MLP2003-00010 NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00010
CITY OF TIGARD
LAWRENCE PARTITION c°"�"`u'11t''��e��n`
ShapingA BetterCommunity
120 DAYS = 9/25/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00010
PROPOSAL: The applicant is requesting approval to perform a two-lot partition on a parcel of
land containing approximately 23,958 square feet. This partition will create Parcel
#1 with approximately 8,356 square feet, and Parcel #2 with approximately 12,335
square feet. •
APPLICANT: Planning Resources, Inc. OWNER: Bob Lawrence
Attn: Ken Sandblast 11365 SW Bobwhite Place
7160 SW Fir Loop, Suite 201 Beaverton, OR 97007
Portland, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 6770 SW Alfred Street; WCTM 1S125DA, Tax Lot 6000.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
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 V.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 1 OF 16
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mi o e anning epa men a ew c ei egger, , ex . or review an
approval:
1. Submit a plan showing the proposed partition boundary to incorporate a minimum rear yard
setback of 15 feet for parcel #1.
2. Screen the proposed access drive from the adjoining property to the east.
3. Provide recorded documentation that establishes access and maintenance rights for the
individual parcels.
4. Provide street trees along the proposed�rivate drive in com liance with the size and spacing
standards of Section 18.7�+5.040.0 of the Tigard Development �ode.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for rcview and
approval:
5. 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 Buifding 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).
6. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will �esignated 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.
7. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of
$30.00. (STAFF CONTACT: Shirley Treat, Engineering).
8. The final plat shall show a ROW dedication on SW Alfred Street to provide 27 feet from the
centerline.
9. Prior to approval of the final plat, the applicanYs professional engineer shall provide a sight
distance certification for the proposed access onto SW Alfred Street.
10. The applicant shall execute a Restrictive Covenant whereby they a�ree to complete or participate
in the future improvements of SW Alfred Street adjacent to the sub�ect property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Locat Improvement District;
B. when the im�rovements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency;
C. when the improvements are par� of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the subject property; or
D. when construction of the im�rovements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
11. The final plat shall show a joint ingress/egress easement to serve both Parcel 1 and
Parcel 2.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 2 OF 16
12. The applicant shall either place the existing overhead utility lines along SW Alfred Street
underground as a part of this project, or the shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the si�e that is parallel to the utility lines and will be $27.50
per lineal foot. If the fee option is chosen, the amount will be $2,338.00 and it shall be paid prior
to approval of the final plat.
13. 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.
14. 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. 426).
C. The final pla� and data or narrative shall be rawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washin�ton County, and by the City of Tigard.
D. The right-of-way dedication for Alfred Street to provide 27 feet from the centerline shall be
made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department mdicatmg that the City has reviewed the final plat
and submitted comments to the ap�licant's surveyor.
F. After the City and County have reviewed the final plat, submit finro 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:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
15. The applicant may determine the front yard, provided that no side yard is less than 10 feet.
16. Provide and implement a mitigation plan for a total of thirty nine (39) inches.
17. Provide and implement a tree protection plan for all of the trees to be saved on and off-site that
could potentially be affected by construction. After the protection fencing is installed, the
applicant must contact The City's Forester for approval.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
19. The applicant shall provide signage at the entrance of the shared flag lot driveway that lists the
address of Parcel 2.
20. 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).
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 3 OF 16
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER
THE PROCESS AND APPEAL SECTION OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro e Histo :
The su �ect parcel is located within the City of Tigard. The property is designated Low-Density
Residential on the Tigard Comprehensive Plan Map. A record search was conducted and one previous
land use case is associated with this parcel �MLP97-00001). The previous application was approved
subject to conditions of approval, but the partition plat was not recorded. The applicant has, therefore,
resubmitted the partition request.
Site Information and Proposal Descriptions
The applicant is requesting approval to perForm a two-lot partition on a parcel of land containing
approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356 square
feet, and Parcel#2 with approximately 12,335 square feet.
SECTION IV. PUBLIC COMMENTS
No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The 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 under Chapter 18.810 (Street 8� Utility
Improvement Standards). 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
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and applicable agency standards are met. Based on the analysis m this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum Iot width required for the R-4.5 zoning district is 50 feet. The smaller of the finro lots has a
width of 85 feet, which exceeds the minimum lot width. Therefore, this standard has been satisfied.
NaTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 4 OF 16
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. The proposed
partition creates finro (2) lots that are 8,356 and 10,455 (flag lots may not include pole portion of lot in
total square footage) square feet respectively. Therefore, this criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
The proposed Partition plat demonstrates that lot #1 will have 70 feet of frontage on SW Alfred Street
and proposed lot #2 will have 15 feet of frontage on SW Alfred Street via the flag portion of the lot.
Therefore, this standard has been met.
Setbacks shall be as required by the applicable zoning district.
The existing home on Parcel #1 has a front yard setback of 70 feet. The rear yard setback is 12 feet, the
eastern side yard setback is 14 feet and the western side yard setback is 9 feet. The R-4.5 zoning
district has a minimum rear yard setback of 15 feet. Therefore, the applicant is required to submit a plan
showing proposed Parcel #1 to have a minimum rear yard setback of 15 feet. Setbacks for proposed
Parcel #2 will be reviewed at time of building permit.
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.
Proposed Parcel#2 is considered to be a fla lot. Therefore,the applicant may determine the front yard,
provided that no side yard is less than 10 fee�.
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.
The proposed access to Parcel #2 will be within 10 feet of the adjoining property to the east. Therefore,
the applicant is required to screen the access drive from the property to the east.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
Fire district regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
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.
According to the site plan, both parcels will use the same access drive. However, Parcel #1 is shown to
have an existing aspF�alt driveway which crosses the common property line of both parcels. Therefore,
an easement establishing access and maintenance rights is required.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for
greenway ad�oin�ng 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 pedestrianlbicycle pathway plan.
NOTICE OF DECI510N MLP2003-00010/LAWRENCE PARTITION PAGE 5 OF 16
The subJ'ect property is not in or adjacent to the one-hundred year floodplain. Therefore, this standard
does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or ad�ustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, staff finds that the Minor Land Partition Standards have not
been met.
CONDITIONS:
. Submit a plan showing the proposed partition boundary to incorporate a minimum
rear yard setback of 15 feet for parcel #1.
. Screen the proposed access drive from the adjoining property to the east.
. The applicant may determine the front yard, provided that no side yard is less than
10 feet.
. Provide recorded documentation that establishes access and maintenance rights
for the individual parcels.
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
inimum ot ize
- Detached unit 7,500 sq. ft.
- Duplexes 10,000 sq. ft.
-Attached unit 1
verage inimum ot i .
aximum ot overa e
inimum et ac s
- Front yard 20 ft.
- 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 Ime and front of ara e 20 ft.
aximum ei
inimum an sca e e uiremen -
[1]Single-family attached residential uniis permitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage indudes all buildings and impervious surfaces.
' Multiple-family dwelling unit
" Single-family dwelling unit
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 8,356 and
10,455 square feet meet this standard. However, the rear setback of the existing structure on pro p.osed
Parcel #1 does not meet the required setback standard of 15 feet. The applicant has been conditioned
above to submit a plan showing proposed Parcel #1 with a 15-foot setback. Setbacks for Parcel #2 will
be reviewed at time of buddmg permit. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 6 OF 16
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Egress and Circulation (18.705�
Continuing obli�ation of property owner. The provisions and maintenance of access and egress
stipulated in this title are continuing requirements or the use of any structure or parcel of real
property in the City.
Access Plan requirements. No building or other permit shall be issued until scaled plans are
presented an approved as provided by this chapter that show how access, egress and
circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director
shall provide the applicant with detailed information about this submission requirement.
The applicant has provided a site plan showing a 15-foot-wide accessway for pro osed Parcel #1 and
#2. The applicant has been conditioned under Chapter 18.420 (Land Partitions� to submit recorded
documentation that establishes access and maintenance nghts for the individual parcels for the
proposed accessway. Therefore, this standard has been satisfied.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satrsfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use• and copies of the deeds, easements, leases or contracts
are placed on permanent file with the G�ity.
