies adjacent to SW 92"d Avenue, which is classified as a Neighbofiood route on the City of
Tigard Transportation Plan Map. According to the most recent tax assessor's map, there is
approximately 25 feet of ROW from centerline currently. The applicant should dedicate additional ROW
to provide a minimum 27 feet from the centerline to bring it up to standard.
MLP2003-0OOD2lKELLEHER PARTITION PAGE 12 OF 17
� . �
SW 92"d Avenue is cuRently paved, but not fully improved to City standards. In order to mitigate the
impact from this development, the applicant should construct a 5-foot public sidewalk and install street
trees in accordance with City standards.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate building sites for the use contemplated,
consideration of needs for conven�ent access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
Where street location is precluded by natural topography, wetlands or other bodies of water or,
pre-existing development or;
For blocks adjacent to arterial streets, limited access highways, major collectors or railroads.
For non-residential blocks in which internal public circulation provides equivalent access.
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
connect�ons 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 site is an infill lot surrounded by pre-existing development there are no further opportunities to
provide any connections. This standard is met.
Lots - Size and Shape: Section 18.810.060(A) �rohibits lot depth from being more than 2.5 times
the average lot wicith, unless the parcel is ess than 1.5 times the minimum lot size of the
applicable zoning district.
The average width for parcel 1 is 126 feet, and it is 160 feet deep. Parcel #2 has an average width of 82
feet and a depth of 105 feet. Neither of the lots are deeper than 2.5 times their average width. 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 m�nimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached s�ngle-family dwelling unit,
the frontage shall be at least 15 feet.
Both lots exceed the minimum frontage requirements. This standard has been discussed previously in
this decision.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant has indicated that they will construct a 5-foot sidewalk along their frontage. Therefore, this
criterion is met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: 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.
MLP2003-00002/KELLEHER PARTITION PAGE 13 OF 17
There is an existing 8-inch public sewer line to the north of the site, and an 8-inch line located to the
south of the site. The applicant has indicated that the proposed development will extend a lateral from
the existing main line adjacent to Parcel 1. However, the plan implies that the extension would be a
private lateral extending approximately 100 feet in the street which is not permitted. The applicant will
need to extend a public main to serve Parcel 2.
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 U pstream 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 amendmen}s).
There are no existing upstream drainageways that impact this 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
draina�e facility, the Director and Engineer shall withhold approval of the develo�ment 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 Surtace Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity system develo ment charg e upon
application for a building permit on Parcel 2. All proposed development within the Ci�jr shall be designed
such that storm water runoff is conveyed to an approved public drainage system. There is an existing
storm line in SW 92"d Ave. The applicant shall provide a plan that shows how the new parcel will be
drained to an approved drainage system.
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 92"d Avenue is not a designated bike facility. This criterion is not applicable.
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-g rounding costs when the development is proposed to take
place on a street where existing utili�ies 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 beneft of under-grounding in conjunction with the
MLP2003-00002JKELLEHER PARTITION PAGE 14 OF 17
� . .
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 no existing overhead utility lines along the frontage of SW 92"�Avenue.
ADDITIONAL CITY ANDlOR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water S stem:
The ity o Tigard provides public water service in this area. The applicant will need to contact the
Water Department for a new water service upon construction of the new home on Parcel 2. The
applicant also needs to coordinate with the Public Works Department with regard to the location of the
existing meter serving Parcel 1.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM� regulations established by
Clean Water Services (CWS) Design and Construction Standards adopted by Resolution and
Order No. 00-7) which require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land
partitions. It would be impracticaf to require an on-site water quality facility to accommodate treatment of
the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee-in-
lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee-in-lieu on this
application.
Address Assi nments:
The ity o Tigard is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Sennce Boundary (USB). An addressing fee in the amount of $30.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $30.00.
Surve Re uirements
T e app icant s ina p at 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 ( C 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Aiong 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 ap p.licant's as-built drawings shall be tied to the GPS network. The applicanYs 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�.
MLP2003-00002/KELLEHER PARTITION PAGE 15 OF 17
SECTION VII. OTHER STAFF COMMENTS
City of Tigard Water Department was notified and offered comments that have been included within
this decision. They indicate that the existing water service needs to be relocated to the property.comer,
and that the owner needs to contact the City of Tigard Public Works Division for the work. They indicate
that the work will need to be completed at the owner's expense.
City of Tigard Operations Department reviewed the proposal but offered no comments.
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Tigard Police Department has reviewed the proposal and stated that there are no objections to
the proposal.
City of Tigard Arborist has reviewed the proposal and stated that he has no objections to the proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and indicated that Public Sewer needs to be
extended to Parcel 2.
Tualatin Valley Fire & Rescue provided the following comments:
�> SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single
family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate
fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an
intersection as measured in an approved manner around the outside of the structure and along
approved fire apparatus access roadways. Placement of additional fire hydrants shall be as
approved by the Chief. (UFC Sec. 903.4.2.2)
2� FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
s� REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation
of reflective markers. The markers shall be blue. They shall be located adjacent and to the side
of the centerline of the access road way that the fire hydrant is located on. In case that there is no
center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
a� FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70
feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same
side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved
by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1)
5� SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are)
3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix
Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roadways and fire fighting water supplies shall be installed and operational prior
to any other construction on the site or subdivision. (UFC Sec. 8704)
MLP2003-00002JKELLEHER PARTITION PAGE 16 OF 17
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
�— Owner of record within the required distance
�- Affected govemment agencies
Final Decision:
THIS DECISION IS FINAL JULY 3, 2003 ON AND BECOMES
EFFECTIVE ON JULY 19, 2003 UNLESS AN APPEAL IS FILED.
T�A eal:
ector'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 Communit� 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 thelVotice 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, sub�ect 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 JULY 18, 2003.
Questions:
I yo� u have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639�171.
� July 3, 2003
PREPARED BY: Brad Kilby DATE
Associate Planner
MLP2003-00002/KELLEHER PARTITION PAGE 17 OF 17
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00002 CITYOFTIOARD
Community�Development
KELLEHER MINOR LAND PARTITION S{'iapingABetterCommunity
120 DAYS = 9/30/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: KELLEHER MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00002
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres.
Parcel 1 has an existing home on site, and the new parcel is expected to be
developed with a single-family residence in the future. The lot sizes for this
development would be 16,059 and 7,716 square feet respectively.
APPLICANT: Planning Resources, Inc. OWNER: Phil Kelleher
Attn: Ken Sandblast 12995 SW Pacific Highway
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Portland, OR 97223
LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 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. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or �,
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the �,
time of the request. '
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice;
of� t e mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
- ,I
Final Decision: '
THIS DECISION IS FINAL ON JULY 3, 2003 AND BECOMES
EFFECTIVE ON JULY 19, 2003 UNLESS AN APPEAL IS FILED.
A�peal:
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 JULY 18, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilbv at
(503} 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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N4TICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION Community�DeveCopment
S(�aping�BetterComrnunity
DATE OF NOTICE: June 10, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00002
FILE NAME: KELLEHER PARTITION
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-
family residence in the future. The lot sizes for this development would be 16,059 and 7,716
square feet respectively.
ZONE: 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.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 14825 SW 92nd Avenue; WCTM 2S111AC, Tax Lot 2802.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON JUNE 24 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning
Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard
by telephone at (503} 639-4171.
ALL COMMENTS MUST BE RECEIVED BY TNE CITY OF TIGQRD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOYE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN TNE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 27, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings �fficer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATIONlEVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of$.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "You� Right to Provide Written Comments."
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REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
,ShapingA Better Community
DATE: lune 10,2003 REC�1VED PLANNING
T0: lohn Roy,Property Mana9er/Puplic Works Annex
JUL 1 0 2003
FROM: City of Tigard Plannin9 Diuision CITY OF TIGARD
STAFF CONTACT: Brad IGiby,Associate Planner[x24341
Phone: [5031639-4111/Fax: [5031684-129)
MINOR IAND PARTITION[MLP]2003-00002
➢ KELLEHER PARTITION Q
REQUEST: The applicant is requesting approval of a - Parcel 1
has an existing home on site, and the new parcel i: Q ile-family
residence in the future. The lot sizes for this develc , iare feet
respectively. LOCATION: 14825 SW 92"d Avenue; 1� 1 � , : R-4.5:
Low-Density Residential District. The R-4.5 zoning , etached
single-family homes with or without accessory reside square
feet. Duplexes and attached single-family units are pe � itutional
uses are also permitted conditionally. APPLICABLE ' �L��('��'�' opment
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.71 � 95 and
18.810. ��/L.Y�-�-S
_�—�
Attached are the Site Plan, Vicinity Map and Applicant's Infori �plied by
various departments and agencies and from other information a� 3tion will
be prepared and a decision will be rendered on the proposal � on this
application, WE NEED YOUR COMMENTS BACK BY: J �rovided
below or attach a separate letter to return your comments. If vo� _ _..�,..��., uy ine 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 Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
IName&Number of Person Commenting: — I
TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
' COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
June 17, 2003
Morgan Tracy, Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
Re: Kelleher Partition
Dear Brad,
I have reviewed the submittal for the above named project and have the following comments:
1) SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate fire hydrants are
required if any portion of a structure exceeds 500 feet from a hydrant at an intersection as measured in an
approved manner around the outside of the structure and along approved fire apparatus access roadways.
Placement of additional fire hydrants shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
2) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more than 15
feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
3) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center line,
then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
4) FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70 feet of a
fire department connection (FDC). Fire hydrants and FDC's shall be located on the same side of the fire
apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved by the Chief. (1996
Oregon Structural Specialty Code, Sec. 904.1.1)
5) SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single family
dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are) 3,600 square feet or
larger, the required fire flow shall be determined according to UFC Appendix Table A-III-A-1. (UFC
Appendix III-A, Sec. 5)
6) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire apparatus
access roadways and fire fighting water supplies shall be installed and operational prior to any other
construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
Sincerely,
Eric T . McMullen
Eric T. McMullen
Deputy Fire Marshal
7401 SW Washo Court, Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.rifr.com
, � ,
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 6/24/03
TO: Brad Kilby, Associate Planner
FROM: Kim McMillan, Development Review Enginee
RE: MLP 2003-00002 Kelleher Partition
Access ManaQement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's narrative states that there are no obstructions that would cause a
reduction in proper sight distances. Staff recommends that the applicanYs
engineer provide a sight distance certification for the proposed driveway prior to
approval of the final plat.
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 proposed access location does not fall within the influence area of any
collector or arterial street intersection.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 1
. �.
92"a Avenue is not a collector or arterial, therefore the condition does not apply.
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route to have a 54 foot right-of-way width and 32-foot paved
section. Other improvements required may include on-street parking,
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW 92"d Avenue, which is classified as a Neighborhood
Route on the City of Tigard Transportation Plan Map. At present, there is
approximately 25 feet of ROW from centerline, according to the most recent tax
assessor's map. The applicant should dedicate additional ROW to provide a
minimum 27 feet from the centerline.
SW 92"d Avenue is currently paved, but not fully improved to City standards. In
order to mitigate the impact from this development, the applicant should
construct a 5 foot public sidewalk and install street trees in accordance with City
standards.
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 trafFc and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 2
. .
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant indicates that they will construct a 5 foot sidewalk along their
frontage, therefore this criterion is met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 3
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an existing 8-inch public sewer line to the north of the site and an 8-inch
line located to the south of the site. The applicant has indicated that the
proposed development will extend a lateral from the existing main line adjacent
to Parcel 1. However, the plan implies that the extension would be a private
lateral extending approximately 100 feet in the street which is not permitted. The
applicant will need to extend a public main to serve Parcel 2.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this 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).
Developments of this small size, especially residential land partitions, are not
required to provide on-site detention. The applicant will be required to pay the
water quantity SDC upon application for the building permit on Parcel 2.
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 4
All proposed development within the City shall be designed such that storm water
runoff is conveyed to an approved public drainage system. There is an existing
storm line in 92"d Avenue. The applicant shall provide a plan that shows how the
new parcel will be drained to an approved drainage system.
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 92�d Avenue is not a designated bike facility.
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
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 5
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 no existing overhead utility lines along the frontage of SW 92"d Avenue
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
The City of Tigard provides public water service in this area. The applicant will
need to contact the Water Department for a new water service upon construction
of the new home on Parcel 2. The applicant also needs to coordinate with the
Public Works Department with regard to the location of the existing meter serving
Parcel 1.
Storm Water Quality:
The City has agreed to enforce SurFace Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site water
quality facility to accommodate treatment of the storm water from Parcel 2.
Rather, the CWS standards provide that applicants should pay a fee-in-lieu of
constructing a facility if deemed appropriate. Staff recommends payment of the
fee-in-lieu on this application.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to
the City prior to approval of the final plat.
For this project, the addressing fee will be $30.00.
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 6
Survev 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).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to commencing onsite improvements, a Public Facility Improvement
(PFI) permit is required for this project to cover the sewer tap, the storm
drainage connection 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.ci.tigard.or.us).
. 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
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 7
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of$30.00. (STAFF CONTACT: Shirley Treat, Engineering).
. Prior to approval of the final plat, the applicant's professional engineer shall
provide a sight distance certification for the proposed access onto SW g2"d
Avenue.
. The final plat shall show the dedication of ROW on 92nd Avenue to provide
27 feet from centerline.
. The applicant shall submit construction plans to the Engineering Department
as a part of the Public Facility Improvement permit, indicatin� that they will
construct the following frontage improvements along SW 92" Avenue as a
part of this project:
A. 5-foot concrete sidewalk with planter strip;
B. street trees in the planter strip spaced pe�TDC requirements;
C. driveway apron (if applicable).
. The applicant's plan shall show a public sewer extension in 92"d Avenue to
serve Parcel 2.
. Prior to approval of the final plat the applicant shall provide a storm drainage
plan for Parcel 2.
. 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). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 8
B. 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.
C. The right-of-way dedication for 92"d Avenue shall be made on the
final plat.
D. 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 applicanYs
surveyor.
E. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar"copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall coordinate with the
Public Works Department for a new water service on Parcel 2 and the
potential relocation of the water meter serving Parcel 1.
. Prior to issuance of the building permit for Parcel 2, the applicant shall pay
the standard water quality and water quantity fees per lot (fee amounts will
be the latest approved by CWS).
ENGINEERING COMMENTS MLP 2003-00002 Kelleher Partition PAGE 9
JOHN R. McILVAIN
14620 S W 92°d Ave
Tigard, OR 97224
24 June 03
City of Tigard, Planning Division
ATTN: Bad Kilby
The Kelleher Minor Land Partition 2003-00002 should only be considered favorably after the following issue is
considered.
TRAFFIC SAFETY:
The proposed Minor Land Partition occurs within approximately 100 feet of the intersection of Pinebrook and
92°d Avenue.
Within the past nine years traffic on 92"a has increased significantly as a by pass from Sattler to MacDonald.
Traffic speeds have also increased significantly within this route. Traffic turning south onto 92"d from
Pinebrook encounters a blind curve/bend in 92°d Avenue approximately 100 feet south of the intersection. The
proposed site's driveway would possibly enter 92°d in this blind section of roadway. Many near accidents have
been witnessed both of traffic traveling north in excess of the posted speed limit and traffic leaving Pinebrook
heading south on 92"a
Adding a driveway in this area has risk unless traffic speed is addressed. A possible solution would be to make
92°d and Pinebrook a three-way stop with appropriate signage or installing speed bumps may be another option.
If the speed and flow of traffic is not addressed, this application should not be considered for the public safety
issues.
R spectfull ,
� fy' _ .
J HN R. McILVAIN
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� '�� REQUEST FOR COMMENTS CIIY OFT1GaRD
�'ommunity�DeveCapment
S(capirr9/'I BetteT Cotnmurzity
DATE; J■ne 10.2D�3
T0; l�e w�a�r.cleanwater Servlces/SwWI�ngram � [� � � � � �
FBOn n efTi srdPtann�nAO"rvisiou JUN Y 1 20�3
S'fA� I�ONTA�T: Br�d IOlbv.Jassoci8te Pla�ner Ix24341
Ph�ne: [50,31639�41T1lFex: [50316847297 By
` MINOB LA11U pARTITIBN�LP�2005-00002
➢ KELLEHER PARTITION Q
RE �lUEST: The applicant i�� requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
ha an existing home on si�e, and the new parcel is expected to be developed with a single-family
re: clence in the future. Th�e lot sizes for this development would be 16,059 and 7,716 square feet
re: �ectively. LOCATION: �i4825 SW 92"Q Avenue; WCTM 2S111AC, Tax Lot 2802. ZONE: R-4.5:
Lo r-Density Residential District. The R�.S zoning district is designed to accommodate detached
sir ale-family hvmes with or without accessory residential units at a minimum lot size of 7,500 square
fee t. Duplexes and attachecl single-family units are permitted conditionally. Some civic �nd institutional
us �:� are also permitted con�ditionally. APPLICABLE REVIEW CRITERIA: Community Development
Cc �e Chapters 18.390, 18,��20, 18.510, 18.705, 18,715, 18.725, 18.745, '18.765, 18.790, 18.795 and
18 910.
Atta� �ed are the Site Pfan� Vicinuty Map and Applicant's Informatlon for your review. From information suppfied by
varic ��� departments and agenpes and from other information available to vur staff, a report and recommendation will
be F E�pared and a dea�ion will fbe.,rendered on the p�r,��o o,,sal in the near future. (f you wish to comment on this
appl K�tion, ?�������,,i������i� I� iJ� ��JP���k3'�..'� ��I�������� You may use the space provided
belo � or attach a separate letter'I;o retum your Comments. If you are unable to respond by the above date, please
phor ; the staff contact noted abave with your comments and confirm you�Comments in writing as soon as possible. If
you �ive any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
�IP,�E CStE�i�C�H�G�I�GIII����FQ",��� ��'I.��Gi�1T� 'adJ1nN��►�!I�.APP �,���='�������I�I
_ We have reviewed the pru�posal and have no objections to it.
Please contact of our office.
Please refer to the enclos�i:d letter.
�, Written Comments pt'ovi�rled below'
�' x �N� ��� G/G /-� hc� T'.o 2 S ��2 ?U �a rc.�� 2
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� ame&Number of Person Cornmenting; /,� /I
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T00/T00� S��IAii�S 2I3.LVM AiV�'I� 5Z5C968�05 %V3 LC�ZT CO/OZ/90
�
REQUEST FOR COMMENTS CITYOFTIGARD
Community�Devefopment
S(uipingA Better Community
DATE: lune 10,2003
REC�IVED PLANNING
T0: lim Wolf,Tigard Police Department Crime Prevention Officer
JUN 2 5 2003
FROM: City of Tigard Planning Diuision
STAFF CONTACT: Brad Kilp]I,Associate Planner[x24341 CITY OF TIGARD
Phone: [5031639-4111/Fax: [5031684-7291
MINOR LAND PARTITION[MLP]2003-00002
➢ KELLEHER PARTITION Q
REQUEST: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-family
residence in the future. The lot sizes for this development would be 16,059 and 7,716 square feet
respectively. LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802. ZONE: 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. APPLICABLE REVIEW CRITERIA: Community Development
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and
18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 24, 2003. 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 Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8 Number of Person Commenting: ,` `_`o`� �1�I I
lJ VV
REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
SFiapingA Better Community
DATE: lune 10,2003
T0: Matt Stine,Urban Forester/Public Works Annex
FROM: City of Tigard Plannin9 Diuision
STAFF CONTACT: Brad K�Iby,Associate Planner[x24341
Phone: [5031639-4111/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00002
➢ KELLENER PARTITION Q
REQUEST: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-family
residence in the future. The lot sizes for this development would be 16,059 and 7,716 square feet
respectively. LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802. ZONE: 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. APPLICABLE REVIEW CRITERIA: Community Development
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and
18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 24, 2003. 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 Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
'� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
� � S T�
IName 8�Number of Person Commenting: I
REQUEST FOR COMMENTS CITYOFTI(3ARD
Community�DeveCopment
ShapingA Better Community
�ATE: lune 10,2003
T0: Dennis Koellermeier,Operations Manager/Water Department
FROM: Cit�of Tigard Planning Division REC�I�ED PLANNING
STAFF CONTACT: Brad Kilb]I,Associate Planner[x24341 �UN 1 3 2003
Phone: [5031639-4111/Fax: [5031684-129)
MINOR LAND PARTITION[MLPI 2003-00002
➢ KELLENER PARTITION Q
REQUEST: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-family
residence in the future. The lot sizes for this development would be 16,059 and 7,716 square feet
respectively. LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802. ZONE: 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. APPLICABLE REVIEW CRITERIA: Community Development
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and
18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 24, 2003. 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 Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
� Written comments provided below:
i/ � � �rlV!—
W`U.! �SK� �'srl�c� �d T� � lt �vC1.f1Dn � Q.�I D � /kD•orLt.O'� �o
/' �d�7� �� /�C �C��✓1
I Name& Number of Person Commenting: ^��7� ,..�!_ � I
f�� �' �-�x v
REQUEST FOR COMMENTS CITYOFTIGARD
�ommunity�DeveCopment
ShapingA BetterCommunity
DATE: lune 10,2003
T0: PER AITACHED
FROM: Cit�of Ti9ard Plannino Diuision
STAFF CONTACT: Brad Kiid]I,Associate Planner[x24341
Phone: [5031639-4111/Fax: [5031684-)29I
MINOR LAND PARTITION[MLPI 2003-00002
➢ KELLENER PARTITION Q
REQUEST: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-family
residence in the future. The lot sizes for this development would be 16,059 and 7,716 square feet
respectively. LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802. ZONE: 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. APPLICABLE REVIEW CRITERIA: Community Development
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and
18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: JUNE 24 2003. You may use the space provided
below or attach a separate letter to return your comments. If vou 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 Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
I Name 8 Number of Person Commenting: I
�
. , . CITY � TIGARD REQUEST FOR C0� :NTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: � � �` FILE NAME:
CITIIEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central ❑East [�South ❑West �Proposal Desc�ip.in Library CIT Book
CITY OFFICES
LONG RANGE PLANNING/Barbara Shields,Planning Mgr. �OMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Prevention O�cer
BUILDING DIVISION/Gary Lampella,Building Official +ENGINEERING DEPTJBrian Rager,Dvipmnt.Review Engineer 1�YYATER DEPTJDennis Kcellermeier,Operations Mgr.
CITY ADMINISTRATION1Cathy WheaUey,Ciry Recorder �PUBUC WORKS/John Roy,Property Manager .PUBUC WORKS/Matt Stine,Urban Forester
✓ PLANNER-POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING! _C.�JSherman Casper,Permit Coord�sowcuP re nF�
SPECIAL DISTRICTS
TUAL.HILLS PARK&REC.DIST.#� / TUALATIN VALLEY FIRE&RESCUE+► TUALATIN VALLEY WATER DISTRICT♦ . CLEANWATER SERVICES +�
Planning Manager Fire Marshall Administrative O�ce Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 H�Ilsboro,OR 97124
LOCAL AND STATE IURISDICflONS
CITY OF BEAVERTON � CITY OF TUALATIN 3R OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
Irish Bunnell,o��o�s�+� 18880 SW Martinaai Avenue PO Box 59 775 Summer Street NE
PO Box 4755 Tualatin,OR 97062 Portland,OR 97207 Salem,OR 97301-1279
Beaverton,OR 97076
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE&PIANNING� OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE
CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
PO Box 23483 _ Bob Knight,DataResourceCemer(ZGI) US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,GmwthManapemeMCoorAinator OR.DEPT.OF LAND CONSERV.B�VLP Kathryn Harris
_ Mel Huie,c���5coom+�am��cPnrzo�� L2rry F�ench(comp.P�annmer�dmentson�y) Routing CENWP-OP-G
CITY OF KING CITY� Jennifer Budhahhatti,R�w�a�cweua�+as> 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GrowlhMarwpemenlServices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY �
OR.DEPT.OF ENERGY�Pw�enines in nreal _OR.DEPT OF AVIATION�MO�000�a Towenl Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,P���u 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 Safem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 _Brent CuRis�can�
Lake Oswego,OR 97034 Gregg Leion�cvo.�
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Anne LaMountain ocnn�ae�
CITY OF PORTLAND �raery ro�w�i�,a:�a Poc�u�e�����,�ima�.,s� _Marah Danielson,Oevelopmem Review Coordmator Phil Healy e�crwae�
David Knowles,���o a�,o+�. Regional Administrator Carl Toland, Right-of-Way Section cv��� Steve Conway ec��a�.�
Portland Building 106,Rm. 1002 2020 SW Fourth Avenue.Suite 400 123 NW Flanders _Sr.Cartogrepher��Pwzc�,MS,•
1120 SW Fifth Avenue PoRland,OR 97201-4987 PoRland,OR 97209-4037 Jim Nims�zca�MS�s
Portland,OR 97204 _Doria Mateja czcn�Ms,a
ODOT,REGION 1 -DISTRICT 2A�
WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"(MOnopoN Towen) Jane Estes,P��e s���5�
Dave Austin 5440 SW Westgate Drive,Suite 350
PO 8ox 6375 Portland,OR 97221-2414
Beaverton,OR 97007-0375
UTILITY PROVIDERS QND SPECIQL AGENCIES
PORTLAN�WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ing�on Northern�Santa Fe wR Predecessor)
Robert I. Melbo,President&General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS AT&T CABLE _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer D2bf2 PeIfI12f(nnnexations on�y) Pat McGann (If PmjecS is Within%Mile of A Trens�t 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 Portla�d,OR 97232
PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY VERIZON _ QWEST COMMUNICATIONS
Ken GuGerrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engi�eering Jeri Cella,Engineering
9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 PoRland,OR 97209-3991 Beaverton,OR 97075-1100 Po�tland,OR 97219
TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 ATBT CABLE c�,EdHalMaf%N)
Marsha Butler,Administrative Offices Jan Youngquist,Demographics 8 Planning Dept. Diana Carpenter
6960 SW Sandburg Street 16550 SW Mer10 Road 3500 SW Bond Street
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Portland,OR 97232
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTT FOR ANYIALL
QTy PROJECTS(Project Planner Is Responsible For Indicating Parties To NOtify�. h:lpatty�masters\Requesl For Cortments Notilcation Llsl 2.doc (Revised: 1/3/03)
AFFIDAVIT OF MAILING CITYOFTIGARD
��urr rn�ut i t j�-Det�e�opme�tt
SfeapingA�aetterCommunity
I, �atricia L. Gunfs ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAclministrative SpeciaC�st for
the �'ity ofTigard, `Washin$ton County, Oregon and that I served the following:
�Check Appropiate Box(5)Beqw�
❑x NOTICE OF DECISION FOR: MLP2003-00002/KELLEHER MINOR LAND PARTITION
❑ AMENDED NOTICE (File NoJName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Elchlblt"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 E1(hlblt'B",and by reference made a part
hereof, on lllly 3,2003,and deposited in the United States Mail on lllhl 3,2003, postage prepaid.
(Pe son t repa otic )
S7A�E o�F�GoN )
County of`Was :ngton �ss.
City of 7igard ) _
Subscribed and sworn/affirmed before me on the�` day of � �'V� , 2003.
,.;:.°,, OFFICIAL SEAL
"" •° J BENGTSON
��� '�; NOTARY PUBLIC•OREGON
`MY CO MOISSION�P RES APR.27,20U7
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Q. Infortnation on lhis map is for general location onty�M
should be verified with Me Devebpnent Services Division.
� m a UMMERFIEL SW ti� Z BRAEBURN 13125 SW Hall Blvd
Y Tipard.OR 97223
Q � � � (503)639-4771
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Community Development Plot date:Jun 10,2003;C:lmagicUAAGIC03.APR
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EXHiBiT�
NOTICE OF TYPE II DECISION
,.
MINOR LAND PARTITION (MLP)2003-00002 CITY OF TIGARD
commun,cy�l�zUelopmrnt
KELLEHER MINOR LAND PARTITION ,ShctpingABetterCommunity
120 DAYS = 9/30/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: KELLEHER MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00002
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres.
Parcel 1 has an existing home on site, and the new parcel is expected to be
developed with a single-family residence in the future. The lot sizes for this
development would be 16,059 and 7,716 square feet respectively.
APPLICANT: Planning Resources, Inc. OWNER: Phil Kelleher
Attn: Ken Sandblast 12995 SW Pacific Highway
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Portland, OR 97223
LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 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 VI.
MLP2003-00002/KELLEHER PARTITION PAGE 1 OF 17
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit t e o owing to t e anning ivision ra i y , x or review an
approval:
1. Prior to site work, the applicant shall ensure that the tree protection measures for the trees that
are to be retained are in place. The City Arborist will inspect and approve the protection
measures prior to site work.
2. Prior to final plat approval, the applicant shall provide the City with a letter from the Tualatin Valley
Fire and Rescue District (NF&R) indicating that the project will not have a detrimental effect on
fire fighting capabilities and that hydrants are provided where needed.
3. Prior to final plat approval, the applicant�r�ust provide a street tree plan. The street tree plan
must provide for street trees along SW 92 Avenue as required in Section 18.745.040(C).
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
4. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this proJ'ect to cover the sewer tap, the storm drainage connection, 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 improvemenfs.
Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement
Design Standards, which are avaifable at City Hall and the City's web page (www.ci.tigard.or.us).
5. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example,,specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
6. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $30.00.
(STAFF CONTACT: Shirley Treat, Engineering)
7. Prior to approval of the final plat, the applicant's profe�ssional engineer shall provide a site
distance certification for the proposed access onto SW 92� Avenue.
8. The final plat shall show the dedication of ROW on SW 92"d Avenue to provide 27 feet from
centerline.
9. The applicant shall submit construction plans to the Engineering Department as a part of the
Public Facility Improvement permit, indicating that they will construct the following frontage
improvements along SW 92"d Avenue as a part of this proJect:
A. 5-foot concrete sidewalk with planter strip;
B. street trees in the planter stri spaced per TDC requirements; and
C. driveway apron (if applicable�
10. The applicant's plan shall show a public sewer extension in SW 92"d Avenue to serve Parcel 2.
11. Prior to approval of the final plat, the applicant shall provide a storm drainage plan for parcel 2.
MLP2003-0000?JKELLEHER PARTITION PAGE 2 OF 17
12. The applicanYs 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). 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.
13. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla 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. 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.
E. After the City and County have reviewed the finaf plat, submit two mylar copies of the final
plat for City Engineer si�nature (for partitions), or City Engineer and Community
Development Director signa ures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit t e o owing to t e anning ivision ra i y , x or review an
approval:
14. At the time of submittal for building permits for individual homes within the development, the
developer shall submit materials demonstrating that one (1) off-street parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
15. Prior to any new construction on Parcel #2, the applicant shall supply city staff with a site plan
that illustrates the visual clearance areas. These areas are req uired to be free of any obstruction
with exception to those allowed by the Tigard Development Code.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
16. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
17. Prior to issuance of building permits, the applicant shall coordinate with the Public Works
Department for a new water service on Parcel 2, and the potential relocation of the water meter
serving Parcel 1.
18. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per Iot (fee amounts will be the latest approved by Clean Water
Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
MLP20a3-00002/KELLEHER PARTITI�N PAGE 3 OF 17
.` � � .
SECTION III. BACKGROUND INFORMATION
Vicinit Information:
A single- amily residence currently occupies the site. The surrounding neighborhood is also single-
family residences.
Pro ert Histo :
he property was developed as a single-family lot. A search of city records provided no additional
information for this particular property.
Site Information and Pro osal Descri tion:
he applicant is see ing approval o a -ot Minor Land Partition of .54 acres. Parcel #1 has an existing
home on site, and parcel #2 is expected to be developed with a single-family residence. The lot sizes
for this development would be 16,059 square feet and 7,716 square feet respectively.
SECTION IV. NEIGHBORHOOD COMMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
One comment was received from a surrounding neighbor. The neighbor stated concems regarding
potential access to SW 92"d, which he states has become a by-pass from SW Sattler to SW McDonald.
The neighbor said that he would like to see some traffic calming measures imposed to decrease speeds
on the street. Unfortunately, these impacts cannot be attributed to this development, and staff cannot
impose conditions to a development that would not be proportionate to the impacts created by the
development. Staff will write the neighbor and suggest that he contact the City Engineer regarding traffic
calming. No other neighborhood comments were received.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.51 Q (Residential Zoning Districts)
C. S pecifc Development Sfandards
18.705 Access, Egress & Circulation)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.745 Landscaping and Screening)
18.765 Off-Street Parking and Loading Requirements)
18.790 Tree Removal)
18.795 isual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Im rovement Standards
18.810 (Street and U ility Improvement Standards)
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
COMPLIANCE WITH COMMUNITY DEVELOPMENT CODE SECTION
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
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.
MLP2003-00002/KELLEHER PARTITION PAGE 4 OF 17
The proposal is for a 2-lot Minor Land Partition of .54 acres. Parcel one has an existing home on site
that would prohibit the future re-partitioning unless it was removed. Parcel two exceeds the minimum
lot size of the district by 216 feet. The lot sizes for this development would be 16,059 square feet and
7,716 square feet respectively. Any future partitioning opportunities for this property would require that
the home be moved or demolished. This criterion can be met.
A roval Criteria: Section 18.420.050
T e proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition will comply with all statutory and ordinance requirements and regulations at the
time of proposed development as demonstrated both by the analysis presented within this administrative
decision and by this application and review process through compliance with the conditions of approval.
Therefore, this criterion is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this cnterion 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.
Improvements will be reviewed as part of the permit process and durin construction, at which time the
appropr'iate review authority will insure that City and applicable agency s�andards are met. Based on the
analysis in this decision, 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 requirement in the R-4.5 zoning district is 50 feet. The widths of the newly
created lots are proposed to be as follows: Parcel #1- 132 feet wide, and Parcel #2 —79 feet wide. BotF�
lots will exceed the minimum lot width standard of 50 feet. Therefore, this criterion is 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 single-family
residences. Parcel 1 is proposed to be 16,059 square feet, and Parcel 2 is proposed to be 7,716 square
feet. The proposed lots exceed the minimum lot sizes of the zone. There are no flag lots associated
with this proposal. Therefore, this criterion is met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15-foot wide access easement.
Parcel 1 has 132 feet, and Parcel 2 has 79 feet of frontage along SW 92nd Avenue. This standard has
been met.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zoning district. Any future
development of Parcel 2 will be subject to all setback requirements at the time of development. This
standard has been 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.
None of the proposed lots fit the definition of flag lot. Therefore, this standard is met.
MLP2003-00002/KELLEHER PARTITION PAGE 5 OF 17
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 a6utting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
There are no proposed accessways within ten feet of any ad1'acent lot. There is no evidence in the
record to suggest that additional screening would be required for this development. This criterion is
satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that state that a minimum of one fire hydrant will be required for
each intersection. There are additional requirements in the agency comments listed later in this decision
that must be met prior to construction. This standard has not been satisfied.
FINDING: The applicant did not specifically address fire fighting capabilities in the narrative and, the
NF&R Fire Marshall did not make specific comments to the availability of fire protection to
this particular property, therefore, staff is unable to ensure that the proposal meets the
requirements of the Tualatin Valley Fire and Rescue.
CONDITION: Prior to final plat approval, the applicant shall provide the City with a letter from the
Tualatin Valley Fire and Rescue District indicating that the project will not have a
detrimental effect on fire fighting capabilities and that hydrants are provided where
needed.
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.
There are no common drives proposed for this development. This standard is not applicable.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the.proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This criterion is satisfied.
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 ad�oining 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.
There is no one-hundred-year floodplain associated with this site. Therefore, this criterion is not
applicable.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
The applicant has not requested_ any variances or adjustments to the standards in this chapter.
Therefore, this standard is not applicable.
MLP2003-00002/KELLEHER PARTITION PAGE 6 OF 17
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 PROPOSED
Parcel 1/Parcel 2
Minimum Lot Size
-Detached unit 7,500 sq.ft. 16,059 SF/7,716 SF
-Duplexes 10,000 sq.ft.
-Attached unit 1
Average Minimum Lot Width
-Detached unit lots 50 ft. 132 Feet/79 Feet
-Duplex lots 90 ft.
-Attached unit lots
Maximum Lot Covera e - -
Minimum Setbacks
-Front yard 20 ft. Applied at the time of building permit
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro e line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
[1]Single-family attached residential units pertnitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage includes aIl buildings and impervious surfaces.
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard; however, the site size will be confirmed by survey prior to final plat approval.
Development standards will apply to all future development of the sites.
Section: 18.705 Access, Egress, and Circulation.
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, Washingfon County, the City
and AASHTO.
The applicant's narrative states that there are no obstructions that would cause a reduction in proper
sight distances. Staff recommends that the applicant's engineer provide a sight distance certification for
the proposed driveway prior to approval of the final plat.
Section 18.705.030.H.2 states that driveways shall not be permitted to be Qlaced 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 drivewa
setback from a collector or arterial street intersection shall be150 feet, measured from the righ�
of-way line of the intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater 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 proposed access location does not fall within the influence area of any collector or arterial street
intersecfion.
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.
MLP2003-00002/KELLEHER PARTITION PAGE 7 OF 17
92"a Avenue is not a collector or arterial; therefore, this standard does not apply.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.030 I 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.
Both parcels will have access onto SW 92"d Avenue, which is a public street. This criterion is satisfied.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
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%.
There are no access drives in excess of 150 feet. There is no need for a tumaround. This criterion is
satisfied.
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 backiny motions in
situations where two veh�cles traveling in opposite directions meet on driveways in excess of
200 feet in length;
There are no driveways associated with this project that are greater than 200 feet in length. This
criterion is satisfied.
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.
Neither lot will have a driveway approach to an arterial or collector. This criterion is not applicable.
DENSITY COMPUTATIONS: CHAPTER 18.715.
18.7 5.020 Density a cu ation
Definition of net develo ment area. Net development area, in acres, shall be determined by
subtracting t e o owing an area s) from the gross acres, which is all of the land included in
the legal description of tFie property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
MLP2003-00002JKELLEHER PARTITION PAGE 8 OF 17
Gross Developable area 23,775
Existin Home - 7 500
et eve opa e rea: , Square Feet
Calculatin maximum number of residential units. To calculate the maximum number of
residentia units per net acre, ivide t e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is 2. The proposal calls for
one additional residential unit for a total of two units on the parent parcel including the existing house.
This standard has been satisfied.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er o residential units per net acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
The minimum number of residential units that the new lot can accommodate is one. This standard has
been satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
equires t at e era an 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
o�Tigard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I,P) zoning
district, there shal 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 prope� line. Department of Environmental Quality (DEQ) rules
for visi le emissions (340-21-015 and 3 0-28-070) 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
ne of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
e�tectable 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 fhe 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 parkin� 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 permiited use in the R-4.5
zone, none of the environmental conditions that have been listed above will be
compromised beyond allowable levels. The above performance standards are met.
These standards would be subject to code enforcement investigation if for some reason
the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
MLP2003-0000?JKELLEHER PARTITION PAGE 9 OF 17
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 indicated in the narrative that they intend to comply with the street tree
requirement, but did not indicate how. This criterion has not been satisfied.
FINDING: The application does not provide for street trees as required by the Tigard Development
Code (TDC) Section 18.745.040.
CONDITION:Prior to final plat approval, the applicant must provide a street tree plan. .The street tree
plan must rovide for street trees along SW 92"d Avenue as required in Section
18.745.040�C).
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
This Chapter is applicable for development projects when there is new construction, expansion
of existing use� or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 1 new lot for single-family construction. Submittals of detailed plans for
the construction of any home within the development 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. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits for individual homes within the development,
the developer shall submit materials demonstrating that one (1) off-street parking space,
which meets minimum dimensional and setback requirements as specified in Title 18, will
be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree Plan Requirement: Section 18.790.030
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
certi ie arborist s all 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 removal/protection plan from certified arborist Raymond Myer, of Tree
Care and Landscapes Unlimited. The arborist report states that there are 23 trees on site that are over
12 inches in diameter. Of those 23 trees, 12 are dead, dying,.diseased, or hazardous due to decay or
insect infestation. Of the remaining trees, the applicanf is proposing to remove two trees for
construction. This constitutes 82% retention of viable and heafthy trees; therefore, no mitigation is
required.
FINDING: The applicant has rovided a tree protection and removal plan from a certified arborist as
required by TDC �hapter 18.790. In order to verify that all protection measures are
adhered to, the following condition shall apply.
CONDITION: Prior to site work, the applicant shall ensure that the tree protection measures for the trees
that are to be retained are in place. The City Arborist will inspect and approve the
protection measures prior to site work.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
MLP2003-00002/KELLEHER PARTITION PAGE 10 OF 17
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.
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 branchesbelow eight feet are removed.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
contribute to the o struction o c ear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shalf be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
Non-arterial streets.
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
trian�le 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:
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
• �. ��F �u� •: �
�� �,�Y . � .
.�.� '
�� - . .
. � ...-h� IIW� $�� .
fC'
• -Liwti
hD' 30` --��� �I �, --
�ee� W�y �-a�f
The applicant has not identified visual clearance areas on the site. Staff has visited the site and
observed a fence that would possibly encroach into visual clearance areas. This criterion is not
satisfied.
FINDING: Staff cannot verify that the visual clearance triangle is clear of obstruction with the
information provided in the record at this time.
CONDITION: Prior to any new construction on Parcel #2, the applicant shall supply city staff with a site
plan that illustrates the visual clearance areas. These areas are required to be free of any
obstruction with exception to those allowed by the Tigard Development Code.
IMPACT STUDY: Section 18.390.040.B.e
Requires that the applicant shall include an impact study. The study shall address, at a
minimum the transportation system, including bikeways, the drainage system, the parks
system, t�e water system, the sewer system, and the noise impacts of the development. For
each public facility system and type of impact of the development on the public at large, public
facilities systems, and affected private property users. In situations where the Community
MLP2003-000021KELLEHER PARTITION PAGE 11 OF 17
Development Code requires the dedication of real property interests, the applicant shall either
specifically concur with the dedication of real property. interest, or provide evidence which
supports the conclusion that the real property dedication requirement is not roughly
proportional to the projected impacts of the development.
Rough Proportionality Analysis
Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's
are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for
each residential trip that is generated is $226.
According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF
assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of sXstem improvements
per trip generated by new development on the Tigard street system can be determined by tf�e following
equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995):
$226 divided by .32 equals $725. ($226 is the residential use trip rate per trip TIF assessment according
to the Washington County TIF ordinance).