The proposed parcels will share the access from SW Alfred Street. The applicant has been conditioned
earlier under Chapter 18.420 (Land Partitions) to provide documentation that establishes access and
maintenance rights for the individual parcels. Therefore, this standard has been satisfied.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approve by the City for public
use and shall be maintained at the required standards on a continuous basis.
The proposed parcels will have access onto SW Alfred Street by means of a 15-foot accessway. The
applicant has been conditioned under Chapter 18.420 (Land Partitions) to shown satisfactory evidence
that each parcel has the legal right to use the proposed access. Therefore, this standard has been
satisfied.
Inadequate or hazardous access. Applications for building permits shall be referred to the
Commission for review when, in the opinion of the Director, the access proposed: Would cause
or increase existing hazardous tra�c conditions; or would provide inadequate access for
emergency vehicles; or would in any other way cause hazardous conditions to exist which
would constitute a clear and present danger to the public health, safety, and general welfare.
Direct individual access to artenal or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only.if there is no practical alternative way to access the site. In no case shall the design of the
service drive or drives require or facilita#e the backward movement or other maneuvering of a
vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from
this requirement.
The proposed lots will take access from a 15-foot drive that connects to SW Alfred Street, which is a
local street. Tualatin Valley Fire and Rescue did not comment that the access to the site is in any way
hazardous or constitutes a clear and present danger. Therefore, it is Staff's opinion that the proposed
access is adequate.
Access Manaqement (Section 18.705.030.H)
�ection 18.70 .030.H. 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 7 OF 16
The applicanYs narrative does not address this new section of Chapter 18.705. However, based upon
the site plan, the app licant should be able to meet the sight distance requirements of the Washington
County and/or AASHTO standards. Staff recommends the applicant provide a sight distance
certification at the proposed joint access location, by their professional engineer prior to approval of the
final plat.
Section 18.705.030.H.2 states that drivewa�s 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 drivewa�r. 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 pracYical, the driveway shall be placed as far
from the �ntersection 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.
The proposed access is a private driveway along a local residential street; therefore, this criterion does
not apply.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Fire District regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
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 �s 5%.
The access drive is approximately 120 feet in length. Therefore, the applicant is not required to provide
a fire apparatus turnaround. Therefore, this standard does not apply.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have not been met.
CONDITION: Provide a sight distance certification at the proposed joint access location.
Density Computations (18.715):
Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s) from the gross acres, which is all of the land included in
the legal description of tfie property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. All land dedicated to the public for park purposes;
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 8 OF 16
3. All land dedicated for public rights-of-way. When actual information is not available, the
followin� formulas may be used•
a. Sin le-family development: allocate 20% of gross acreage;
b. Mul�i-family development: allocate 15% of gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Calculatin maximum number of residential units. To calculate the maximum number of
resi entia units per net acre, ivi e the number o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum number 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 standards for density computation deal with the intensity of residential land uses, usually stated
as the number of housing units per acre. The total square footage of the subject property is 20,691
square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum number
of residential units (single-family) is two (2�. The minimum number of residential units is two (2). The
applicant is proposing a two-lot partition. herefore, this standard is met.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscaping and Screening (18.745):
Street trees: Section 18.745.040
ection . 45.040.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 proposed private drive is approximately 120 feet in length; therefore, the applicant is required to
provide street trees along the private drive in compliance with the size and spacing standards of Section
18.745.040.0 of the Tigard Development Code.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION: Provide street trees along the proposed private drive in compliance with the size and
spacing standards of Section 18.745.040.0 of the Tigard Development Code.
Tree Removal (18.790�
A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot,,. parcel or combination of lots or parcels for which a development
application for a subdivision, partition site development review, planned development or
conditional use is filed. Protection is pre�erred over removal wherever possible.
The applicant has indicated that there are a total of thirteen (13)trees located on the subject site that are
greater than 12-inches in diameter of which, only eight �8) are to be removed. Of the eight (8) trees to
6e removed, only five (5) are counted as viable for mitigation. Due to structural defects and potential
splitting, the other three (3) of the trees are considered hazardous. The applicant is thus retainmg 50
percent of the trees over twelve inches on-site. Therefore, the applicant is required to mitigate fifty (50)
percent of the total inches. Based on the arborist report submi{ted by the applicant, the �ive (5) trees
over twelve (12) inches in diameter to be removed equal seventy eight (78) inches. Therefore, the
applicant is required to mitigate thirty nine (39) inches. The applicant has indicated that the inches to be
mitigated will be planted on-site. 1-iowever, no mitigation plan has been submitted. Therefore, the
app�icant is required to provide a mitigation plan for a total of thirty nine (39) inches, and tree protection
measures must be installed prior to issuance of a site permit.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 9 OF 16
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION:
. Provide and implement a mitigation plan for a total of thirty nine (39) inches.