According to the ITE manual figures and the TIF ordinance, a single-family residential unit generates 10
average weekday trips per dwelling unit, per day. As there is only one additional dwelling unit proposed,
10 additional trips are generated per day for this site.
Less Miti ated Costs
e ap�icant is required to dedicate two feet of right-of-way alon� 211 feet of the projects frontage on
SW 92 Ave. At an approximate cost of $3 per square foof, this is valued at approximately $633. The
applicant is also required to construct a 5-foot sidewalk along the same frontage. At an approximate
cost of$20 per lineal foot, this improvement is valued at $4,220
Estimate of unmiti ated im acts
u Impact is equa to 10 ai y trips x$725 = $7,250
Less TIF Assessment 10 daily trips x $226 = $ 2,260
Less Mitiqated costs = $4,853
�qua s t e unmitigate Impact o
FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the
development exceed the costs of the conditions imposed and, therefore, the conditions are
roughly proportionate to the impacts sustained and thereby�ustified.
D. Street And Utility Improvements Standards Section 18.810:
Chapter 18.810 provi es construction standards for the implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-0f-way width and a 48-foot paved section. A local residential street must
have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. 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 92�d Avenue, which is classified as a Neighborhood route on the City of
Tigard . Transportation Plan Map. According to the most recent tax assessor's map, there is
approximately 25 feet of ROW from centerline currently. .The applicant should dedicate additional ROW
to provide a minimum 27 feet from the centerline to bring it up to standard.
MLP2003-0000?JKELLEHER PARTITION PAGE 12 OF 17
SW 92"d Avenue is currently paved, but not fully improved to City standards. In order to mitigate the
impact from this development, the applicant should construct a 5-foot public sidewalk and install street
trees in accordance with City standards.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
Where street location is precluded by natural topography, wetlands or other bodies of water or,
pre-existing develoPment or;
For blocks adjacent to arterial streets, limited access highways, major collectors or railroads.
For non-residential blocks in which internal public circulation provides equivalent access.
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 site is an infill lot surrounded by pre-existing development there are no further opportunities to
provide any connections. This standard is met.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
The average width for parcel 1 is 126 feet, and it is 160 feet deep. Parcel #2 has an average width of 82
feet and a depth of 105 feet. Neither of the lots are deeper than 2.5 times their average width. 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.
Both lots exceed the minimum frontage requirements. This standard has been discussed previously in
this decision.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
The applicant has indicated that they will construct a 5-foot sidewalk along their frontage. Therefore, this
criterion is met.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: 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.
MLP2003-00002/KELLEHER PARTITION PAGE 13 OF 17
There is an existing 8-inch public sewer line to the north of the site, and an 8-inch line located to the
south of the site. The applicant has indicated that the proposed development will extend a lateral from
the existing main line adjacent to Parcel 1. However, the plan.implies that the extension would be a
private lateral extending approximately 100 feet in the street which is not permitted. The applicant will
need to extend a public main to serve Parcel 2.
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 existing upstream drainageways that impact this 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
draina�e facility, the Director and Engineer shall withhold approval of the develo�ment 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).
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to Pay the water quantity system development charg e upon
application for a building permit on Parcel 2. All proposed development within the City shall be designed
such that storm watea runoff is conveyed to an approved public drainage system. 7here is an existmg
storm line in SW 92 Ave. The applicant shall provide a plan that shows how the new parcel will be
drained to an approved drainage system.
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 92"d Avenue is not a designated bike facility. This criterion is not applicable.
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 placec�
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, tem porary 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- rounding costs when the development is proposed to take
place on a street where exis�ing utili�ies 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
MLP2003-00002JKELLEHER PARTITION PAGE 14 OF 17
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 no existing overhead utility lines along the frontage of SW 92"d Avenue.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water S stem:
The ity o Tigard provides public water service in this area. The applicant will need to contact the
Water Department for a new water service upon construction of the new home on Parcel 2. The
applicant also needs to coordinate with the Public Works Department with regard to the location of the
existing meter serving Parcel 1.
Storm Water Quality:
The ity 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 �n 100 percent of the storm
water runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects such as residential land
partitions. It would be impractical to require an on-site water quality facility to accommodate treatment of
the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee-in-
lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee-in-lieu on this
application.
Address Assi nments:
The ity o Tigard is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Service Boundary (USB). An addressing fee in the amount of $30.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $30.00.
Surve Re uirements
e applicant s ina p at 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 app licant's as-built drawings shall be tied to the GPS nefinrork. 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�.
M1P2003-00002/KELLEHER PARTITION PAGE 15 OF 17
�.
SECTION VII. OTHER STAFF COMMENTS
City of Tigard Water Department was notified and offered comments that have been included within
this decision. They indicate that the existing water service needs to be relocated to the property comer,
and that the owner needs to contact the City of Tigard Public Works Division for the work. They indicate
that the work will need to be completed at the owner's expense.
City of Tigard Operations Department reviewed the proposal but offered no comments.
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Tigard Police Department has reviewed the proposal and stated that there are no objections to
the proposal.
City of Tigard Arborist has reviewed the proposal and stated that he has no objections to the proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and indicated that Public Sewer needs to be
extended to Parcel 2.
Tualatin Valley Fire & Rescue provided the following comments:
�� SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single
family dwellings, duplexes and sub-divisions, shall be placed at each intersection. Intermediate
fire hydrants are required if any portion of a structure exceeds 500 feet from a hydrant at an
intersection as measured in an approved manner around the outside of the structure and along
approved fire apparatus access roadways. Placement of additional fire hydrants shall be as
approved by the Chief. (UFC Sec. 903.4.2.2)
z� FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
than 15 feet from an approved fire apparatus access roadway. (UFC Sec. 903.4.2.4)
s) REFLECTIVE HYDRANT MARKERS: Fire hydrant_locations shall be identified by the installation
of reflective markers. The markers shall be blue. They shall be located adjacent and to the side
of the centerline of the access road way that the fire hydrant is located on. In case that there is no
center line, then assume a centerline, and place the reflectors accordingly. (UFC Sec. 901.4.3)
a� FIRE HYDRANT/FIRE DEPARTMENT CONNECTION: A fire hydrant shall be located within 70
feet of a fire department connection (FDC). Fire hydrants and FDC's shall be located on the same
side of the fire apparatus access roadway. (UFC Sec. 903.4.2.5) FDC locations shall be approved
by the Chief. (1996 Oregon Structural Specialty Code, Sec. 904.1.1)
5> SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
single family dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s) is(are)
3,600 square feet or larger, the required fire flow shall be determined according to UFC Appendix
Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s� ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roadways and fire fighting water supplies shall be installed and operational prior
to any other construction on the site or subdivision. (UFC Sec. 8704)
MLP2003-00002JKELLEHER PARTITION PAGE 16 OF 17
�
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
X Affected govemment agencies
Final Decision:
THIS DECISION IS FINAL JULY 3, 2003 ON AND BECOMES
EFFECTIVE ON JULY 19, 2003 UNLESS AN APPEAL IS FILED.
T�A eal:
ector'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 theTlotice 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 submitfed by any party during the appeal hearing, sub�ect 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 JULY 18, 2003.
Questions:
I 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.
'�-'� ���1� July 3, 2003
PREPARED BY: Brad Kilby DATE
Associate Planner
MLP2003-00002/KELLEHER PARTITION PAGE 17 OF 17
,, ,
Planning Resources, Inc. EXHIBIT �
Attn: Ken Sandblast MLP2003-00002
7160 SW Fir Loop, Suite 201 KELLEHER PARTITION
Portland, OR 97223
Phil Kelleher
12995 SW Pacific Highway
Tigard, OR 97223
Phillip M. & Barbara J Kelleher
PO Box 23023
Tigard, OR 97223
Phillip M. & Barbara J Kelleher
PO Box 23023
Tigard, OR 97281
John R. Mcllvain
14620 SW 92�d Avenue
Tigard, OR 97224
�'_ �'<:'-��
R
�
AFFIDAVIT OF MAILING CITYOFTIOARD
Community�Development
S�tapingA BetterCommunity
I, �atricia G. Gu�ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative SpeciaCut for
the City of 7'�ar , 'WasFiington County, Oregon and that I served the following:
�C�dC npp�Oaiate 9o,�:�6e�w)
❑x NOTICE OF DECISION FOR: MLP2003-00002/KELLEHER MINOR LAND PARTITION
� AMENDED NOTICE (File No.RJame Reterence)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EI(hlbit"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 Elchlblt"6",and by reference made a part
hereof, on lllhl3,2003,and deposited in the United States Mail on lllhl3,2003,postage prepaid.
_ �
QJ ' �7'
(Person that ep otic
,57A2�E O�F O�GON �
County of`Washington )ss
City of Tigard )
Subscribed and sworn/affirmed before me on the �� day o � , 2003.
•u° OFFICIAL SEAL
`° J BENGTSON //� /f/f
l NOTARYPUBUC-OREGON 1(��////'
COMMISSIQN NO.368086 � �-
MY COMMISSION E'XPIRES APR.27,2007
`�
My Commission Expires:
:�
� _�._
. . EXHIBIT�
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00002
CITY OF TI(3ARD
KELLEHER MINOR LAND PARTITION community�Develapment
S(taping�BetterCommunity
120 DAYS = 9/30/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: KELLEHER MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00002
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres.
Parcel 1 has an existing home on site, and the new parcel is expected to be
developed with a single-family residence in the future. The lot sizes for this
development would be 16,059 and 7,716 square feet respectively.
APPLICANT: Planning Resources, Inc. OWNER: Phil Kelleher
Attn: Ken Sandblast 12995 SW Pacific Highway
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Portland, OR 97223
LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 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. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25G) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JULY 3, 2003 AND BECOMES
EFFECTIVE ON JULY 19, 2003 UNLESS AN APPEAL IS FILED.
A�peal:
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 JULY 18, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilby at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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CITY oF r�6ARD t M���3-�2
S�TE �u�a KELIEHER PARTITION
(Map is nol to scale) N
2S117AC-00900 25111AD-15200 EXHIBIT�
AMOS PAUL D 8 EVELYN F BURR NORMAN S/KATHLEEN E
14655 SW 91ST AVE 9059 SW REILING
TIGARD,OR 97224 TIGARD,OR 97224
2S 711 AC-04400 2S�11 AC-00800
BARKER WILMA G 8 CARNEY GILBERT W JANET E
BARKER JOAN D 14625 SW 91ST AVE
14895 SW HEIDI CT TIGARD,OR 97223
TIGARD,OR 97224
2S 111 AC-05400 2S 111 AC-02200
BARTLETT JAMES E 8 LISA A CHAVEZ GLORIA A
14880 SW 92ND BY DELOIS A WOMACK
TIGARD,OR 97224 14725 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-01900 2S 111 AD-14400
BELKNAP HAMILTON R CHIAPUZIO DOUGLAS S/BARBARA A
BARBARA J 14921 SW 91 ST AVE
14635 SW 92ND AVE TIGARD,OR 97224
TIGARD,OR 97223
2S111AC-00200 2S111AC-05500
BETTS TERRY LEE CORNETT JOSEPH E JR 8 TAMMY L
14660 SW 91 ST AVE 14900 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S 111 AC-01700 2S 111 AC-01800
BOLEYN NORMAN F AND CANDACE A CRAWFORD ANTHONY E
14575 SW 92ND AVE 14605 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04500 2S 111 AC-05600
BORJA DIONISIO C& DEBERNARDIS AMO TR 8 JESSIE G
FLORES DELIA M 14930 SW 92ND AVE
14885 SW HEIDI CT TIGARD,OR 97224
TIGARD,OR 97224
2S111AD-14901 2S111AC-04900
BRADLEY DONALD H& DRAGON MATTHEW H III AND
5U5AN M PAMELA A
14780 SW 91 ST AVE 14740 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04000 2S 711 AC-03800
BRUCE GEORGE W&VIRGINIA D DRAKE KATHLEEN A
17600 NE 230TH ST 15005 SW LESLIE CT
BATTLE GROUND,WA 98604 TIGARD,OR 97224
2S 111 AC-05000 2S 111 AC-00300
BULLOCK DEAN 8 DEBRA DRESSEL LEONARD W G J
14770 SW 92ND AVE 14630 SW 915T
TIGARD,OR 97224 TIGARD,OR 97223
2S717 AC-01500 2S111AC-02802
FLECKER ROBERT H KELLEHER PHILLIP M/BARABARAJ
2425 SW HAMILTON ST PO BOX 23023
PORTLAND,OR 97239 TIGARD,OR 97223
2S111AD-14700 2S111DB-13400
FLEMING DIANE KESSLER TILLIE A TRUSTEE
14795 SW 915T AVE 9335 SW SATTLER ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 711 AD-141 DO 2S 111 AC-00100
FRIDAY ROBERT LYLE JR&SCHELLE KITTELSON WAYNE K AND
14957 SW 91ST AVE JANICE R
TIGARD,OR 97223 9075 SW PINEBROOK
TIGARD,OR 97224
2S 111 AD-14800 2S 111 AD-04400
FUSICK MARK E&JONI W KLUM JAMES C 8 JENNIFER
14783 SW 91ST AVE 9045 SW PINEBROOK ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04600 2S 111 AC-05700
GRIFFITHS LARRY T�KATHY T LAMMERS WAYNE P&CHERYL
14875 SW HEIDI CT 14960 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S171AC-01400 2S111AC-04200
GRIMMELL CLIFFORD C&FAYE A LEWIS JAMES D/PAMELA L
14560 SW 92ND AVE 14965 SW LESLIE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-14300 2S 711 AD-17200
HARBURY HENRY K 8 MALLARD LAKES HOMEOWNERS ASSN
SUSAN F 14827 SW 91ST CT
14933 SW 91ST AVE TIGARD,OR 97223
TIGARD,OR 97224
2S 711 AC-05100 2S 111 AD-17300
HARTMAN DAVID& M RD ES HOMEOWNERS ASSN
HARTMAN JO RENEE 148 1ST CT
14800 SW 92ND AVE T ARD,OR 223
TIGARD,OR 97224
2S 111 AD-14500 2S 111 AC-02500
HATFIELD BARRY D AND MAYER JAMES C E J
DEBORAH C 9110 SW PINEBROOK ST
14827 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97224
2S 111 AC-05800 2S 111 AC-01200
HESTON DIANNA NOEL MCILVAIN JOHN R 8 JULIE T
15010 SW 92ND AVE 14620 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
, �
2S 111 AD-14000 2S 111 AD-03600
MILLER BOB M 8 CONNIE M ROSE KEITH E
15035 SW 91 ST AVE 9000 SW PINEBROOK CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-15100 2S 111 AD-04700
NELSON JOHN ANDREW&DORINE H RUBEN DANIEL
14814 SW 91 ST 13990 CHELSEA DR
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2S111AC-02300 2S111AC-01300
NEWCOMB WAYNE E&NANCY ANN SANDBERG WALTER T&
9170 PINEBROOK ST SANDBERG JUDY K
TIGARD,OR 97224 14590 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-05300 2S 111 AD-14600
OLSEN RICHARD B&LINDA K SCHNEBERGER RONALD W&
14850 SW 92ND AVE JEANNETTE G
TIGARD,OR 97224 14809 SW 91ST AVE
TIGARD.OR 97224
2S 111 AC-01 D00 2S 111 AC-0290
PARKER LINDA K& SC STRICT NO.23
SERBUS WILMA JEAN
14685 SW 91ST AVE
TIGARD,OR 97224
25711 AC-04100 2S 111 AD-15300
PECK JANE ANN SMITH ELIZABETH L
14975 SW LESLIE CT 9047 SW REILING ST
TIGARD,OR 97224 TIGARD,OR 97224
2S111AD-14200 2S117AC-04800
QUAYLE MICHAEL M&WENDY S STOCKMAN RESI Y
14945 SW 91 ST AVE 14855 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 117 AD-04500 25111 AG02000
REDFERN FRANCIS KEITH&AMY JO STRICKER DANIEL W&LESLIE ANN
9050 SW PINEBROOK 5T 14665 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97224
2S111AC-02600 2S111AC-04300
ROBERTS BARBARA SWAFFORD ANNE A&DENNIS R
9080 SW PINEBROOK ST 17625 SW FREDERICK LN
TIGARD,OR 97224 SHERWOOD,OR 97140 .
2S 711 AC-01100 2S111 AD-04600
ROBERTS REGAN P&CHERI M TARASAWA FRED H
14650 SW 92ND AVE CONSTANCE J
TIGARD,OR 97224 9020 SW PINEBROOK ST
TIGARD,OR 97224
2S 7 71 AC-02400
TAUTFEST DONALD D 8 JODI R
9140 SW PINEBROOK
TIGARD,OR 97224
111 AC-0850
TI OF
131 LL
ARD,OR 97223
2S 7 7 7 AC-04700
TREADWAY ROBERT B JR
14865 SW HEIDI CT
TIGARD,OR 97224
2S 711 AC-027
U SCHOOL DISTRICT
NO.
2S 117 AC-03900
WALKER CHARLES A JR AND
LINDA C
14995 SW LESLIE COURT
TIGARD,OR 97223
2S111 AC-02700
WALKER DAVID R AND JUDY K
14695 SW 92ND
TIGARD,OR 97224
2S 111 AC-05201
WALKER KAREN C
14820 SW 92ND AVE
TIGARD,OR 97224
2S111AC-00700
WALTERS JIMMY C AND
NORMA M
14595 SW 91 ST AVE
TIGARD,OR 97224
2S111AD-74900
WESTON IAN C&DIANNA K
14802 SW 91ST AVE
TIGARD,OR 97224
2S 111 AC-01600
WILAND CRAIG JOSEPH&DONYA LEE
14545 SW 92ND AVE
TIGARD,OR 97224
. . �
Jack Biethan Josh Thomas
11023 SW Summe�eid Drive, #4 10395 SW Bonanza
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Louise Fronville
15760 SW Oak Meadow Lane
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
J. Dyar
10430 SW Century Oak Drive
Tigard, OR 97224
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
CITY OF TIGARD - SOUTN (IT SUBCOMMITfEE (pg. I of I) (i:lcurpinlsetupllabelslClT South.doc) UPDATED: November 27,2002
� AFFIDAVIT OF MAILIHG CITYOFTIOARD
Community�Deve(opment
S(rapeng/1 BetterCommunity
I, �Patricia G. GunsforQ being first duly sworn/affirm, on oath depose and say that I am a SeraiorAcfminutrative SpeciaCrt for
the �'ity of Trgarc�'Washington County, Oregon and that I served the following:
{cnea�Avaov�e eox�5�e��
❑x NOTICE OF PENDIN6 LAND USE APPLICATION FOR: MLP2003-00002/KELLENER PARTITION
� AMENDED NOTICE (File No.Mame Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exh161t"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 E1lhlblt'B",and by reference made a part
hereof, on lune 10,2003,and deposited in the United States Mail on lune 10,2003,postage prepaid.
,�%z� ` � ��'L/
�
(Person t Prepa d otice)
'
,57,A�E OF'O�GON �
County o�,{`WasT rngton �ss.
City of�Tigar� )
Subscribed and sworn/aff ed before me on the �� day of , 2003.
�o OFFICIAL SEAL
"' "c J BENGTSON
.��� � ��, G���'
�`..<i NOTARY PUBLIGOREGON
COMMISSION N0.388086
MY COMMISSION EXPIRESAPR.27,2007
My Commission Expires: �' 0
. � EXHfBIT�
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CITYOPTIGARD
MINOR LAND PARTITION Community�DeveCopment
SFiaping A Better Community
DATE OF NOTICE: June 10, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00002
FILE NAME: KELLEHER PARTITION
PROPOSAL: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel 1
has an existing home on site, and the new parcel is expected to be developed with a single-
family residence in the future. The lot sizes for this development would be 16,059 and 7,716
square feet respectively.
ZONE: 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.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters Community
Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5•00 PM ON JUNE 2�t 2003. All comments should be directed to Brad Kilby, Associate Planner in the Planning
Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard
by telephone at (503) 639-4171.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 27. 2003'. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR�S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
<
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2S111AC-00900 . 2S111AD-15200 EXHIBIT �
AMOS PAUL D&EVELYN F BURR NORMAN S/KATHLEEN E
14655 SW 91ST AVE 9059 SW REILING
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04400 2S 111 AC-00800
BARKER WILMA G& CARNEY GILBERT W JANET E
BARKER JOAN D 14625 SW 91ST AVE
14895 SW HEIDI CT TIGARD,OR 97223
TIGARD,OR 97224
2S 111 AC-05400 2S 111 AC-02200
BARTLETT JAMES E&LISA A CHAVEZ GLORIA A
14880 SW 92ND BY DELOIS A WOMACK
TIGARD,OR 97224 14725 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-01900 2S 111 AD-14400
BELKNAP HAMILTON R CHIAPUZIO DOUGLAS S/6ARBARA A
BARBARA J 14921 SW 91ST AVE
14635 SW 92ND AVE TIGARD,OR 97224
TIGARD,OR 97223
2S 111 AC-00200 2S 111 AC-05500
BETTS TERRY LEE CORNETT JOSEPH E JR&TAMMY L
14660 SW 91 ST AVE 14900 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S 111 AC-01700 2S 111 AC-01800
BOLEYN NORMAN F AND CANDACE A CRAWFORD ANTHONY E
14575 SW 92ND AVE 14605 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S111AC-04500 2S111AC-05600
BORJA DIONISIO C& DEBERNARDIS AMO TR&JESSIE G
FLORES DELIA M 14930 SW 92ND AVE
14885 SW HEIDI CT TIGARD,OR 97224
TIGARD,OR 97224
2S 111 AD-14901 2S 111 AC-04900
BRADLEY DONALD H& DRAGON MATTHEW H III AND
SUSAN M PAMELA A
14780 SW 91 ST AVE 14740 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04000 2S 111 AC-03800
BRUCE GEORGE W&VIRGINIA D DRAKE KATHLEEN A
17600 NE 230TH ST 15005 SW LESIIE CT
BATTLE GROUND,WA 98604 TIGARD,OR 97224
2S 111 AC-05000 2S 111 AC-00300
BULLOCK DEAN&DEBRA DRESSEL LEONARD W G J
14770 SW 92ND AVE 14630 SW 91ST
TIGARD,OR 97224 TIGARD,OR 97223
2S17 7AC-07500 2S111AC-02802
FLECKER ROBERT H KELLEHER PHILLIP M/BARABARAJ
2425 SW HAMILTON ST PO BOX 23023
PORTLAND,OR 97239 TIGARD,OR 97223
2S111AD-14700 2S111D6-13400
FLEMING DIANE KESSLER TILLIE A TRUSTEE
14795 SW 91ST AVE 9335 SW SATTLER ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-14100 2S 111 AC-00100
FRIDAY ROBERT LYLE JR&SCHELLE KITTELSON WAYNE K AND
14957 SW 91 ST AVE JANICE R
TIGARD,OR 97223 9075 SW PINEBROOK
TIGARD,OR 97224
2S111AD-14800 2S111AD-04400
FUSICK MARK E&JONI W KLUM JAMES C 8 JENNIFER
14783 SW 91ST AVE 9045 SW PINEBROOK ST
TIGARD,OR 97224 TIGARD,OR 97224
2S111AC-04600 2S111AC-05700
GRIFFITHS LARRY T&KATHY T LAMMERS WAYNE P&CHERYL
14875 SW HEIDI CT 14960 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-01400 2S 717 AC-04200
GRIMMELL CLIFFORD C&FAYE A LEWIS JAMES D/PAMELA L
14560 SW 92ND AVE 14965 SW LESLIE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-7 4300 2S 111 AD-17200
HARBURY HENRY K 8 MALLARD LAKES HOMEOWNERS ASSN
SUSAN F 14827 SW 91ST CT
14933 SW 91ST AVE TIGARD,OR 97223
TIGARD,OR 97224
2S111AC-05100 25117AD-17300
HARTMAN DAVID 8 M RD ES HOMEOWNERS ASSN
HARTMAN JO RENEE 148 1ST CT
14800 SW 92ND AVE T ARD,OR 23
TIGARD,OR 97224
2S 711 AD-14500 2S 117 AC-02500
HATFIELD BARRY D AND MAYER JAMES C E J
DEBORAH C 9110 SW PINEBROOK ST
14827 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97224
2S171AC-05800 2S111AC-01200
HESTON DIANNA NOEL MCILVAIN JOHN R 8�JULIE T
15010 SW 92ND AVE 14620 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
25111AD-1400Q • 2S711AD-03600
MILLER BOB M&CONNIE M ROSE KEITH E
15035 SW 91ST AVE 9000 SW PINEBROOK CT
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-15100 2S 111 AD-04700
NELSON JOHN ANDREW 8 DORINE H RUBEN DANIEL
14814 SW 91ST 13990 CHELSEA DR
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2S 111 AC-02300 2S 7 7 7 AC-01300
NEWCOMB WAYNE E&NANCY ANN SANDBERG WALTER T&
9170 PINEBROOK ST � SANDBERG JUDY K
TIGARD,OR 97224 14590 SW 92ND AVE
TIGARD,OR 97224
2S111AG05300 2S111AD-14600
OLSEN RICHARD B&LINDA K SCHNEBERGER RONALD W&
14850 SW 92ND AVE JEANNETTE G
TIGARD,OR 97224 14809 SW 91ST AVE
TIGARD,OR 97224
2S111AC-01000 111AC-0290
PARKER LINDA K& 5C STRICT NO.23
SERBUS WILMA JEAN
14685 SW 91 ST AVE
TIGARD,OR 97224
25117AC-04100 2S111AD-15300
PECK JANE ANN SMITH ELIZABETH L
14975 SW LESLIE CT 9047 SW REILING ST
TIGARD,OR 97224 TIGARD,OR 97224
2S111AD-14200 2S111AC-04800
QUAYLE MICHAEL M&WENDY S STOCKMAN RESI Y
14945 SW 91ST AVE 14855 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S t 11 AD-04500 2S 111 AC-02000
REDFERN FRANCIS KEITH&AMY JO STRICKER DANIEL W 8�LESLIE ANN
9050 SW PINEBROOK ST 14665 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97224
2S 17 7 AG02600 2S 111 AC-04300
ROBERTS BARBARA SWAFFORD ANNE A&DENNIS R
9080 SW PINEBROOK ST 17625 SW FREDERICK LN
TIGARD,OR 97224 SHERWOOD,OR 97140 ,
2S 117 AG07100 2S111 AD-04600
ROBERTS REGAN P&CHERI M TARASAWA FRED H
14650 SW 92ND AVE CONSTANCE J
TIGARD,OR 97224 9020 SW PINEBROOK ST
TIGARD,OR 97224
2S 111 AC-02400
TAUTFEST DONALD D&JODI R PLANN I NG RESOURCES� I NC.
9140 SW PINEBROOK ATTN: KEN SANDBLAST
TIGARD,OR 97224 7160 SW F i R LooP, SU I TE 2�1
PORTLAND. OR 97223
�i�AC-os PHIL KELLEHER
TI OF 12g95 SW PACIFIC HIGHWAY
,s, LL TIGRD. OR 97223
ARD,OR 97223
zs»iAC-oa�oo PHIL KELLEHER & BARBARA
TREADWAY ROBERT B JR PO BOX 23023
14865 SW HEIDI CT TI GARD �R 97281
TIGARD,OR 97224
2S 111 AC-0270
U SCHOOL DISTRICT
NO.
2S 111 AC-03900
WALKER CHARLES A JR AND
UNDA C
14995 SW LESLIE COURT
TIGARD,OR 97223
2S 111 AC-02100
WAIKER DAVID R AND JUDY K
14695 SW 92ND
TIGARD,OR 97224
2S 111 AC-05201
WALKER KAREN C
14820 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-00700
WALTERS JIMMY C AND
NORMA M
14595 SW 91ST AVE
TIGARD,OR 97224
2S 111 AD-14900
WESTON IAN C&DIANNA K
14802 SW 91ST AVE
TIGARD,OR 97224
2S 111 AC-01600
WILAND CRAIG JOSEPH&DONYA LEE
14545 SW 92ND AVE
TIGARD,OR 97224
,:-��
Jack Biethan Josh Thomas
11023 SW Summerfield Drive,#4 10395 SW Bonanza
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Louise Fronville
15760 SW Oak Meadow Lane
Tigard, �R 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
J. Dyar
10430 SW Century Oak Drive
Tigard, OR 97224
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
CITY OF TIGARD - SOUTN (IT SUBfOMMITfEE (pg. I of 1) (i:\curpinlsetupllabelslClT South.doc) UPDATED: November 27, 2002
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Community Development Plot date:Jun 9,2003;C:lmagicWIAGIC03.APR
2S 111 AC-00900 2S 111 AD-15200
AMOS PAUL D&EVELYN F BURR NORMAN S/KATHLEEN E
14655 SW 91ST AVE 9059 SW REILING
TIGARD,OR 97224 TIGARD,OR 97224
2S 711 AC-04400 2S 111 AC-00800
BARKER WILMA G& CARNEY GILBERT W JANET E
BARKER JOAN D 14625 SW 91ST AVE
14895 SW HEIDI CT TIGARD,OR 97223
TIGARD,OR 97224
2S 111 AC-05400 2S 111 AC-02200
BARTLETT JAMES E&LISA A CHAVEZ GLORIA A
14880 SW 92ND BY DELOIS A WOMACK
TIGARD,OR 97224 14725 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-01900 2S 111 AD-14400
BELKNAP HAMILTON R CHIAPUZIO DOUGLAS S/BARBARA A
BARBARA J 14921 SW 91ST AVE
14635 SW 92ND AVE TIGARD,OR 97224
TIGARD,OR 97223
2S111AC-00200 2S111AC-05500
BETTS TERRY LEE CORNETT JOSEPH E JR&TAMMY L
14660 SW 91 ST AVE 14900 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S 111 AC-01700 2S 111 AC-01800
BOLEYN NORMAN F AND CANDACE A CRAWFORD ANTHONY E
14575 SW 92ND AVE 14605 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-04500 2S 111 AC-05600
BORJA DIONISIO C& DEBERNARDIS AMO TR 8 JESSIE G
FLORES DELIA M 14930 SW 92ND AVE
14885 SW HEIDI CT TIGARD,OR 97224
TIGARD,OR 97224
2S 111 AD-14901 2S 111 AC-04900
BRADLEY DONALD H& DRAGON MATTHEW H III AND
SUSAN M PAMELA A
14780 SW 91ST AVE 14740 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 117 AC-04000 2S 111 AC-03800
BRUCE GEORGE W&VIRGINIA D DRAKE KATHLEEN A
17600 NE 230TH ST 15005 SW LESLIE CT
BATTLE GROUND,WA 98604 TIGARD,OR 97224
2S 111 AC-05000 2S 111 AC-00300
BULLOCK DEAN&DEBRA DRESSEL LEONARD W G J
14770 SW 92ND AVE 14630 SW 91ST
TIGARD,OR 97224 TIGARD,OR 97223
2S 111 AC-01500 2S 111 AC-02802
FLECKER ROBERT H KELLEHER PHILLIP M/BARABARAJ
2425 SW HAMILTON ST PO BOX 23023
PORTLAND,OR 97239 TIGARD,OR 97223
2S111AD-14700 2S111DH-13400
FLEMING DIANE KESSLER TILLIE A TRUSTEE
14795 SW 91ST AVE 9335 SW SATTLER ST
TIGARD,OR 97224 T�GARD,OR 97224
2S111AD-14100 2S111AC-00100
FRIDAY ROBERT LYLE JR&SCHELLE KITTELSON WAYNE K AND
14957 SW 91ST AVE JANICE R
TIGARD,OR 97223 9075 SW PINEBROOK
TIGARD,OR 97224
2S111AD-14800 2S111AD-04400
FUSICK MARK E&JONI W KLUM JAMES C 8 JENNIFER
14783 SW 91ST AVE 9045 SW PINEBROOK ST
TIGARD,OR 97224 TIGARD,OR 97224
2S t 11 AC-04600 2S 117 AC-05700
GRIFFITHS LARRY T&KATHY T LAMMERS WAYNE P&CHERYL
14875 SW HEIDI CT 14960 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AC-01400 2S 111 AC-04200
GRIMMELL CLIFFORD C&FAYE A LEWIS JAMES D/PAMELA L
14560 SW 92ND AVE 14965 SW LESLIE CT
TIGARD,OR 97224 TIGARD,OR 97224
2S111AD-14300 2S111AD-17200
HARBURY HENRY K& MALLARD LAKES HOMEOWNERS ASSN
SUSAN F 14827 SW 91ST CT
14933 SW 91ST AVE TIGARD,OR 97223
TIGARD,OR 97224
2S 111 AC-05100 2S 111 AD-7 7300
HARTMAN DAVID& M R�ES HOMEOWNERS ASSN
HARTMAN JO RENEE 148 1ST CT
14800 SW 92ND AVE T ARD,OR 223
TIGARD.OR 97224
2S 111 AD-14500 2S 111 AC-02500
HATFIELD BARRY D AND MAYER JAMES C E J
DEBORAH C 9110 SW PINEBROOK ST
14827 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97224
2S 711 AC-05800 25111 AC-01200
HESTON DIANNA NOEL MCILVAIN JOHN R&JULIE T
15010 SW 92ND AVE 14620 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S111A0-14000 2S111AD-03600
MILLER BOB M&CONNIE M ROSE KEITH E
15035 SW 91ST AVE 9000 SW PINEBROOK CT
TIGARD,OR 97224 TIGARD,OR 97224
2S111AD-15100 2S111AD-04700
NEL50N JOHN ANDREW 8 DORINE H RUBEN DANIEL
14814 SW 91ST 13990 CHELSEA DR
TIGARD,OR 97224 LAKE OSWEGO,OR 97035
2S111 AC-02300 25111 AC-01300
NEWCOMB WAYNE E 8 NANCY ANN SANDBERG WALTER T&
9170 PINEBROOK ST SANDBERG JUDY K
TIGARD,OR 97224 14590 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-05300 2S 111 AD-14600
OLSEN RICHARD B&LINDA K SCHNEBERGER RONALD W&
14850 SW 92ND AVE JEANNETTE G
TIGARD,OR 97224 14809 SW 91ST AVE
TIGARD,OR 97224
2S 111 AC-0 7 000 111 AC-0290
PARKER LINDA K& SC STRICT N0.23
SERBUS WILMA JEAN
14685 SW 91ST AVE
TIGARD,OR 97224
25111 AC-04100 2S 111 AD-15300
PECK JANE ANN SMITH ELIZABETH L
14975 SW LESLIE CT 9047 SW REILING ST
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-14200 2S 111 AC-04800
QUAYLE MICHAEL M&WENDY S STOCKMAN RESI Y
14945 SW 91ST AVE 14855 SW 92ND AVE
TIGARD,OR 97224 TIGARD,OR 97224
2S 111 AD-04500 2S 111 AC-02000
REDFERN FRANCIS KEITH&AMY JO STRICKER DANIEL W 8 LESLIE ANN
9050 SW PINEBROOK ST 14665 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97224
2S 111 AC-02600 2S 111 AC-04300
ROBERTS BARBARA SWAFFORD ANNE A 8 DENNIS R
9080 SW PINEBROOK ST 17625 SW FREDERICK LN
TIGARD,OR 97224 SHERWOOD,OR 97140
2S 111 AC-01100 2S 111 AD-04600
ROBERTS REGAN P&CHERI M TARASAWA FRED H
14650 SW 92ND AVE CONSTANCE J
TIGARD,OR 97224 9020 SW PINEBROOK ST
TIGARD,OR 97224
2S111AC-02400
TAUTFEST DONALD D&JODI R
9140 SW PINEBROOK
TIGARD,OR 97224
111 AC-06
TI OF
131 LL
ARD,OR 97223
2S���AC-oa�oo
TREADWAY ROBERT B JR
14865 SW HEIDI CT
TIGARD,OR 97224
2S111AC-027
U SCHOOL DISTRICT
NO.
2S111AC-03900
WALKER CHARLES A JR AND
LINDA C
14995 SW LESLIE COURT
TIGARD,OR 97223
2S111AC-02100
WALKER DAVID R AND JUDY K
14695 SW 92ND
TIGARD,OR 97224
2S 111 AC-05201
WALKER KAREN C
14820 SW 92ND AVE
TIGARD,OR 97224
2S 111 AC-00700
WALTERS JIMMY C AND
NORMA M
14595 SW 91ST AVE
TIGARD,OR 97224
2S111AD-14900
WESTON IAN C&DIANNA K
14802 SW 91 ST AVE
TIGARD,OR 97224
2S 111 AC-01600
WILAND CRAIG JOSEPH 8 DONYA LEE
14545 SW 92ND AVE
TIGARD,OR 97224
Jack Biethan Josh Thomas
11023 SW SummerFeld Drive, #4 10395 SW Bonanza
Tigard, OR 97224 Tigard, OR 97224
Kristen Miller
8940 SW Edgewood Street
Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Louise Fronville
15760 SW Oak Meadow Lane
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
J. Dyar
10430 SW Century Oak Drive
Tigard, OR 97224
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
CITY OF TIGARD - SOUTH fIT SUBCOMMITTEE (pg. I of I) (i:\curpin\setup\labels\CIT South.doc) UPDATED: November 27, 2002
,
CITY OF TIGARD
�'ommunity�De•aeCopment
5�apir:d�Better�'ornmuiiity
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 9/30/2003
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00002
FILE TITLE: KELLEHER PARTITION
APPLICANT: Planning Resources, Inc. OWNER: Phil Kelleher
Attn: Ken Sandblast 12995 SW Pacific Highway
7160 SW Fir Loop, Suite 201 Tigard, OR 97223
Portland, OR 97223
REQUEST: The applicant is requesting approval of a 2-lot Minor Land Partition of .54 acres. Parcel
1 has an existing home on site, and the new parcel is expected to be developed with a
single-family residence in the future. The lot sizes for this development would be 16,059
and 7,716 square feet respectively.
LOCATION: 14825 SW 92"d Avenue; WCTM 2S111AC, Tax Lot 2802.
ZONE: 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.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: South
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: JUNE 10, 2003 DATE COMMENTS ARE DUE: JUNE 24. 2003
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:OOPM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: ):OOPM
❑CITY COUNCIL [TUESJ DATE OF HEARING: TIME: 1:30PM
�STAFF DECISION [TENTATIVD DATE OF DECISION: JUNE 27, 2003
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP ❑ HYDRAULIC CALCS. � ARBORIST REPORT
� SITE PLAN ❑ UTILITY PLAN � IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
STAFF CONTACT: Brad Kilby, Assistant Planner (503) 639-4171. Ext. 2434
'r
/ -
..
?RE-APR HEt.D B�Y�
�lT1C t]F TlGA�D P�.ANNING D�VtS�aN ,
13�25 SW HA�-L BOULEVARD TIGARD, OR 3722S-Bit39
50 3.639.4i 7115�3.C8 d.7297
Ufy Uh Il�vxctu f
OR6G4N Laq�D uSE P�RMIT APPL�CATiU'N
�ile�' L. � 3– Othe�Case# �--
� ` _
Dete 03 py fnK Receipt�t ��3"��_� DuteA piic�t�on C,omplete
TYPE flF PERMI'T YOU ARF A�PI.YING FC?�
SubGlvfsian 1i ur Itl
n Ac���rgtrr,ent/�Jar'r�nce�1 or Il) �A+linor La�tf�arti�ion(f�} Q � •
[] ComprCh�nsi�e PI��z Ame:�drnent(!Vj ❑Mi1101"hl0dificatian (I} ��.oi��Change;��ij
❑ CondiEiona{ Usc{11t) � Plonned Development (1f3} ❑�one GhaRge Annexaticx�{tv)
❑ Historic OverlUy{lf or sf1) ❑Scnsitive Lallds�eview�I,EI or I!f} Q ZvnC Ordinance Amendment(IVj
❑ liorne�ccup�-ti4n (I or If} �5ite Dev�lopment Review(il)
�j pliiscellaneous tl)-(to�:.ine Adjustrne��t/Temporary UsC.rTr88 Rei��al(DireGlor's Interpretafion, etC,} _
.��}- ��RF.��pR .�`i75EL 1–r;�Nr,YR'I[C'6C�,`D c�(1�dilress,r ava�a :e,
t4825 SW 92nd
T�$17�X I.0 I-NI.J�'^ - -rv -
State ID 2S i 11 AC Tax Lot 02802
��Sf'i[L-STT�Gn'r' ' �fT'JG'CL��� i
23,598 square feet R-4.5
' � Ken 5antlblaSC, P�anning Resou�ces ���c:.
'�r]R�S57 ,C7'Fr�ST��P..� �•
7160 Fir L4op,Suite 201 �'nrtlanri nR 97223
�,_._ - � r-ax N�� -- .
503.694.1 p24 503.684.102$
-PRIMARY�5N7ALTPERSO}i�— ..
Ken Sandbt�st
—� .� � . -I H- LL~tGK I c1aLi7 i�"•t�•r I:1vtd t. o';r u,��:; �
Mr. Phii Ketleher �^'
�
�a�fLll�7�5rcrrYrS�����s�`—. ' .
12995 Sw PaCifiC Hv+ry,Tigard, oR 97223 � � �
-Pt�f6Ncl�f�—".• . ._ -- 1 — l
503.639.1111 �
�W�►en the owner and the applica�t are diPfer�nt peaple, th� �,ppli�ant must be r;he purchaser of reco�d or 8 �essee in
pos�c,sion wilh written auihonzat�o�ti from tha owner Or 2n aqent oi thc n�•+i�er, The avmcr� muet eign this aprli:.rati�n in thB
soacp rovicJed on the beCk o(fhis fc�rm or subrrll!d��{ten zuttlo[�zafion wi?h fhis �p[)IiCalson. _
--.. i� L . 'ti„Y 1 PCeCa^SHECI�L� - ---� I
_, — �• --- '� �— , J�
inor ldnd Partition on tax lat 2802
APPL.�GATION� WILL 7�O„7 BE ACCEPTETI WPCNOU'f ALL OF.TFiE REQI3�REQ SEJBMITTAL ELEMEN�S AS
�ESCRIB�L► IN 7HE"SASIC SLfBNt��7AL REQUIREMEI�'i'S" INFORMATIdN St�3EE7. _
r �
THE APPLICAN`T SHALL CERTI�Y THAT:
• lf the applicatior� is granted, thP applicant shall exercise the rights granted in accordance wi#h the
terms and subject to all the conditions and iimit2�tions of the approval.
♦ Afl the above statements and the statements in the plot �lan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this applic�tion, map be revoked if it is f�und that any such statements are fal5e.