. Provide and implement a tree protection plan for all of the trees to be saved on and
off-site that could potentially be affected by construction. After the protection
fencing is installed, the applicant must contacf The City's Forester for approval.
Visual Clearance Areas (18.795):
1`his apter requires t at a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a �ublic street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be v�sually.clear between three (3) and eight
8 feet in height (8) (trees may be placed within this area provided that all branches below eight
8 feet are removed). A visual clearance area is the triangular area formed by measuring a
-foot distance points with a straight line.
The applicanYs plans show no obstructions within visual clearance triangles associated with the project.
Therefiore, this standard has been satisfied.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been
met.
Impact Study (18.390.040):
Requires�t iat the applicant 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
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.
The applicant has submitted an Impact Study that addresses the following systems:
Trans ortation S�ste�m:
The su �ect site rf onts onto SW Alfred Street. Given the lack of frontage. im rovements to the existing
SW Alfred Street in the area surrounding the subject site, discussions with �ity staff have determined
that a restrictive covenant will be required as a condition of approval insuring the subject site participates
in future street improvements along the entire frontage of the subject site when required by the City.
This two (2) lot partition complies with the provisions of this section by continuing access onto the
sub1'ect site through the use of the driveways onto SW Alfred Street, a local public street, posing no
inadequate or hazardous access. 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 topography, physical configuration of the subject site and lack of need for connection due to the
existing development Pattern. The applicant accepts the expected. conditions of approval regarding
participation in future Alfred Street improvements. The subject site is within a reasonable distance to
public transportation to the north.
Drainaqe S�stem:
As depicte�e preliminary plat included with this application submittal, a stormwater system is
proposed for construction to serve the subject site. A new private storm lateral with a "y" connection to
serve the existing house on Parcel #1 is proPosed to serve Parcel #2. The lateral line, with clean-outs,
will be placed wifhin a 5-foot wide private utilities easement over Parcel #1 along the western boundary
of the sub'ect site and connect into the existing storm drainage facility located within the Alfred Street
public righ�-of-way to the northwest of the subject site.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 10 OF 16
Park System:
There are no parks proposed through this application. Residents of the future single-family detached
home built upon the sub�ect site will utilize existing City park sites. The impacts to these existmg facilities
will be minimal given the 2-lot total of this partition.
Water S stem:
ater system improvements necessary to serve the subject site consist of relocating one of the two
existing public water meters currently located along the subJ'ect site's Alfred Street frontage to serve
Parcel #2, the flag lot being created. Impacts to the general public, existing public water system and
affected private properties will be minimal.
Sewer�stem:
As depicted on the preliminary plat included with this application submittal, the nearest sanitary sewer
line to this property is an eight inch line, which is located withm the SW Alfred Street public right-of-way
and is avaifable for one additional sewer lateral connection to the subject site. A new service lateral witF�
a "y" connection to serve the existing house on Parcel #1 is proposed to serve Parcel #2. The lateral,
with clean-outs, will be placed within a 5-foot wide private ufilities easement over Parcel #1 along the
westem boundary of the subject site. This design will have minimal impacts from the development of the
subject site on existmg facilities.
Noise Im acts:
This app ication involves a two-lot partition creating one additional single-family detached residential lot.
Given the subject site lies within an area of existing single-family residences, noise impacts associated
with development of the subject are noise associated with site development. These impacts are
mitigated through conditions imposed by the City during the plat approval process.
Rough Proportionality:
Any required street improvements to certain collector or higher volume streets and the Washington
County Traffic Impact Fee (TIF) are mitigation measures thaf are required at the time of development_
Basecf on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan
II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development
on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239.
The total TIF for a single-family dwelling is $2,390 per unit.