♦ The applicant has read the entire contents vf the a�plication, including thc poficic� and criteria,
and understands the requirements for approving or denying the application(s).
SIGIVA'�uFcE� C7� E�i�H �'1`d�1EP. �JF TNE Cl!BJ�GT P�tt)PERTY ARE REQUIRED.
� _ � , ) '� � -Z �3 � � p -�_
� �
Owner's 'gnature Date
� 1 � � 3 � � � �
Owner'S 5ignature Date
Uwner'S Slgnature Date
Owner's Signature aa��
Owner's Signature Date
Owner's Signature Date
Owner's Slgnatur�: Oate
CITY OF TIGARD
OREGON
June 2, 2003
Planning Resources, Inc.
Attn: Ken Sandblast
7160 SW Fir Loop, Suite 201
Portland, OR 97223
RE: Notice of Complete Application Submittal — MLP2003-00002
Dear Mr. Sandblast:
The City of Tigard received your application submittal for a Minor Land Partition on
February 18, 2003, and the additional items requested on June 2, 2003. The
development site is located at 14825 SW 92"d Ave. and is described as
WCTM2S111AC tax lot 02802 in Tigard. This letter is to inform you that your application
has been deemed complete, and has been scheduled for review.
A decision on this application can be expected to be issued around June 20, 2003. You
will need to submit an additional 10 copies of the materials as soon as possible. Should
you have any questions with regard to these items, please contact me at 503-639-4171
ext. 2434.
Sincerely,
�
rad Kilby, AICP
Associate Planner
c: MLP2003-00002 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
LAND USE APPLIC TION Dateect:�����3�,�� ����.;d �
--� -
COMPLETENE � a 03 [�COMPLETE INCOMPLETE
SS REVI EW �`
T D RD INF RMA ION:
v Deed/Tide/Proof Of Ownership 0 Neigftborh , Impact Study (18390)
[�'� USA Service Provider Letter _�__� � � ❑ # Sets Of Application Materials/Plans
[�' Pre-Application fonference Notes � Envelopes With Postage (Verify Count)
PROJECT STATISTICS:
❑ Building Footprint Size ❑ % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site
❑ Lot Square Footage
PLANS DIMENSIONED:
❑ Building Footprint ❑ Parking$pace Dimensions(Indude Accessible&Bike Parking) ❑ Truck Loading Space Where Applicable
❑ Building Height ❑ Access Appraach And Aisle ❑ Visual Clearance Triangle Shown
ADDITIONAL PLANS:
❑ Yicinity Map ❑ Architectural Plan �Tree Inventory
❑ Ezisting Conditions Plan ❑ landscape Plan
❑ Site Plan ❑ Lighting Plan
TREE PLAN/MITIGATION PLAN:
❑ — ❑
❑ ❑
ADDITIONAL REPORTS: (list any special reports)
❑ ❑
❑ ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS•
❑ I 8.330�e�e+o��uK� ❑ I H.62O(figard Triangle Design Shnduds) [� I 8.765(os-saea Puwngno�dinq eeq�veme�o�
❑ 18.340�a�rs Nc��Rtio�� ❑ I 8.630(wuhi�gto�sq��kp«i��c�oa� ❑ 18.775
❑ 18.350(�oed or��opirieoq [✓� 18.705 ass/E ��V"&kriew)
(lk BRSS/Grauoon) ❑ �8.�80(�6'u)
❑ 18.360(�u o�ri�oproe�t�eri�w) ❑ I 8.110(a�au«y�ee�o�uoi�s) Q 18.785(�emponry use ve���
❑ I 8.370 nan���aa���o»��a� d I 8.7I 5(uens�ry(ompueeons) �I 8.790(�rce�emovil)
❑ I E.38O(Ioning M�p/Tezt Amendments) ❑ I H.�ZO(Design Compafibiliry Snnduds) [r�I 8.795�riw�l pannce Aress)
� 18385�nu«n���,r���� [� I H.��S(Enrironmental Perfomiana SGnduds) ise�et)
LJ I H.39O(Deasion M�king Procedurcs/lmpact Smdy) � I H.�3O(Excepfions To Development fhnduds) �$.]9S�rcless(orrununiUCOa f�dlioa)
❑ I 8.4I 0(�nc�ne Adj�smx��� ❑ I 8.140��:c«k o���r� I8.810�veet&uo�iry�mprovemenc snnduds�
� �8.420(L�nd Puti6ons) ❑ I E.�4Z(Home Occup�uan Permits)
I 8.430�subdmsions) � I 8.745(Wdsc�i�g a��i�g swe�►
[v�' I 8.51 O(Resideno�Zoni�g D�soicu) ❑ I 8.T50�n��wRain�i����o��
❑ 18.520(cairnera�toning uisoicu) ❑ I 8.755(Mued sdie wuoe/Reryding 5mn�e)
❑ 18.530(p�e��1o�i�g u�a�s) ❑ I 8.760(�a�tor��g s�m�uo�)
ADDITIONAL ITEMS:
I:kxarpin4nasterslrevisedUand use application completeness review.dot REVISED: 17-Jan-01
i
cinr oF ri���
OREGON
March 5, 2003
Planning Resources, Inc.
Attn: Ken Sandblast
7160 SW Fir Loop, Suite 201
Portland, OR 97223
Dear Mr. Sandblast:
RE: Notice of Incomplete Application Submittal — MLP2003-00002
I am writing in response to your request for a minor land partition for the property
located at 14825 SW 92"d Ave. and described as WCTM2S111AC-02802 in Tigard.
This letter is to inform you that the application has been deemed incomplete. The
following items are needed in order to deem your application complete and schedule it
for review.
1. An Impact Study that speaks generally to potential impacts that may occur as a
result of this development in compliance with Tigard Development Code section
18.390.040(2)(e).
2. A tree plan prepared by a certified arborist in compliance with Tigard
Development Code section 18.790.030.
Please submit an additional ten copies of all the submittal items for processing at the
same time you submit the two items listed above. Should you have any questions with
regard to these items, please contact me at 503-639-4171 ext. 2434.
Sincerely,
������
Brad Kilby, AICP
Associate Planner
c: MLP2003-00002 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223(503)639-4171 TDD (503)684-2772
��7i4/20a� 16:43 FAX 503 671 t PACiFIC N � TITLE �o0E
OE/14/2003 10.08 F4� 503 643 5746 PACIFIC N W TITLE C�OOE
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Parcel : R0500327 E Parcel #: 2S111AC 02802 MktTo
•��e:. : Kelleher Philli � $230, 070
CoOwner , j $arbara J MktLand
: $125,360
Site : 14825 SW 92Nd Ave Tigard 97224 MktStruct: $104, 710
Mail : PO Box 23023 Tigard Or 972g1 MktOther :
Xfered: 12/06/2002 Doc # �ImArvd : 46
Pri�e ; $Zlg 380 : 148271 Exempt:
Pr Xfer : 08/31/1995 Deed : Warranty T
Pr poc# : 61700 �e
PrPrice : $165,000 Levy Cd ; 02374
NbrhdCd : Etig SchDist : Tigard
C1assCode:R14 01-02x: $2,444.02
Use : 1012Res,Improved Mi11Rte : 15.6423
SubPlat MapGrid : 655 E6
Legal : ACRES .55 R = O1W T : 02S S : 11 Q : iVE QQ : SW
• Phone
• Owner
Census : Tract : 308.p1 Block : 2 Tenant:
Measure 50
Ass : $146,720
Bedrooms ; 4
Bathrooms : 3.00 Lot Acres : .55 Year Built
Heat Method : Forced Lot SqFt ; 23�95g : 1967
BsmFin SF : EffYearBlt : 1967
Pool , Floor Cover : Carpet
Appliances BsmUnfinSF ;
' Bldg SqFt : 2,004 Foundation : Concrete Ftg
Dishwasher . Roof Shape : Gable
Hood Fan 1stF1rSF : 1,464 Roof Matl : Shake
Deck UPperF1SF : InteriorMat
Garage T Porch SqFt , = Drywall
YPe : Attached Attic SqFt : 540 Paving Matl : Asphalt
Garage SF : 500 Ext Finish
Deck SqFt : : Board�Batten
Const Type : Wd Stud\Shtg
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Parcel : R0500327
f Parcel #: 2S111AC 02802 NlktTc
°OwnP� : Kelleher Philli ;Barbara J � 5230, 070
CoOwner , ' MktLand : $125, 360
Site : 14825 SW 92Nd Ave Tigard 97224 MktStruct: $104, 710
Mail : PO Box 23023 Tigard Or 972g1 MktOther ;
Xfered: 12/06/2pp2 Doc # �Imprvd : 46
Price : $219,380 ' 1482�1 Exempt:
Pr Xfer : 08/31/1995 Deed : Warrant
Pr poc# : 61700 y TYPe
PrPrice : $165,000 Levy Cd : 02374
NbrhdCd : Etig SchDist : Tigard
C1assCode:R14 01-02x: $2,444.02
Use : 1012Res,Improved Mi11Rte : 15.6423
Subplat MapGrid : 655 E6
Legal � ACRES .55 R = O1W T : 02S S : 11
4 : NE QQ : SW
• Phone
� Owner
Census : Tract : 308.01 Block ; 2 Tenant:
Measure 50
Ass : $146, 720
Bedrooms ; 4
Bathrooms : 3.00 Lot Acres : .55 Year Built
Heat Method : Forced Lot SqFt : 23 958 : 1967
Pool BsmFin SF : EffYearBlt : 1967
� BsmUnfinSF Floor Cover : Carpet
Appliances . Bldg SqFt ; 2,004 Fo�dation : Concrete Ftg
Dishwasher . Roof Shape : Gable
Hood Fan _ 1stF1rSF : 1,464 Roof Matl : Shake
Deck UPperF1SF : InteriorMat
Garage Type : Attached Porch SqFt _ 540 Paving Mat1Dr Asphalt
Garage SF : 500 Attic S Ft
Deck SqFt : Ext Finish : Board\Batten
Const Type : Wd Stud\Shtg
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Gwner :Kelleher Philli � Metroscars / p�8skington (OR."
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Site :14825 SW 92Nd Ave Tigard 97224 Parcel :R0500327
Mail :PO Box 23023 Tigard Or 972g1 Xfered :12/06/2002
Use :1012 Res, 2mproved Price :$219, 380
Bedrm :4 Bath :3.00I'otRm : Phone ,
YB1967 Pool :
B1dqSF:2, 004 Ac : .55
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JAN 2 2 2003
By
� Fitr NuntDe�
� z6 3
Gle���'�Sj��\�`Services
C3UJ',comniifmont �� �,�sr. Ser�sibve Area Pre-Screening Site Assessment
����Es�icnon T/G�`lRD __..., Dats 07/22/03
Map&Tax LOt 2S-1-11AC TL2802 r Qwnp� Phil Kelleher
$fC�.Addi"E SS 14dG5 SW 92nd Ave � � � � ���� -
� . r Cait�ct Kenneth Sandblast
Pro�ose�i Act.ivaiy Thto(2)Pa ��� '-- -•-• - Address •-
---- -- �L�SL�.W F'�--�-�f�. ,itP aA1_—
• . .._ Po and OR 97_10
,_ ��C (503�684-1020 _ ...
—�
Y N NA Y N NA
�1 L� � n,�p�'v�A�����s��Ma� ❑ C� � os�"�4 Sa�rtic���n,aps
� I� t1 S��axioQted 5tudies Or maps I�l ❑ � Spe�Y _ _
�1 Ll�!
aased on a re�+iew ot the a6ovc intormation and t�e requiremeniS af C3ean Water
ServiCBS DesigTl a11d CansiCUction Staf�darcl� Ftesolution and Qrdor No_Off-7:
❑ £En�k'nFe areas potentially exist on siEe Or within ZUO'of the site_THE A�PPi.ICA�1T
MUST PER�ORM A SITE CER'i'iF1CATIQN PRIOR TO (SSU141VC&QF A SERViCE
PROIflDER 1.E�I'�R OR STORNiWATER CONMECTIOAI P�13MlT. lE Sensitive Areas
exist Qn i�e site ur wi�hin 20�fcct ort adjaoont prope�ie:�, a Natural Resaursxs
Assessment Report may also be required.
� Sens�tive areas do not appear to exist en site or wiuii�l2oo' of thc sitc,This pre-
screening sit�assessment daes NOT elimf�at�the need to eualuave and pratect
watcr quatity sermitive arw.�e it they are subsequently discov�red vn yaur
property. NQ FURTHE�t SIT� ASS�SSMEN'�OR SERYleE PAOVIgEK Lt�'ER 15
RFQUIRED,TH1S FOFiM WiLL SERVE AS AUTHOAIZATIdid TO 1SSU�A
b'TORMWATER GONNEGTION f��(tM[T.
0 Th�e proposed acti�rity dces nat meet the ci�finition 4f development. NU SITE
ASSESSMEI�T OR S�RVICE PROYIQER LETTEfl FS KtQU1RE0.
Cam ii►n��LS:
oT e1�r' v Srwrr'vP a r r..D�tl�G/S 7t� ,6c. �G•;��
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Reviewed By: Date: c/�.y�C>_3
Relur.icd t�i A�y��caat
;�fait X I�ux_L'uw�ce�•_
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Tigard, Oregon
Applicant:
Mr. Phil Kelleher
Prepared by:
Planning Resources, Inc.
February 13, 2003
�� planning inc.
14825 SW 92"d, AVe
TWO-LOT PARTITION APPLICATION
OWNER/APPLICANT:
Mr. Phil Kelleher
John. L. Scott Realty
Tigard, OR. 97223
APPLICANT'S REPRESENTATIVE:
Mr. Ken Sandblast
Planning Resources, lnc.
7160 SW Fir Loop, Ste 201
Portland, OR. 97223
Tele. (503) 684-1020 Fax (503) 684-1 Q28
SITE LOCATION:
14825 SW 92�d, Ave
west side of SW 92"d Ave, south of SW Pinebrook
LEGAL DESCRIPTION:
Assessor's Map 2S-1-11AC Tax Lot 2802
SITE AREA:
0.55 Acres
ZONING:
R-4.5
APPROVAL CRITERIA:
Development Code for the City of Tigard, Title 18
APPLICANT'S REQUESTED APPROVAL:
Preliminary Plat approval for the creation of a two (2)-lot partition.
This report will address the applicable standards and review criteria of the City of
Tigard's Development Code and Comprehensive Plan.
TABLE OF CONTENTS
Pages
Project
Description.............................................................................................i
City of Tigard
Applicable Policies and Findings.............................................................................1-5
Supplemental Maps, Illustrations, and Exhibits
Site Vicinity Map .
Washington County Tax Assessor Map of Site
Exhibit A - Preliminary Plat
Kelleher — Two-Lot Partition planning�•:, inc.
City of Tigard Partition Application
P R O J E C T D E S C R I P T I O N
The subject site is Tax Lot 2802 of 2S-1-11AC and is approximately 0.55 acres in size.
The subject site is zoned R-4.5 Low Density Residential. The R-4.5 zoning district is
designed to accommodate detached single-family homes without accessory residential
units at a minimum lot size of 7,500 square feet. There are two (2) lots in total, one with
an existing detached single-family home, proposed through this application. The subject
site slopes from west to east toward Sw 92�d Avenue along the eastern boundary of the
subject site. The proposed lots will be served via SW 92"d Ave, pedestrian access to
and from the site will be via a 5-foot sidewalk along the entire frontage of the subject
site. There are no natural hazards or environmental overlays associated with this
subject site.
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Figure 1: Vicinity Map
Kelleher —SW 92"d Avenue planning!: ,<;��a�,•<,inc. i
City of Tigard Partition App/ication
FINDINGS
This application involves partitioning the subject site into a total of two (2) lots from the
existing 0.55 acres of Tax Lot 2802 of Tax Assessor's Map 2S-1-11AC, one of which
contains an existing single family residence located on the subject site. The subject site
is relatively flat in slope (0-10%). Both of the lots being created exceed the minimum
7,500 square foot lot size of the R-4.5 zoning district. The existing house will be served
via frontage on SW 92�d Avenue and the additional lot will be served via frontage on SW
92"a Avenue.
The following chapters and sections of the City of Tigard Development Code are
applicable to this two (2) lot partition application based upon: (i) existing conditions
present upon and surrounding the subject site, (ii) requirements conveyed by Tigard
staff during the pre-application meeting held for this project, (iii) a review of Title 18:
CHAPTER 18.390 DECISION-MAKlNG PROCEDURES
18.390.040 Type ll Procedure
(A) Pre-Application Conference: A preapplication conference is required for Type ll actions.
Preapplication conference requirements and procedures are set forth in section 18.390.080C
APPLICANT'S RESPONSE:
A pre-application conference was held on October 31, 2002 with City of Tigard Planning
Division staff, Brad Kilby.
(B) Application Requirements:
APPLICANT'S RESPONSE:
As part of the submittal information, an application including the information requested
has been provided; the narrative herein below addresses the relevant criteria for review
and action; the applicable application fee of is provided; and the mailing materials have
been provide by the City of Tigard and submitted as part of this package.
CHAPTER 18.420 LAND PARTITIONS
18.420.050 Approva/ Criteria
A.1. The proposed partition complies with all statutory and ordinance requirements and
regulations.
APPLICANT'S RESPONSE:
As addressed by this narrative, the subject site complies with all statutory and ordinance
requirements and regulations applicable to a two (2) lot partition application.
A.2. There is adequate public facilities available to serve the proposal
APPLICANT'S RESPONSE:
As proposed, there are adequate public facilities available to serve the subject site:
• Discussions with City staff have determined that partial street improvements
including 5-foot concrete sidewalks and street trees along the entire frontage of
the subject site will be required.
Kelleher-SW 92"d Avenue planning;tc>,u:;� . inc. 1
City of Tigard Partition Applrcatron
• The nearest sanitary sewer line to this property is an eight inch line, which is
located to the north and south of this site on SW 92nd and is available for
connection to the subject site.
• Two eight inch water lines, both within SW 92"d Avenue, are available for
connection to the subject site via a water meter service laterals.
• Fire protection
• A drainage plan is depicted on the preliminary plat submitted with this
application.
� In regard to storm water quality, a fee in-lieu shall be assessed to the applicant of
$210.00 for every 2,644 square feet of impervious surface created on the subject
site.
A.3. AI!proposed improvements meet City and applicable agency standards
APPLICANT'S RESPONSE:
Partial street improvements including the construction of a 5-foot sidewalk and street
trees along the entire frontage of the subject site will be necessary along SW 92nd Ave.
A4. Al/proposed lots conform to the specific requirements below:
a. The minimum width of the building enve/ope area shall meet the /ot requirement of the
applicable zoning district.
b. The /ot area shall be as required by the applicable zoning district. In the case of a flag
lot, the access way may not be included in the lot area calcu/afion.
c. Each /ot created through the partition process shall front a public right-of-way by at/east
15 feet or have a/egally 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 90 feet. Sfructures shall generally be
located to maximize separation from existing structures.
f. A screen shall be provided along the property line of a!ot of record where the paved drive
in an access way is located within ten feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required fo maintain privacy for abutting lots and to
provide usab/e outdoor recreation areas for proposed developmenf.
g. The �re districf may require the installation of a fire hydrant where the/ength of an
access way would have a detrimenfa/effect on fire-fighting capabilities.
h. Where a common drive is to be provided to serve more than one /ot, a reciproca!
easement, which wil! ensure access, and maintenance rights shall be recorded with the
approved partifion map.
APPLICANT'S RESPONSE:
As proposed, both lots being created through this two-lot partition exceed the minimum
width required through R-4.5 zoning. As proposed, both lots created through this two
(2)-lot partition exceed the minimum lot size required by R4.5 zoning. There are no flag
lots proposed through this application . Both lots created through this two (2)-lot partition
exceed the minimum 15-foot frontage. Lot 1 will has a frontage of 132 feet along SW
92nd Ave and Lot 2 will have frontage of 79 feet along SW 92nd Ave. As proposed, both
lots being created meet or exceed the minimum setbacks required through R-4.5
zoning. The existing residence on Lot 1 already meets the minimum setback
requirements of the R-4.5 zone. Lot 2 of this two (2)-lot partition is of the size and
configuration to allow development that will meet or exceed the minimum setback
Kelleher-SW 92id Avenue planning inc. 2
City of Tigard Partition Application
requirements of the R-4.5 zone. As proposed, neither of the two lots being created
through this two lot partition are flag lots. Therefore, the provisions of this section are
not applicable. No access ways are proposed within 10 feet of an abutting lot.
Therefore, the provisions of this section are not applicable. The access ways proposed
will not have a detrimental effect on fire-fighting capabilities. Therefore, the provisions of
this section are not applicable. No common drive is proposed through this two (2)-lot
partition application.
A.5. Any access way sha/l comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
APPLICANT'S RESPONSE:
The proposed access ways comply with the minimum provision of one driveway serving
each parcel.
A.6. Where landfill and/or development is allowed within or adjacenf to the one-hundred-year
floodplain, the City shall require consideration of the dedicafion of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitab/e
elevation for the construcfion of a pedestrian/bicycle pathway with the floodp/ain in accordance
with the adopfed pedestrian/bicycle pathway plan.
APPLICANT'S RESPONSE:
The subject site is not within the one-hundred-year flood plain. Therefore, the
provisions of this section are not applicable.