U pon completion of this development, the future builders will be required to pay TIF's of approximately
$2,390 ($2,390 x 1 single-family dwelling unit). Based on the estimate that total TIF fees cover 32
percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this
projects traffic impact is $7,469 ($2,390 divided by .32). The difference between the TIF paid and the full
impact, is considered an unmitigated impact. Since tF�e TIF paid is $2,390, the unmitigated impact can
be valued at$5,079. The estimated cost of the dedication of 170 square feet x $3.00 = $510.00. As the
value of the proposed improvements is less than the remaining unmitigated impact, it is clearly
proportionate to exact these �mprovements.
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810�:
� aPter 8.8'i0 Proviaes construction stan a�rc�s�'or t�implementation of public and private
facil�ties 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 11 OF 16
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local residential
street to have a 46 to 54-foot right-of-way width and a 24 to 32-foot paved section. Other
im�rovements required may include on-street parking, sidewalks and b�keways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies adjacent to SW Alfred Street, which is classified as a local residential street on the City of
Tigard Transportation Plan Map. At present, there is approximately 25 feet of right-of-way (ROW� from
centerline, according to the most recent tax assessor's map. The applicant sfiall dedicate additional
ROW to provide a minimum of 27 feet from the centerline.
Southwest Alfred Street is paved but not fully improved to City standards. Tigard Municipal Code (TMC)
18.810.030(A)(1) states that streets within a develop ment and streets adjacent shall be im roved in
accordance wi�h City standards. However, 18.810.030(A)(5) states that the City,may acce p�a future
improvement guarantee in lieu of street improvements if the improvement associated with the pro ect
does not, b �tself, provide a significant improvement to the street safety or capacity. Although �his
developmen� will incrementally increase the amount of traffic on the roadway, the increase will not
substantially degrade the level of service on the street. A street improvement adjacent to this site,
therefore will not significantly improve the safety or capacity of the street. In addition,
18.810.0�0(A)(5)(e) stafes that a guarantee in lieu of street improvements is acceptable if the proposal is
a land partition on property zoned residential and the partition does not create any new streets. This
partition will not create a new street. Based on these code provisions, Staff therefore recommends that
the applicant be required to enter into an agreement with the City whereb� the owner ag rees to
participate in any future widening project for the street carried out by the City, a hird party, or through a
local improvement district. This agreement must be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
designed with due re ard to providing adequate buifding sites for the use contem�plated
consideration of needs�or convenient access, circulation, control and safety of street traffic anc�
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-existin development or;
. For blocks adjacen� to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
No block is associated with this partition. The two lot partition will gain access from a shared access
drive.
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.
No bicycle path is associated with this development. Therefore, this standard does not apply.
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 width of the largest lot is eighty five (85) lineal feet. The depth of the larg est lot is approximately one
hundred twenty three (123) lineal feet. �"herefore, the depth of the propose lots will not be 2.5 times the
average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 12 OF 16
The smailest of the proposed parcels has fifteen 15) feet of frontage onto SW Alfred Street via a private
access drive. The lar er parcel has seventy (70 feet of frontage on SW Alfred Street. Therefore, this
standard has been me�.
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.
By providing a future improvement guarantee, as described above, the applicant will meet this criterion.
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.
There is an existing 8-inch public sewer line located in SW Alfred Street that has ample capacity to serve
this development. The applicant indicates they will extend a new sewer lateral to serve Parcel 2. The
applicant will need to obtain a Public Facility Improvement (PFI) permit from the City to cover this work.
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
draina�e 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 onsite
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit on Parcel 2.
The applicant.s plan calls for a new storm drainage lateral to be extended from an existing catch basin
on the north side of Alfred Street to Parcel 2. This work must also be included in the PFI permit through
the City.
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.
Southwest Alfred Street is not a designated bike facility.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 43 OF 16
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-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underg round will serve the development and the
approval authority determines that the cost and technical difFiculty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the deve�opment. The
determination shall be on a case-by-case basis. The most common, but not the only, such
situation is a short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are existing overhead utility lines along the frontage of SW Alfred Street. If the fee in-lieu is
proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The
frontage along this site is 85 lineal feet; therefore the fee would be $2,338.00.