18.420.60 Final Plat Submission Requirements
A. Submittal. AII fina/ plats for partitions shal! be accompanied by three copies of fhe partition
plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data
or narrative. The final p/at shall incorporate any conditions of approval imposed by the Director
as part of the preliminary p/at approval.
B. Standards. The partifion plat and data or narrative shal!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 information provided by fhe Director at the time of application.
APPLICANT'S RESPQNSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
18.420.70 City Acceptance of Dedicated Land
A. Acceptance of dedicafions by City Engineer. The City Engineer shall accept the proposed
right-of-way dedicafion prior to recording a /and partition.
B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public
easements shown for dedication on partition plats.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
Kelleher-SW 92ndAvenue planning inc. 3
City of Tigard Partition Application
18.420.80 Recording Partition Plats
A. Recording requirements. Upon fhe Director's approva! of the proposed minor partition, the
applicant shall record the fina/partition plat with Washington County and submit a copy of the
recorded survey map to the City, to be incorporated info fhe record.
B. Time limif. The applicant shall submit the copy of the recorded minor partition survey map to
the City within 15 days of recording, and shall be complefed prior to the issuance of any building
permits on the re-configured lofs.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
CHAPTER 18.510. RES/DENTIAL ZONING DISTRICTS
18.510.020 (D) R-4.5: Low-Density Residentia/ District.
The R-4.5 zoning disfrict is designed to accommodate detached sing/e-family homes with
or without accessory residentia/ units at a minimum Iof size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditional/y. Some civic and
institutiona!uses are also permitted conditionally.
APPLICANT'S RESP�NSE:
As proposed, this two (2)-lot partition will accommodate an additional detached single-
family home upon proposed Lot 2 of the subject site. Both lots being created exceed
7,500 square feet in size as required by the R-4.5 zoning designation. Therefore, this
proposed two (2)-lot partition satisfies the provisions of this section.
18.510.030(A). Types of Uses.
A. Types of uses. For fhe 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 alI of the
applicable provisions of this tit/e. 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 i8.230;
APPLICANT'S RESPONSE:
As proposed, the intent for this two-lot partition is for future construction of a detached
single-family house upon proposed Lot 2. Further division of both lots will not be
possible under existing zoning regulations. Detached household living is an outright
permitted use within the R-4.5 zoning district.
98.590.040). Minimum and Maximum Densities
(A) Purpose-The purpose of this section is to establish minimum and maximum densities
in each residentia/ 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.
(8) Calcu/ating minimum and maximum densities-The calculation of minimum and maximums
densities is governed by the formu/as in Chapter 18.715, Density Computations.
APPLICANT'S RESPONSE:
Using the computations referred to in Section 18.715, the minimum density for the
subject site is 2 units and the maximum density for the subject site is 2.5 units. This
application is proposing two (2) lots for single-family detached dwelling use, including
the existing single-family dwelling.
Kelleher-SW 92"d Avenue planning inc. 4
City of Tigard Partition Application
18.510.050. Development Standards.
A. Compliance required-All development must comply with:
(1) All of the applicab/e deve/opment standards contained in the underlying zoning district,
except where fhe applicanf has obtained variances or adjustments in accordance with
Chapters 18.370;
(2)All other applicab/e standards and requirements confained in this title.
8. Development Standards. Development standards in residential zoning districts are contained
in Table 98.510.2.
APPLICANT'S RESPONSE:
Both of the lots proposed through this two-lot partition application fulfill the requirements
of the R-4.5 zoning district. Both lots have an area exceeding 7,500 square feet with
widths exceeding 50 feet. The existing house will maintain the minimum setbacks and
does not exceed the maximum height of 30 feet.
CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION.
18.705.030. General Provisions.
A. Continuinq obliqation of propertv owner. The provisions and mainfenance of access and
egress stipu/ated in this tit/e are continuing requirements for the use of any structure or
parce/of real property in the City.
8. Access plan requirements. No building or other permit shal/ be issued until sca/ed p/ans are
presented and approved as provided by this chapter that show how access, egress, and
circu/ation requirements are to be fu/fil/ed. The applicant shall submit a site plan. The
Director shall provide the applicant with detailed information about this submission
requirement.
C. Joint access. Owners of two or more uses, structures, or parcels of/and may agree to utilize
joint/y the same access and egress when the combined access and egress of both uses,
structures, or parcels of/and satisfies the combined requirements as designated in this tit/e,
provided:
1. Satisfactory lega! evidence shal/ 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 p/aced on permanent file with
the City.
D. Public street access. All vehicu/ar access and egress as required in Sections 18.705.030H
and 18.705.0301 shall connect directly with a public or private streef approved by the City
for public use and shal/be maintained at the required standards on a continuous basis.
E. Curb cuts. Curb cufs shall be in accordance with Section 18.810.030N.
APPLICANT'S RESPONSE:
This two (2} lot partition complies with the provisions of this section by continuing
access onto the subject site through the use of the existing gravel drive within Lot 1 and
the potential for a driveway from Lot 2 with access onto SW 92�d Ave, a local public
street, posing no inadequate or hazardous access. No joint access will be utilized
through this application, each lot will be provided its own access. Any curb cuts and
walkways will be constructed in accordance with Section 18.810.Q30N and Section
18.810.070 respectively, and shall be approved during the building permit process.
Kelleher-SW 92"d Avenue planning inc. 5
City of Tigard Partifion Application
CHAPTER 18.715. DENSITY COMPUTAT/DNS
(A) Defrnition 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 /and included in
the/egal description of the property to be developed:
1. All sensitive/and 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 formu/as may be used:
a. Sing/e-family deve/opment: allocate 20% ofgross acreage;
b. Multi-family development: a/locate 15% of gross acreage.
4. AI!land proposed for private streets; and
5. A lot of af least the size required by the applicable base zoning district, if an existing dwe!ling
is fo remain on the site.
APPLICANT'S RESPONSE:
The subject site is approximately 0.55 acres in size. The following computations
determine the minimum and maximum number of dwellings allowed upon the subject
site under the R-4.5 zoning designation.
R-4.5 Zone TOTAL
Gross Site Area 23,775 S.F.
Net Site Area (80% of Gross) 19,020 S.F.
Divided bv Max. Densitv 7,500 S.F./Unit
Max Permitted Units 2.5 2.5 Units
Min Permitted Units (80% of Max)2.0 2 Units
CHAPTER 18.725. ENVIRONMENTAL PERFORMANCE STANDARDS.
18.725.020 Genera!Provisions
(A)Compliance wifh applicable state and federal regulations. In addition to the regu/ations
adopfed in this chapfer, each use, acfivity or operation within the City of Tigard shall comp/y with
the applicab/e stafe and federal standards pertaining to noise, odor and discharge of matter into
the atmosphere, ground, sewer system or stream. Regu/ations adopted by the State
Environmenta/ Quality Commission pertaining to non-point source pollution control and
contained in the Oregon Administrative Ru/es shall by fhis reference be made a part of this
chapter.
(8) Evidence of compliance. Prior to issuance of a building permit, fhe Director may require
submission of evidence demonstrating compliance with state, federal and /ocal environmenta!
regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits
(ACDP) or Indirect Source Construcfion Permits (lSCP).
(C) Continuing obligation. Compliance with state, federa/and/oca/ environmental regu/ations is
the continuing obligation of the property owner and operator.
APPLICANT'S RESPONSE:
This two (2) lot partition satisfies the provisions of this section by complying with state
and federal regulations pertaining to noise, odor and discharge of matter into the
atmosphere, ground, sewer, or stream systems. This application anticipates no activities
hazardous to the environment with the proposal of a two(2)-lot partition and the
Kel/eher-SW 92"dAvenue planning inc. 6
City of Tigard Partition Application
construction of one(1) single-family detached house. In accordance with this section
evidence of compliance will be approved during the building permit process.
CHAPTER 18.745. LANDSCAP/NG AND BUFFERING.
98.745.030 Genera/Provisions
E. Protection of existinq vepetation. Existing vegetation on a site shall be protected as much as
possible:
1. The developer shall provide mefhods for the protecfion of existing vegetation to
remain during the construction process; and
2. The plants to be saved shall be noted on the landscape p/ans (e.g., areas not to be
disturbed can be fenced, as in snow fencing which can be p/aced around individual
trees).
F. Care of landscapinq alonq public riqhts-of-wav. 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 un/ess otherwise required for emergency conditions and
the safety of the general public.
G. Conditions of approval of existinp veqetation. The review procedures and standards for
required landscaping and screening shal/ be specified in the conditions of approval during
development review and in no instance shall be less than that required for conventional
development.
H. Heipht restrictions abuttinq public riqhts-of-wav. No trees, shrubs or p/antings more than 98
inches in height shall be planted in the public right-of-way abutting roadways having no
esfablished curb and gutter.
APPLICANT'S RESPONSE:
Discussions with City staff during the pre-application conference have determined that
no landscape buffer is necessary.
18.745.040 Street Trees
A. Protection of exisfing vegetation. Alf developmenf projects fronting on a public street, private
street or a private driveway more than 100 feet in length approved after the adoption of this
tifle shall be required to plant street trees in accordance with the standards in Section
18.745.040.C.
8. Street tree p/anting list. Certain trees can severely damage utilities, streets and sidewa/ks or
can cause personal injury. Approval of any p/anting list shall be subject to review by fhe
director
C. Size and spacinq of street frees.
1. Landscaping in the front and e�erior side yards shall include trees with a minimum
caliper of two inches at four feet in height as specified in the requirements stated in
Section 18.745.040.C.2 below;
APPLICANT'S RESPONSE:
This two (2) lot partition application complies with the provisions of this section by
planting street trees as a requirement for all projects fronting a public street. As the
subject site fronts SW 92nd Avenue and it is considered a public street, this application
will take into consideration all of the provisions of this section on Street Trees.
Specifically the applicant will take into account the size and landscaping of street trees
as per the provisions of section 18.745.040 (C) 1-2a-I.
Kelleher-SW 92ndAvenue planning , inc. 7
Crty of Tigard Partition Application
CHAPTER 18.765. OFF-STREET PARK/NG AND LOADlNG REQU/REMENTS.
18.765.030. Genera!Provisions.
(A) Vehicle parking p/an requirements. No building or other permit shall be issued until sca/ed
p/ans are presented and approved as provided by this chapter that show how access,
egress and circu/ation requirements are to be fulfilled. The applicant shal/ submit a site p/an.
The Director shall provide the applicanf with detailed information about this submission
requirement.
(8) Location of vehicle parking. The location of off street parking will be as follows:
1. Off-street parking spaces for single-famrly and dup/ex dwellings and sing/e-family
attached dwellings shal!be located on the same lot with the dwelling(s);
APPLICANT'S RESPONSE:
As proposed, the off-street parking for each lot will be contained within the respective
lots, no joint parking will be established.
18.765.40. General Design Standards.
(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 safefy
for pedesfrian and vehicular traffic on the site;
2. The number and size of access drives shall be in accordance with the requirements of
Chapter, 98.705, Access, Egress and Circulation;
3. Access drives shall be clearly and permanent/y marked and defined through use of rails,
fences, walls or other barriers or markers on frontage not occupied by service drives;
4. Access drives shal/ have a minimum vision c/earance in accordance with Chapfer
98.795, Visual Clearance;
5. Access drives shall be improved with an aspha/t or concrete surface; and
6. Excluding sing/e-family and duplex residences, except as provided by Subsection
18.810.030P, groups of two or more parking spaces sf►all be served by a service
drive so fhat no backing movements or other maneuvering within a street or other public
righf-of-way will be required
APPLICANT'S RESPONSE:
Any driveways constructed upon the subject site will be reviewed as part of the building
permit process and shall comply with the provisions of this section. This two (2) lot
partition complies with the provisions of this section by continuing access onto the
subject site through the use of the existing gravel drive within Lot 1 and the potential for
a driveway from Lot 2 with access onto SW 92"d Ave, a local public street, posing no
inadequate or hazardous access. No joint access will be utilized through this
application, each lot will be provided its own access. Any curb cuts and walkways will
be constructed in accordance with Section 18.810.030N and Section 18.810.070
respectively, and shall be approved during the building permit process.
18.765.50. Bicycle Parking Design Standards.
E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces
for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shall there be
less than two bicycle parking spaces. Single-family residences and duplexes are excluded from
fhe bicycle parking requirements. The Director may reduce the number of required bicycle
parking spaces by means of an adjustment to be reviewed through a Type 11 procedure,
as governed by Section 18.390.040, using approval criteria contained in Section
18.370.020.C.5.e.
Kelleher-SW 92"d Avenue planning inc. 8
City of Tigard Partition Application
APPLICANT'S RESPONSE:
The installation of bicycle racks is not required within detached single-family residential
zones. Therefore, the provisions of this section are not applicable.
18.765.60. Parking Structure Design Standards.
A. Maintenance of parking areas. All parking/ots shal!be kept clean and in good repair at all
fimes. Breaks in paved surfaces shall be repaired promptly and broken or splintered whee!
stops shall be replaced so that their function will not be impaired.
APPLICANT'S RESPONSE:
No parking structure is being proposed through this two-lot partition application.
Therefore, the provisions of this section are not applicable.
18.765.70 Minimum and Maximum Off-street Parking Requirements.
C. Measurements. The following measurements shall be used in calcu/ating the fotal minimum
number of vehicle parking spaces required in Secfion 18.765.070.H:
1. Fracfions. Fractional space requirements shall be counted as a who/e space;
2. Employees. Where employees are specified for the purpose of determining the
minimum vehicle parking spaces required, the employees counted are those who work
on the premises during the/argest shift at the peak season;
3. Students. When students are specified for the purpose of determining the minimum
vehicle parking spaces required, the students counted are those who are on the campus during
the peak period of the day during a typica!school term;
4. Space. Unless otherwise specified, where square feet are specified, the area measured shall
be gross floor area under the roof ineasured from the faces of the structure, excluding only
space devoted to covered off-streef parking or loading.
APPLICANT'S RESPONSE:
The minimum number of parking spaces required in the R-4.5 zone is 1.0/DU.
Adequate parking is available as part of the existing development on Lot 1. At the time
that Lot 2 is developed with a single-family detached dwelling, conformance to the
provisions of this section will be required. No maximum is applied to the R-4.5 zone.
CHAPTER 18.790. TREE REMOVAL.
18.790.030 Tree P/an Requirement
A. Tree plan required. A tree plan for the p/anting, remova/ and protection of trees
prepared by a certified arborist sha/l be provided for any lot, parce!or combinafion of lots or
parcels for which a deve/opment application for a subdivision, partition, site development
review, planned deve/opment or conditional use is filed. Protection is preferred over removal
wherever possib/e.
B. P/an requirements. The tree p/an shal!include the following:
1. Identification of the location, size and species of all existing trees including trees
designated as significant by the city;
2. ldentification of a program to save existing trees or mitigate tree removal over 12
inches in caliper. Mifigafion must follow the replacement guidelines of Section
98.790.060D, in accordance wifh the following standards and shal! be exclusive of
trees required by ofher development code provisions for landscaping, streets and parking
lots:
a. Retention of/ess than 25% of existing trees over 12 inches in caliper requires a
mifigation program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25% fo 50% of existing trees over 12 inches in caliper requires that two-
Kelleher-SW 92idAvenue planningf�'.� .��:��{<.�..inc. 9
City of Tigard Partition Application
thirds of the frees to be removed be mitigafed in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires
that 50 percent of the trees to be removed be mitigated in accordance with Section
18.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation.
3. Identification of all trees which are proposed to be removed;
4. A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
APPLICANT'S RESPONSE:
This land use application for a two-lot partition proposes no trees be removed from the
subject site. Therefore, the provisions of this section are not applicable.
CHAPTER 18.795. V/SUAL CLEARANCE AREAS.
18.795.030 Visua/ Clearance Requirements
A. At corners. Except within the CBD zoning district a visua!clearance area shall be maintained
on the corners of a/l property adjacent to the intersection of two streets, a street and a railroad,
or a driveway providing access fo a public or private sfreet.
8. Obstructions prohibited. A clear vision area sha!!contain no vehicle, hedge, planting, fence,
wall structure or temporary or permanent obstruction (except for an occasiona/utility po/e 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 fhis 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 vertica!curve conditions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
APPLICANT'S RESPONSE:
As proposed, there are no obstructions which would cause a reduction in proper sight
distances from vehicular movements. The partition plat depicts a clear vision area for
both lots free from obstruction wall structures of vegetation. Therefore, the provisions of
this section are not applicable.
CHAPTER 18.810. STREET AND UTILITY/MPROVEMENT STANDARDS
18.810.030 Streets (A) lmprovements.
K. Partial street improvements- Partial streef improvements resu/ting in a pavement width of
/ess than 20 feet; while generally not acceptab/e, may be approved where essentia/to
reasonab/e development when in conformity wifh fhe other requirements of these regulations,
and when it wil/be practical to require the improvement of the other half when the adjoining
property developed.
APPLICANT'S RESPONSE:
Discussions with City staff have determined that partial street improvements including 5-
foot concrete sidewalks and street trees along the entire frontage of the subject site will
be required.
Kelleher-SW 92nd Avenue planning inc. ]0
City of Tigard Partition Application
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 Unifred Sewerage Agency in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
APPLICANT'S RESPONSE:
The nearest sanitary sewer line to this property is an eight inch line, which is located to
the north and south of this site on SW 92nd and is available for connection to the
subject site. The connection to the public sanitary sewer will be complete prior to
issuance of future building permit on Lot 2.
18.810.100 Storm Drainage
A. Genera!provisions-The Director and City Engineer shall issue a development permit on/y
where adequate provisions for storm water and flood water runoff have been made, and:
1. The storm water drainage system shal/be separate and independent of any sanitary
sewerage system;
2. Where possib/e, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage pattems shall be shown on every development proposa/plan.
APPLICANT'S RESPONSE:
In regard to storm water quality, a fee in-lieu shall be assessed to the applicant of
$210.00 for every 2,640 square feet of impervious surface created on the subject site
CONCLUSION
Based upon compliance with all applicable review criteria as addressed herein above,
the applicant requests the City of Tigard approve this application for a two (2) lot
partition.
Kelleher-SW 92"d Avenue planning': inc. l 1
City of Tigard Partition Application
�
�� planningResourcesinc.
�� land use planning•site des�gn
'7i6o SW Fir I,00p,Suite 2oi �O��
Portland,Oregon 97223
Tel:So3-684-io2o
F�:So3-684-io28
April 7, 2003
Mr. Brad Kilby
Associate Planner
13125 SW Hall Blvd.,
Tigard, OR 97223
RE: MLP 2003-00002 Land Use File
Dear Brad:
This letter and enclosures are submitted in response to your March 5, 2003 letter requesting additional
information in order to deem the above application complete. Each of the items raised in your correspondence
are addressed as follows:
Impact Stud�
1. Tiqard Development Code 18.390 040 (2)(e)
Impact from the minor land division will be minimal to public facilities and service. The public
transportation system available to the subject site includes a bus route along SW Hall Blvd to the west.
The nearest bike lanes to the subject site are along SW Hall Blvd and SW McDonald St, to the west and
north of the subject site.
Tree Plan
1. Tiqard Develoqment Code 18.790 030
Enclosed is a detailed report from a certified arborist explaining which trees need to be removed due to
disease or project construction and which will be kept after the minor land division.
Please proceed with processing this application. If you have any questions or require additional information, I
may be contacted at 503-684-1020.
Sincerely,
nneth L. Sandblast, AICP
Enclosures
Cc: Mr. Phil Kelleher
14825 SW 92"d Ave Minor Land Partition
IMPACT STUDY
The following provisions of Sections 18.390.040 are applicable to this Type II Application, a minor land
partition application:
CHAPTER 18.430 SUBDlVISIONS
98.390.04(2)(e) Type Il Procedure- Impact Study
APPLICANT'S RESPONSE:
The various public facilities and services listed in this section are addressed as follows:
Transportation Svstem
The subject site is located adjacent to an elementary school and fronts onto SW 92"d Ave. The frontage
improvements for the site include partial street improvements including 5-foot concrete sidewalks and
street trees along the entire frontage of the subject site. This public pedestrian access and street trees
will be improved to meet City of Tigard standards, including curb, gutter and sidewalks. The sidewalks
will accommodate the limited amount of pedestrian and bicycle traffic generated given the street design
and overall topography of the area. To meet City standards, two driveways will be created or retained to
serve vehicular and pedestrian circulation on each parcel. This two (2) lot partition complies with the
provisions of this section by continuing access onto the subject site through the use of the existing
gravel drive within Lot 1 and the potential for a driveway from Lot 2 with access onto SW 92�d Ave, a
local public street, posing no inadequate or hazardous access. No joint access will be utilized through
this application, each lot will be provided its own access. Any curb cuts and walkways will be
constructed in accordance with Section 18.810.030N and Section 18.810.070 respectively, and shall be
approved during the building permit process. To minimize impacts to adjacent property owners and the
public at large this application does not propose transportation connection through the site to any other
street due to significant topography and existing vegetation. The applicant accepts the on-site
dedication and improvement requirements proposed for both the public and private streets involved in
this application. The subject site is within a reasonable distance to public transportation to the east,
north and west.
Drainaqe Svstem
As depicted on the preliminary engineering plan set included with this application submittal, a
stormwater collection, detention and treatment system is proposed for construction to serve the subject
site. This drainage system will be designed to meet City standards and these standards have been
adopted to minimize impacts of development on existing public facilities and the public facilities. The
drainage system for this application will be required to accommodate existing surface water flows from
adjacent parcels to minimize, and likely improve, drainage in the immediate vicinity of the subject site.
Parks Svstem
There are no parks proposed through this application. Residents of the future single family detached
homes built upon the subject site will utilize existing City park sites. The impacts to these existing
facilities will be minimal given the 14-lot total of this subdivision application.
1
Water Svstem
Water system improvements necessary to serve the subject site consist of extending the
existing public water line in the Oxalis Street public right-of-way into the site and installing
individual water meters serving each of the 14 lots. The 180' water main extension will occur
entirely within a public right-of-way. Impacts to the general public, existing public water system
and affected private properties will be minimal.
Sanitarv Sewer System
As depicted on the preliminary engineering plan set included with this application submittal, a
public sanitary sewer system is proposed for construction to serve the subject site. Other than
connection to the existing sanitary line adjacent to the west of the subject site, all construction of
this system will occur on the subject site. This sanitary sewer system will be designed to meet
City standards and these standards have been adopted to minimize impacts of development on
existing public facilities and the public facilities.
Noise Impacts
- This application involves a two-lot partition creating single family detached residential lots.
Given the subject site lies within an area of existing single family residences, noise impacts
associated with development of the subject are compatible based upon land use and will
therefore be minimal. There will be short term noise associated with site development. These
impacts are mitigated through conditions imposed by the City during the plat approval process.
2
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p 9►and use and site�annin� QA�' f�B 2��3 14825 SW 92nd Ave. 25-1-11AC TL 28f12
7180 S1N F Loop.S�ile 201 503-BM-1020
PoNmd.OR 97Y7! fip36p�-7028 F�
PRO�ECT�2-K£L-24,5 Mr. Phil Kelleher
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ARBORIST REPORT
Address of the Report: 14825 SW 92nd
Tigard, OR
Date of the Report: April 3, 2003 ,
Report Submitted To: Planning Resource Inc. PH: 503-684-1020
Attn: Ken Sandblast FX: 503-684-1028
7160 SW Fir Loop, Suite 201
Portland, OR 97223
Enclosed is a corrected and revised tree survey. Please correct the plans you have. -
As proposed trees #3 & 4 are to removed as needed for sidewalk construction. The
sidewalk could be altered to accommodate these trees if the desire on all parties is
there.
Note trees #6 - 15 are all Western Red Cedars. All have been topped and are non-
viable as they are full of rot, decay and poorly attached re-growth, making them
hazard trees. They could be removed to accommodate site development if needed.
The project Iooks easy with minimal to no impact to existing trees 12" D.B.H. and
over. A tree protection plan is enclosed.
Please let me know if I can be of further assistance on this project.
Respectfully,
������;,�.,�
Raymond Myer, General Manager
Tree Care & Landscapes Unlimited, Inc.
Certified Arborist by the International
Society of Arboriculture, # PN-0160
Oregon Landscape Contractors Lic. # 11604
Oregon Dept. of Agriculture, Commercial
Pesticide Applicators License # 00187
Resiclential and Commercial Spraying • Fertilizing • Pruning •Landscape (nsta!lation• Landscape I�taintenance •Consultation
MEMBER: National Arborist Association • li�ter�ational Society of Arboriculture •Qregon Association of Nurserymen
Oregon Golf Course Superintendents'Associatior� • Oregon Landsca�e Contractors Association
State Licensed Tre� S�rvice #82635 • Landscape Contractor#5059 •Ch�mical Application �Q0023i • fnsured
P.O. Box 1566 • Lake Oswego, OR 97Q35 • 503-635-31 g5 • Vanc,ouver 360-737_?64a^ • FAX 5�3-635-1549
Visit our webs�te at w�v�nr.+reecarelandscapes.cnm
f•iHF-1�'-����4 13�57 TREE CARE UNLIMITED 503 635 1549 P.03i05
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REVISED TREE SURYEY
Planning Resources
RE: 14825 SW 9Z"°
Tigard, OR
Specie D.B.H. ` Condition Additional Viable/
Comments Non-viable
1 Dou las Fir 24" Good Viable
2 , Noble Fir 13" Ppor Insects y Npn-Viable
3 White Pine 28" Good ViabEe
4 Dou la5 Fir 23" Good � Viable �
5 Ponderosa Pine ' 25" Good Crawded Viable
6 West�rn Red Cedar �4" ; Poor To ed rot, decay ! Non-viable
7 Western Red Cedar 22" Ppor To ed, rot deca � Non-viable
8 _Western Red ��dar � 32" Poor To ped rat, decay Nan-viable
9 Western Red Ce�ar i 31" Poor To ed� rot deca ��M Non-viable
lQ I Western Red Cedar � 25" __ Poor i Top�d, rot, decay __.,__�Non-viabie
11 Western Red Cedar 24" Poor Tp ed rot d, ecaY Non-viable
12 Western Red �edar 25" Roor To ed rot deca Non-vi�ble
13 Western Red Cedar 20" Poor Dead to ed 4 Non-viabie
14 Western Red Cedar ! 28" i Poor To ed rot deca ' Non-viable
15 ' Western Red Cedar ; 31" � �oor �ryr To ed rot deca � Non-viab�e
16 E Western Hem►ack � 14" Poor Crowded viabie
17 Dou las Fir _ 25" ; Good ' �� Viable
18 Dou las Fir 21" Good ;W : Vsable
19 �uro ean Birch +21° Good � �� ; Viable T �
2p Ponderasa Pine � l.z" Poor Multi Ip e tops, crowded ! Viabte
21 � Blue S ruce .�11" Poor Crowdec# Viable
22 �uro�ean 8irch ` Z1" Good r� Viab(e
23 Silver M� le I 49" Poor ' 3 leaders oor �rotch Non-viable
24 Silver Ma le 55" Poor ; 4 leaders oor cratch No�-viable
RPSidentia! �rd Commerciai Spra�ing • ��r�ilizing • Pruning • LAi�dscape lnsiallation � Landscapta Maintenance • Gonst�ltation
M�MSER: Nationat Arborist Associat€o� • International 5ociety of Arboricufture • Oregon Association of Nurserymen
Oregon Golf Co��rs� Superintendents'Association • Orsg�n �.and�ca�G Cort;acIors Association
S�ale Licensed Treo Service r���G;35 ° L�ndscapo Ccntractor#56�9 •Chemica�l��pp�,cutf:�n ;#OQU�31 • fnst�rec�
P.O. 8ox 156G • Lak� Qsw;ego, UI� 97035 - 503-G35-3165 ► Var.r,•ouver 36�-'737-?F4u � FAk 5��3-C35-�5�9
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TREE SURVEY
Planning Resources
RE: 14825 SW 92nd
- Tigard, OR
Specie D.B.H. Condition Additional Viable/
Comments Non-viable
1 Dou las Fir 24" Good Viable
2 Noble Fir 13" Poor Insects Viable
3 White Pine 28" Good Viable r
4 Dou las Fir 23" Good Viable
5 Ponderosa Pine 25" Good Crowded Viable
6 Western Red Cedar 24" Poor To ed rot deca Non-viable
7 Western Red Cedar 22" Poor To ed rot deca Non-viable
8 Western Red Cedar 32" Poor To ed rot deca Non-viable
9 Western Red Cedar 31" Poor To ed rot deca Non-viable
10 Western Red Cedar 25" Poor To ed rot deca Non-viable
11 Western Red Cedar 24" Poor To ed rot deca Non-viable
12 Western Red Cedar 26" Poor To ed rot deca Non-viable
13 Western Red Cedar 20" Poor Dead to ed Non-viable
14 Western Red Cedar 28" Poor To ed rot deca Non-viable
15 Western Red Cedar 31" Poor To ed rot deca Non-viable
16 Western Hemlock 14" Poor Crowded Viable
17 Dou fas Fir 25" Good Viable
18 Dou las Fir 21" Good Viable
19 Euro ean Birch 21" Good Viable
20 Ponderosa Pine 12" Poor Multi le to s crowded Viable
21 Blue S ruce 11" Poor Crowded Viable
22 Euro ean Birch 21" Good Viable
23 Silver Ma le 49" Poor 3 leaders oor crotch Non-viable
24 Silver Ma le 55" Poor 4 leaders oor crotch Non-viable
Residential and Commercial Spraying• Fertilizing• Pruning• Landscape Instailation •Landscape Maintenance•Consultation
MEMBER: National Arborist Association • international Saciety of Arboriculture • �regon Association of Nurserymen
Oregon Goli Course Superintendenis'Associaiion •Oregon Landscape Contractors Association
State Licensed Tr�� S�rvice #62635• Landscape Contractor#So59 •Chemical Application �pOp231 • InsurEd
P.O. Box 1566 • Lake Oswego, OR 97035 • 503-G35-3185 •Vancouver 36p-737-2640 • FAx 503-635-1549
Visit our website at www.treecarefandscapes.com
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finj�m�t�c,� Tree Protection Plan
(REVISED 3/27/03)
Follow the below listed instructions in order to provide the proper protection before, during and
after construction.
I. Before Construction:
a. Identify and number the trees to be protected, verify by mapping and/or tagging and
note their size in D.B.H. (Diameter at Breast Height), variety, health and structural
conditions, review plans.
b. Check with local government agencies for tree protection ordinances.
c. Remove any low limbs that may be in the way of construction equipment, and prune
as needed to adhere NAA standards.
d. Leave a protective covering on the soil, i.e., existing groundcover or mulch.
e. Notify all other contractors that these trees are to be saved and protected. 9
f. Install a temporary 6' high metal,no-climb fence to protect the trees and their root
systems. Install tree protection sign on fence. Posts located 10' on center as a
general rule. For every inch in diameter of the trunk (D.B.H.) allow up to 1 foot of
radius from the trunk as the protected area. (Example: 24" D.B.H. = 24' radius of
protected root system.) Ideally, we need to protect more than the drip zone. The
drip zone into the trunk is the support roots that hold the tree up. The roots from
that drip zone out provide nutrition, water and oxygen. Try to avoid loss of more
than 30% of root on any one side. This allows some encroachment within the drip
line. This should be determined on a case by case site conditions reviewed.
g. Identify any insect or disease problems that may require treatment.
h. Engineer and design proposed structures and construction to avoid root loss. Bridge
type foundations can save major roots.
i. Design landscape islands and planting areas large enough to accommodate trees at
maturity.
j. Plant the right tree in the right place. Avoid future confficts with buildings and
utilities.
k. Have an experienced Arborist review landscape plan to assure the right tree is
planted in the right place and proposed changes don't kill retained mature trees.
I. Consider tree removals adjacent to trees to be saved for wind related stability
concerns.
Residential and Comrr�erci�zl Spraying• Fertilizing• Pruning •Landsca�e Installation • Landscape Maintenance •Consultatian
MEMBER: National Arborist Association • lnternationaf Society of Arboriculture •Oregon Association of Nurserymen
Oregon Golf Course Superintendents'Associaticn • Oregon Landscape Contractors Association
State Licensed 7ree Service#�2635 • Landscape Cantractor#5659 •Chemica!Appficaticn �000231 • Insured
P.O. Box 156�� � Lake �swego, OFi 97d35 • 5�3-635-31 fi5 •Vanco«ver 360-737-2646 • FAx 503-G35-1549
Visit our website at w�v�rr.treecarelandscapes.cor�
m. Check for past and proposed grade and drainage changes, consider the effects.
n. Check trees for stability.
o. Remove all trees that would not survive the effects of change. Remove all hazardous
trees.
p. Minimize environmental changes.
II. Durina Construction-
a. Keep equipment off of the root system to avoid compaction.
b. Keep equipment away from structure to prevent damage to trunk and limbs.
c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline,
diesel, paint, herbicide, cleaner, thinners, etc.
d. Provide means of temporary irrigation if the project runs through the summer. '
- e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified
Arborist and repaired or treated according to his/her recommendations.
f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning.
g. Avoid trenching through the root systems, boring under them or hand digging can
save roots.
h. Contact the ISA Certified Arborist familiar with the site prior to and during any
activity within the drip zone or tree protection fencing for consultation.
III. After Construction•
a. Carefully landscape the area under the tree, being careful of the roots and structure.
Use plantings that will live under the same conditions as that of the tree.
b. Provide insect and disease control, fertilization and pruning as needed or adhere to
long term protection plan if provided.
c. Avoid direct irrigation spraying onto the trunk. The amount of irrigation needed to
keep new plantings alive can often be enough to kill mature trees.
d. Do not cover existing root systems with more than 2" of soil. The more soil you add,
the greater the chances of damaging the root system.
e. Provide irrigation and/or drainage to emulate pre-construction conditions.
NOTE: It would be impossible to provide all of the above protection measures, however the more
roots that can be saved and the least amount of surrounding environmental changes that we can
prevent; the greater the chances of saving existing trees. Often it is best to replant with the right
tree in the right place so it can grown in the new environment.
� • � • Tree Table
(Greater than 12" Diameter)
2S-1-11 AC Tax Lot 2802
Tree Tree Size Removed Trees Not Viable Trees Regulated Trees
(Inches) Count Size Count Size(Inch) Count Size(Inch)
1 16 1 16
2 12 1 12
3 28 1 28 1 28
4 20 1 20 1 20
5 22 1 22
6 22 1 22
7 24 1 24
8 30 1 30
9 30 1 30
10 24 1 24
11 24 1 24
12 28 1 28
13 18 1 18
14 26 1 26
15 36 1 36
16 14 1 14
17 17 1 17
18 18 1 18
19 19 1 19
20 20 1 20
21 11 1 11
22 21 1 21
23 49 1 49
24 55 1 55
24 584 2 48 16 423 8 161
Project Totals Number Inches
Number of Trees on Site 24 584
Minus
Number of Not Viable Trees 16 423
Number of Regulated Trees 8 161
Regulated Trees Removed 2 48
Site Tree Retention (Percentage) 75.0%
Kelleher- 2 Lot Partition Page 1 of 1 14825 SW 92 Avenue
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TREE PLAN
■■ planning .: . . inc. SCALE 1 A= 30� 2 LOT PART/T/ON
■ land use and site planning �A]F• ,6/AR. 2003 14825 SW 92Ad AVB. 25-1-11AC 1L 2802
71H0 SW Fr Laop.3�8e 207 50.}BB4-1020
PMlard.OR 97713 503-GBq-102B Fa�
PRO�l�CT,�2-KEL-245 Mr. Phi/Kelleher
CITY �F TIGARD
PRE-APPLICATION CONFERENCE NOTES �om°�����P�t
S(uipir+gA BetterCommunity
(Pre-Application Meeting Notes are Valid for Six (6) Months)
RESIDENTIAI
a�a�n�rc o�. 0 3� ��. _ -
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APPUCANT: �h lI',� �Ett.E��Q AGENT:
Phone: �5��) (o�q - l I I� Phone: f )
PROPERTY LOCATION:
ADDRESS/GENERAL LOCATION: 1��Sd5 cS�J �aa�
TAX MAP(S)/LOT #(S): as►t I R e- o��o�
NECESSARYAPPLICATIONS: (�'�n�,Q LA�+p PA�►-Yi(�t�
PROPOSAL DESCRIPTION: �ro esa� �o �ac�����o� �, a�,S°►� r `o� ►�n-�e �r;�,� o �a���,S
COMPREHENSIVE PLAN t .
MAP DESIGNATION: I�, .t�s i,i„ �s�0 en��R L _
ZONING MAP DESIGNATION: �y�5
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: So��i
i0NIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Referto Code Section 18. Stio l
MINIMUM LOT SIZE: So� sq. ft. Average Min. lot width:�a ft. Max. building height:�6 ft.
Setbacks: Front�Q ft. Side s ft. Rear IS ft. Corner_�ft. from street.
MAXIMUM SITE COVERAGE: -- % Minimum landscaped or natural vegetation area: "' %.
GARAGES:�_ft.
❑ NEI6HBORH000 MEEflN6 [Re er to the Neighborhood Meeting NandouU
THE APPLICANT SHALL TIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBC MITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum o two (2) weeks between the mailing date and the meeting date is
required. Please review the Lan Use Notification handout concerning site posting and the meeting
notice. Meetin is to be held r r to submittin our a lication or the a lication will not be
accepted.
* NOTE: In order to also prelimina address building code standards, a meeting with a Plans
Examiner is encouraged prior o submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residen6al ApplicatioNPlanning Division Section
[r7f NARRATIVE [Refer te Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
�MPACT STUDY [Refer to Code Sec6ons 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at large, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
��ACCESS [Refer to Chapters 18.705 and 18.7651 ,
Minimum number of accesses: � Minimum access width: 15
Minimum pavement width: �U �
❑ WALKWAY REQUIREMENTS [Refer Code Cnapier 18.705)
Within all ATTACHED HO ING (except two-family dwellings) and multi-family developments, each
residential dwelling SH L BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
� AREA, COMMON OP SPACE AND RECREATION FACILITIES.
[� RESIDENTIAL DENSIIY CALCUlATION [Refer to Code Chapter 18.7151-SEE EKAMPLE 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
specifled by the applicable zoning designation. Net development area is calculated by subt�acting
the following land area(s)from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain; o� 3�'-1L�a, G D'�
➢ Slopes exceeding 25%; -- '� SdO
➢ Drainageways; and l� ,�a � �soo
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. �
Public right-of-way dedication: � mP��
➢ Single-family allocate 20% of gross acres for public facilities; or 1 ,�;,,�
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
El(AMPLE 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 ri�ht-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)
= mts er cre = . nits er cre
�ibe Derelopmem Code requires mat me net stte area exlst for 1he aaa wdol�dwelling unit NO ROUNOIN6 UP IS PEBMIITED.
�Miofmuro Prolect Ue�i4�fs 80X of We ma�dmum�Ilowed tlenat4�.TO�ETERMINE iNIS STANDARD,MULTIPLY TNE MIW MUM NUMBEB OF UNITS BV.B.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicatioNPlanning Division Section
r
❑ SPECIAL SETBACKS [Refer to Code Section 18 Ol
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOO SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: minimum of a ten (10)-foot separation shall be maintained
between each dwelling uni or garage.
➢ MULTI-FAMILY RESID TIAL building separation standards apply within multiple-family
residential developmen .
ACCESSORY STRUCTUR UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Fiv (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCT E UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable zoning district for the pnmary swctures'setback requirements.l
❑ FLA6 LOT BUILDIN6 HE16NT PROVISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/z ST RIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or 0 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
❑ BUFFERIN6 AND SCREENINC [Refer to Code Chapter 18.7
In order TO INCREASE PRIVACY AND TO EI ER REDUCE OR ELfMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent dev opments, especially befinreen different land uses, the
CITY REQUIRES LANDSCAPED BUFFER EAS along certain site perimeters. Required buffer
areas are described by the Code in terms width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shru and must also achieve a balance between vertical and
horizontal plantings. Site obscuring s reens or fences may also be required; these are often
advisable even if not required by the ode. The required buffer areas may onlv be occupied by
vegetation, fences, utilities, and walk ays. Additional information on required buffer area materials
and sizes may be found in the Deve pment Code.
The ESTIMATED REQUIRED BU FERS a licable to our ro osal area is:
Buffer Level alo g north boundary. Buffer Level along east boundary.
Buffer Level ai ng north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBS RING SCREENING IS REQUIRED ALONG:
�LANDSCAPIN6 [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLING [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HA ER FOR REVIEW AND APPROVAL OF StTE
SERVICING COMPATIBILITY. Locating a tr /recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways ' in a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny ng is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 3 of 9
Residential Applica6onlF'lanning Division Section
. '
��PARKIN6 [Refer to Code Chapters 18.765 a 18.T051
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°/a of the total required parking.
NO MORE THAN 50°/a OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surFace and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Ced Section 18.7651
BICYCLE RACKS a required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS.� icycle racks shall be located in areas protected from automobile traffic and in
convenient locatipr�s.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.7151
The Code provides REGULATIONS FOR LA DS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS HIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, N SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will atte t to preliminary identify sensitive lands areas at the pre-
application conference based on avai ble information. HOWEVER, the responsibility to precisely
identi sensitive land areas and t eir boundaries is the res onsibilit of the a licant. Areas
meetin the definitions of sensitiv lands must be clearl indicated on lans submitted with the
development application.
Chapter 18.775 also provides egulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVE OPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Secbon 18.715.07 .Cl
When STEEP SLOPES exist, prior issuance of a final order, a geotechnical report must be
submitted which addresses the ap oval standards of the Tigard Community Development Code
Section 18.775.080.C. The repo shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
�CLEANWATER SERVICES[CWSI BUFFER STANDARDS [Refer to R$0 96-44/USA Regulatlons-Chapter 31
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicatioNPlanning Division Section
TABLE 3.1 VEGETATED CORRIDOR WIDTNS
SOURCE: CWS DESIGN AMD CONSTRUCTION STAMDARDS MANUAURESOLUTION a BROER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: <25%
► 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
♦ Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
• Natural lakes and onds
♦ Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
• Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for sVeams/rivers, delineated weUand boundary, delineated spring
boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or weUand vegetated corridor,shall not serve as a starting point for measurement.
�1/egetated comdor averaging or reduction is allowed only when the vegetated corridor is certified to be in a margi�al or degraded condition.
�The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setbadc from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construcfion Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED RIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" andout is available upon request. Additional sign area or
height beyond Code standards may e permitted if the sign proposal is reviewed as part of a
development review application. ernatively, a Sign Code Exception application may be filed for
Director's review.
�TREE REMOYAL PLAN REQUIREMENTS [Refer ta Code Section 18.790.030.C.1
A TREE PLAN F4R THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 5 of 9
ResidenUal ApplicationlPlanning Division Section
THE TREE PLAN SHALL 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°/a 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°/o 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.
� MITI6ATION [Refer to Code Sec6on 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR YISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residen6al ApplicatioNPlanning Diasion Section
�
[�FUTURE STREET PLAM AND DITENSION OF STREETS [Refer to Code Sectlon 18.810.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
/
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlon 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/z times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Sectlon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODE CNAPTERS
_ 18.330(canditiona�use) �$.6ZO(Tgard Triang�e Desgn Sfandards) �18.765(ott-street Par�cir�y�oadirg Req�irements)
_ 18.340(oireaors�nterPretation) 18.630(washington square Regior�a��enter) _ 18.775(sensieve�ands Review)
_ 18.350(P�anned oeve�ment) �L�18.705�A�9�c��,��,� - 18.780�sg��
_ 18.360(site oeve�opment Review) 'I S.�'I O(Acoessory Residential Units) 18.785(Temporary use Pemii�s)
_ 18.370(varianoes�adjustments) �L 18.715(�ensity compurarions) �18.790 Rree Rerra�ag
_ 18.380(zoniny�na�ext Amendments) 18.720(�esign�omPatibaity standards> �18.795(v�sua���ea�anoe Areas)
_ 18.385����P�� _� 18.725(Environmental Perfomiance Standards) 18.798(Wireless Canmunication Faaliees)
_ 18.350(Deasion Making Proceduresllmpact Study) �S.73O(Exceptions To Devebpment Sfandards) �18.810(Street&Utiliry Improvement Standa�ds)
'I H.4�O(Lot Line Adjustrnenis) 18.740(Historic overtay) -
�18.420(�and Parti�ons) 18.742(Horne occupatioo Permi�)
_ �8.430(Subdivisions) .� �$.745(landscaping&Screening Shandards)
�,L 18.510�R��d�,�ai z«,��,y o�s�� ')$.750(ManufacturedlMobil Home Regulations)
_ 18.520(Commercia�Zoning Districts) 18.755(Mixed So�id wastelRecyding Storage)
_ 18.530(�ndustrial Zoning Districts) 'I S.7F)O(Nonconforming Siluations)
CITY OF TIGARD Pre-Applica6on Conference Notes Page 7 of 9
Residen6al ApplicationlPlannirg Divisio�Section
ADDIflONAI CONCERNS OR COMMENTS:
�`,n �,an Q�c�-c',;'���1 ' �a�s. �1- 1,� �EC.�cs nncE oo1c���.�nh I-�s b�a�e� �P.�.n,.�.�
CO rvinl �2.
� e SUt`�1¢ orw C�.c��.�r.�� �t��Gr��
� ���G'CS '� � �� Ov�� e.�e� ��y�11
— �-�:���e k -�r-e,�e Q�4�
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 SUBMIITAL 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 droQped off at the counter without Planning Division acceptance may be
returned. The Planning counter closes at 4:00 PM.
Maps submitted with an aQplication shall be folded IN ADVANCE to 8.5 by 11 inches. One (1),
8'/Z" x 11" map of a proposed project should be submitted for attachment to the staff report or
administrative decision. Application with unfolded maps shall not be accepted.
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residenfial Applica6on/Planning Division Section
�
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 N c�R�nC s C�,cer . A basic flow chart
which illustrates the review process is availab e from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PLAT NAME RESERYATION [County Surveyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Pa�titions 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 Cit 's olic is to a I those s stem
development credits to the first building permit issued in the development (UNLE OTHER ISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e o
site planning that should ap ply 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 pros�pective applicant either obtain and read tl�e Community Development Code or
ask an questions of Cit 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: �R�AO K.`��
CITY OF TIGARD PIANNING DIYISION - STAFf PERSON HOLDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAX: (503) 684-7297
E-MAIL• (swH's first name)4��i.tigard.or.us
TITLE 18(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNETADDRESS: WWW.CI.tigard.01'.IIS
H:IpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residen6al ApplicatioNPlanning Divisio�Sec6on
CITY OF TIGARD
LAND USE APPLICATION CHECKLIST
Ptease read this form carefully in conjunction with the notes provided to you at the
pre-application conference. This checklist identifies what is required for submittal of a complete
land use application. Once an application is deemed complete by Community Development staff, a
decision may be issued within 6-8 weeks.
If you have additional questions after reviewing all of the information provided to you, please contact
the staff person named below at the City of Tigard Planning Division, 503•639•4171.
Staff: D�2�o ���.g.� Date: 3� d
1. BASIC INFORMATION
Please refer to the°Land use applications basic submittal requirements"checklist for the basic submittal requirements.
2. SPECIAL STUDIES AND REPORTS
Because of the nature of your project and/or the site you propose to develop, THE FOLLOWING ADDITIONAL STUDIES
WILL BE REQUIRED. These studies must be prepared by ce�tified professionals with experience in the appropriate field:
� Arborist Report/Tree Assessment
❑ Local Streets Tra�c Study
❑ Wetlands/Stream Corridor Delineation and Report
❑ Habitat Area Evaluation
❑ Geotechnical Repo�t
❑ Geotechnical Repo�t must address liquefaction potential and soil bearing capacity
❑ Other
3. PREPARING PLANS AND MAPS
Plans and maps should be prepared at an engineering scale (1" = 10/20/50/100/200') and include a no�th arrow, legend
and date. The same scale should be used for all your plans. Where possible the City prefers the use of a scale that
allows a site plan or subdivision plat to be shown on a single sheet. Architectural drawings may be prepared at an
architectural scale. One copy of each plan must be submitted in photo-ready 8Y: x 11 format. THE FOLLOWING IS A
LIST OF REQUIRED INFORMATION FOR EACH TYPE OF PLAN (If the plans you submit do not include all of the
information requested because you feel it is not applicable, please indicate this and provide a brief explanation).
Vicinit ap
/
� Showing the location of the site in relation to:
• Adjacent properties ❑
• Surrounding street system including nearby intersections ❑
♦ Pedestrian ways and bikeways ❑
• Transit stops ❑
• Utility access ❑
City of Tigard Land Use Application Checklist Page 1 of 4
h:\pattyUnasters\checklist.doc (UPDATED: 26-Jun-02)
..•
xisting Conditions Map
arcel boundaries,dimensions and gross area ❑
� Contour lines (2'intervals for 0-10% slopes or 5'for slopes >10%) ❑
� Drainage patterns and courses on the site and on adjacent lands ❑
� Potential natural hazard areas including:
• Floodplain areas ❑
• Areas having a high seasonal water table within 24"of the surface for three or more weeks of the year ❑
♦ Slopes in excess of 25% []
♦ Unstable ground ❑
• Areas with severe soil erosion potential ❑
♦ Areas having severely weak foundation soils ❑
♦ Locations of resource areas including:
♦ Wildlife habitat areas identified in the Comprehensive Plan ❑
• Wetlands ❑
� Other site features:
♦ Rock outcroppings ❑
♦ Trees with>_6"caliper measured 4'from ground level ❑
� Location and type of noise sources ❑
� Locations of existing structures and their uses ❑
� Locations of existing utilities and easements ❑
� Locations of existing dedicated right-of-ways ❑
� Locations of driveways on adjacent properties and across the street ❑
Subdivision Preliminary Plat Map
� The proposed name of the subdivision ❑
� Vicinity map showing property's �elationship to arte�ial and collector streets ❑
� Names, addresses and telephone numbers of the owner, developer, engineer surveyor and designer�as aPPiicabie� ❑
� Scale, no�th arrow and date ❑
� Boundary lines of tract to be subdivided
� Names of adjacent subdivisions or names of recorded owners of adjoining parcels of un-subdivided land ❑
� Contou�lines related to a City-established benchmark at 2' intervals for 0-10%grades and 5' intervals for
grades greater than 10% ❑
� The purpose, location, type and size of all of the following (within and adjacent to the proposed subdivision):
♦ Public and private right-of-ways and easements ❑
• Public and private sanitary and storm sewer lines ❑
• Domestic water mains including fire hydrants ❑
♦ Major power telephone transmission lines (50,000 volts or greater) ❑
• Watercourses ❑
♦ Deed reservations for parks, open spaces, pathways and other land encumbrances ❑
♦ The location of all trees with a diameter 6 inches or greater measured at 4 feet above ground level ❑
♦ The location of all structures and the present uses of the structures, and a statement of which structures
are to remain after platting ❑
� Supplemental information including:
♦ Proposed deed restrictions{if any) ❑
• A proposed plan for provision of subdivision improvements ❑
� Existing natural features including rock outcroppings,wetlands and marsh areas
� The proposed lot configurations, lot sizes and dimensions, and lot numbers. Where lots are to be used for
purposes other than residential, it shall be indicated upon such lots ❑
� If any of the foregoing information cannot practicably be shown on the preliminary plat, it shall be incorporated
into a narrative and submitted with the application materials ❑
City of Tigard Land Use Application Checklist Page 2 of 4
h:lpattylmasters\chedclist.doc {UPDATED: 26-Jun-02)
P e iminary PartitionlLot Line Adjustment Pla
� The owner of the subject parcel ❑
� The owner's authorized agent ❑
� The map scale, north arrow and date ❑
� Proposed property lines ❑
� Description of parcel location and boundaries ❑
� Contour lines (2'intervals for slopes 0-10%or 5'for slopes >10°/a) ❑
� Location,width and names of streets, easements and other public ways within and adjacent to the parcei ❑
� Location of all permanent buildings on and within 25`of all property lines ❑
� Location and width of all water courses ❑
� Location of any trees with 6"or greate�caliper at 4'above ground level ❑
� A11 slopes greater than 25% ❑
� Location of existing and proposed utilities and utility easements ❑
� Any applicable deed restrictions ❑
� Evidence that land partition will not preclude efficient future land division where applicable . ❑
� Future street extension plan showing existing and potential st�eet connections ❑
Site Development Plan
� The proposed site and surrounding properties ❑
� Contour line intervals ❑
� The locations, dimensions and proposed names of the following:
♦ Existing and platted streets and other public ways ❑
♦ Easements on the site and on adjoining properties ❑
♦ Proposed streets or other public ways and easements on the site ❑
♦ Alternative routes of dead-end or proposed streets that require future extensions ❑
� The locations and dimensions of the following:
♦ Entrances and exits on the site ❑
• Parking and circulation areas ❑
• Loading and service areas ❑
♦ Pedestrian and bicycle circulation ❑
♦ Outdoor common areas ❑
• Above ground utilities ❑
♦ Trash and recyclable material areas ❑
� The locations, dimensions and setback distances of the following:
• Existing permanent structures, improvements, utilities and easements which
are located on the site and on adjacent property within 25'of the site ❑
♦ Proposed structures, improvements, utilities and easements on the site ❑
• Sanitary sewer facilities ❑
• Existing or proposed sewer reimbursement agreements ❑
• Storm drainage facilities and analysis of downstream conditions ❑
� Locations and type(s)of outdoor lighting considering crime prevention techniques ❑
� The locations of the following:
♦ All a�eas to be landscaped ❑
♦ Mailboxes ❑
• Structures and their orientation ❑
City of Tigard Land Use Application Checklist Page 3 of 4
h:�pattylmasters\checklist.doc (UPDATED: 26-Jun-02)
Landscape Plan ��'��'-� �RE ES
� Location of trees to be removed ❑
� Location, size and species of existing plant materials ❑
� Gene�al location, size and species of proposed plan materials ❑
� Landscape narrative that addresses:
♦ Soil conditions and how plant selections were derived for them ❑
• Plans for soil treatment such as stockpiling the top soil ❑
♦ Erosion control measures that will be used ❑
� Location and description of the irrigation system where applicable ❑
� Location and size of fences, buffer areas and screening ❑
� Location of terraces, decks, shelters, play areas, and common open spaces ❑
Public Improvements/Streets Plan
� Proposed right-of-way locations and widths ❑
� A scaled cross-section of all proposed streets plus any reserve strips ❑
� Approximate centerline profiles showing the finished grade of all streets including street extensions for a
reasonable distance beyond the limits of the proposed subdivision ❑
Grading/Erosion Control Plan
� The locations and extent to which grading will take place ❑
� Existing and proposed contour lines ❑
� 6pe ra�ios-�� ❑
Utilities Plan
� Approximate plan and profiles of proposed sanitary and storm sewers with grades and pipe sizes indicated
on the plans ❑
� Plan of the proposed water distribution system, showing pipe sizes and the locations of valves and meter sizes ❑
� Fire hydrants (e�cist��garrtt p�opose�}� ❑
�.—Proposed fire protection system \ ❑
� � Preliminary Storm Drainage Plan
�- �- The location of all a ' n ation or storm water overflow ❑
� Location,width and direction of flow of all water courses and drainageways ❑
� Location and estimated size of proposed storm drainage lines ❑
�_Wh�r�applica le loc tio stimated size and dimensions of proposed water quality/detention facility ❑
Tree Preservation/Mitigation Plan
� Identification o e ocation, size and species of all existing trees ❑
� Prog�am to save existing trees or mitigate tree removal (Section 18.790.030) ❑
� A protection program defining standards and methods to be used during and after construction ❑
Architectural Drawings
� Floor plans indicating the square footage of all structures and their proposed use ❑
� Elevation drawings for each elevation of the structure ❑
Sign Drawings
� Specify proposed location, size and height ❑
City of Tigard Land Use Application Checklist Page 4 of 4
h:\pattyUnasters\checklist.doc (UPDATED: 26-Jun-02)
r� I
• -
PRE-APPLICATION CONFERENCE NOTES
➢ EHGINEERIHG SECTION Q omry"p ty ro°�,'"nt �
SraapingA BetterCommunity
PUBLIC FACILITIES Tex Mep[Sl: 2s>»Ac
Tax LoaSl: 2802
Use i�lpe: MlP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-way dedication: ,
F
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 to feet
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Partial street improvements will be necessary along SW 92"d Avenue, to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
� 5-foot concrete sidewalk along entire frontage of site
� street trees along frontage if not planted already.
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TI6ARD Pre-Applicatl�n C�M�ronce N�tes Page 1�f 6
E�p■•.d.'�qard•.t s.cne.
, . ❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a fin►o-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
CITY OF T16ARD Pre-Appllcatlon CoMerence Netes Page 2 of 6
FiglnaerinB o�partmeAt SacU�o
, , ❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other.
Aqreement 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.)
verhead Utilit Lines:
Section 18.810.120 of the Ti Municipal Code (TMC) requ' all overhead utility lines
adjacent to a development o be laced underground or, at t e ele tion of the developer, a
fee in-lieu of undergrou ing can e paid. This requirem t is valid ven if the utility lines
re on the opposite si of the stree from the site. If the ee in-lieu is pr osed, it is equal to
$ 7.50 per lineal fo of street fronta that contains t overhead lines.
Ther are exi ng overhead utility lin s which un adjacent to this site al g gW 92nd
Avenu . Pri r to a roval of the final lat, t applicant shall either place th e utilities
undergr un , or pay the fee in-lieu describ d ove.
r.1�A
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located either to the north or
south of this site in 92"d Avenue. There is a lateral provided to the existing house, but it appears the
house is not presently connected. The proposed development must be connected to a public sanitary
sewer. It is the developer's responsibility to connect each parcel to public sewer.
Water Supply:
The City of Tigard (Phone:(503) 639-4171) provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
CITY,F TI6ARD M�s-Appltcatl�n C��foronce M�tes Paga 3 d 6
�,�i.••nu�n.r�..ns.en.■
. ►aformation regarding the ; �uacy of circulation systems, thE �ed for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
drainage plan for the site, and may be required to prepare a sub-basin drainage analysis to ensure
that the proposed system will accommodate runoff from upstream properties when fully developed.
Provide a plan that shows how the new parcel wi!!be drained fo an approved drainage system. �
�'
Storm Water Quality: �,
The City has agreed to enforce SurFace Water Management (SWM) regulations established by the �
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from newly created impervious surfaces.
The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing
an on-site facility provided specific criteria are met. The City will use discretion in determining whether
or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new
impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210.
Preliminary sizing calculations for any proposed water quality facility shall be submitted with the
development application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
cm oF nsn�o Pro-�ican.n c�merenc�N•ces �a�e a n s
�..�...n....�.n...�:.�tl..
� aategory. The TIF shall calculated at the time of buil �ermit issuance. In limited
circumstances, payment of t��.; TIF inay be allowed to be deferreo _.�til the issuance of an occupancy I�
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than '
$5,000.00. '
Pay TIF for new parcel only. �,
,
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. The Permittee will also be required to post a
performance bond, or other such suitable security. Where professional engineered plans are
required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design
engineer to perform the primary inspection of the public improvement construction work. The PFI
permit fee structure is as follows:
NOTE: If an PFI PermR is required,the applicant musi obtain that
permit prior to release of any permits from the Building Diuision.
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
CRY OF TI6ARD Pro-Aqplicatl�a Co�eronce N�tes Page 5 of 6
�,�i...n■��.rm.•.c a•cn•■
permit can not be i �d in a subdivision until the put- `mprovements are substantially
� complete and a mylai _�py of the recorded plat has been r�__�ned 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. I,
�
II��
�I
GRADING PLAN REQUIREMENTS FOR SUBDIYISIONS '��
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The I,
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as I,
well as lots that have natural slopes in excess of 20%. This information will be necessary in ��
determining if special grading inspections will be required when the lots develop. The design engineer ',
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPARED BY: � �"_ �, l� � Lz,
EN RING DEPAR EHT STAFF TE
Phone: [5031639�4171
fax: [50316240752
I:\eng\bnanrltemplateslpreap notes-eng.dot
Revised: March 21,2002
CITII OF TI6AR0 P%Appllcatl�n Cem�ronee N�tes Page 6 N 6
�,�i■.•n■�a�.r�.•n s•en..
PRE-APPLICATION
CONFERENCE REQUEST
CITY OF TIGARD 13125 SW HaII Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
� `� �� FOR STAFF USE ONLY
Applicant: � � '�--�'� `Q� �
• U c' � /�s
Address: � �- � 1 � S•� � �CcC��� �„_�hone: 5�3- �•3y- � �� I Case No.: �/�-(� 2c�"Z -U�o2?�
City:� � �ic�.�� . ��'�r c.c .-� Zip: � '� 'Z Z� Receipt No.: T8�
`-� 1 �,^ Application Accepted By:
Contact Person:-Yh�` �.,��� Y���✓ Phone�G�--b3 F 1 I I I Date: �°�Lr��2
Property Owner/Deed Holder(s):r.��S S �_� � ��n�-1 l 0!�
DATE OF PRE-APP.: �° �� I b Z P 3��
J ' � - �^ �- ' TIME OF PRE-APP.: 'nj;�� ��
Address:l �i� S - `. ` `�� Phone:�C�-(�;3�I-�1��3 PRE-APP. HELD WITH: IJ��-
Clty: �� ��iGL\d . �l.,�Y-Q��,;1n Zip: ��'122 � Rev.711/2002 i:lcurpin\masterslrevised�Pre-AppRequest.doc
�
Property Address/Location(s): 1�-I�ZS .S•�.� l L��
�1 � ��G4'�CL + CC_�L'�' c:�% r� REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s): �- S l 1 � P�C: - c� �'� (°_ ��
Zoning: t� �- .� � Pre-Application Conf. Request Form
�� 2 COPIES EACH OF THE FOLLOWING:
Site Size: 3
(�Brief Description of the Proposal and
PRE-APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
ior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a Site Plan. The site plan must show the
minimum of one (1) week prior to officially schedulinq a proposed lots and/or building layouts
pre-aqplication conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Pianning Division's receipt of the request for either across the street.
Tuesday or Thursdav morninqs. Pre-application conferences are �The Proposed Uses.
one (1) hour lonq and are typically held between the hours of
9:00-11:00 AM. ❑ Topographic Information. Inciude
Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Applicatiop'Conference is for a
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM � MONOPOLE project, the applicant must
8:00-4:00/MONDAY-FRIDAY. attach a copy of the letter and proof in
the form of,an affidavit of mailing, that
lF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE the collocation protocol was completed
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE (see Section 18.798.080 of the Tigard
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM Community Development Code).
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE �Filing Fee $200.00
GROUP.
Pre-Apps (CD Meetings) October 2002
S M T W T F S
1 2 3 4 5
6 7 8 9 10 11 12
13 14 15 16 17 18 19
20 21 22 23 24 25 26
27 28 29 30 31
Thursday, October 31, 2002
s:oo
8:30
9:00 Pre-app Phillip Kelleher 503•639-1111 MLP 14825 SW... ��� �
�
9:30
10:00 Pre-App Peter Magaro Enyeart Trading Group
10:30
11:00 Pre-app
11:30
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
6:00
2:58PM Friday, October 25, 2002
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!I_Bradley Kilby- Kelleher MLP - Page 1 �
From: "McMullen, Eric T." <Eric.McMullen@tvfr.com>
To: "Brad Kilby(E-mail)" <bradley@ci.tigard.or.us>
Date: 2/11/04 12:29PM
Subject: Kelleher MLP
Hi Brad,
The Kelleher MLP on 92nd is approved with regard to Fire District requirements.
Eric McMullen
Tualatin Valley Fire & Rescue
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