ADDITIONAL CITY ANDIOR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water System:
This site is located within the Tualatin Valley Water District (NWD) service area. The applicant will
need to coordinate with TVWD for a new water service upon construction of the new home on Parcel 2.
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 facil�ties. 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 Assi nments:
The ity o igard 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 14 OF 16
The developer will also be required to provide signage at the entrance of the shared flag lot driveway
that lists the address for Parcel 2. This will assist emergency services personnel to more easily find that
home.
Surve Re uirements
The applicant's inal 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 nefinrork (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 nefinrork. The applicanYs,engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basms, water
valves, hydrants and other water system features m the development, and their respective X and Y
State Plane Coordmates, referenced to NAD 83 (91�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has offered the following comment:
. Out of our service area. Contact Tualatin Valley Water Department.
City of Tigard Urban Forester has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
No comments were received.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 24, 2003 AND BECOMES
EFFECTIVE ON JULY 10, 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�r 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 15 OF 16
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 heanng, 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 9, 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)639-4171.
,
�� June 24, 2003
PREPAR D athew eidegger DATE
Assistant Planner
. June 24, 2003
APPROVED BY: Richard H. Bewers DATE
Planning Manage
UcurplNmaUiew/mlp/mIp2003-00010.dec
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 16 OF 16
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DICKI TiqaM,OR 97223
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Community Development Plot date:Jun 2,2003;C:�magicWIAGIC03.APR
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00010
CITY OF TI(3ARD
LAWRENCE PARTITION Community�DeveCopment
Shaping A Better�ommunity
120 DAYS = 9/25/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00010
PROPOSAL: The applicant is requesting approval to perform a two-lot partition on a parcel of
land containing approximately 23,958 square feet. This partition will create
Parcel #1 with approximately 8,356 square feet, and Parcel #2 with
approximately 12,335 square feet.
APPLICANT: Planning Resources, Inc. OWNER: Bob Lawrence
Attn: Ken Sandblast 11365 SW Bobwhite Place
7160 SW Fir Loop, Suite 201 Beaverton, OR 97007
Portland, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 6770 SW Alfred Street; WCTM 1 S125DA, Tax Lot 6000.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION tl. DECISION
Notice is hereby given that the City vf 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:
olTti e mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 24, 2003 AND BECOMES
EFFECTIVE ON JULY 10, 2003 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10) business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 9, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheideager at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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NOTICE TO M�RTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIG�ARD DEVELOPMENT CODE REQl11RES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
N�TICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION Community�DeveCopment
S(apingA rl3etterCommuntty
DATE OF NOTICE: June 2, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00010
Fi�E NannE: LAWRENCE PARTITION
PROPOSAL: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with
approximately 8,356 square feet, and Parcel#2 with approximately 12,335 square feet.
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, 18.745, 18.765,
18.790, 18.795 and 18.810.
LOCATION: 6770 SW Alfred Street; WCTM 1 S125DA, Tax Lot 6000.
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:Q0 PM ON JUNE 16 2003. All comments should be directed to Mathew Scheidegger, Assistant 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 SPECIfIEO
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIOEREO 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 25, 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 su�cient 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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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: June 17, 2003
TO: Matt Scheidegger, Assistant Planner
FROM: Kim McMillan, Development Review Engineer��z
RE: MLP 2003-00010, Lawrence 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 does not address this new section of 18.705. However,
based upon the site plan, the applicant should be able to meet the sight distance
requirements of the Washington County and/or AASHTO standards. Staff
recommends the applicant provide a sight distance certification at the proposed
joint access location, by their professional engineer 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 trafFc 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
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 1
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
The proposed access is a private driveway; therefore, this criterion 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
local residential street to have a 46 to 54-foot right-of-way width and a 24 to
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 Alfred Street, which is classified as a local
residential street on the City of Tigard Transportation Plan Map. At present,
there is approximately 25 feet of ROW from centerline, according to the most
recent tax assessor's map. The applicant should dedicate additional ROW to
provide a minimum of 27 feet from the centerline.
SW Alfred Street is paved but not fully improved to City standards. TMC
18.810.030(A)(1) states that streets within a development and streets adjacent
shall be improved in accordance with City standards. However, 18.810.030(A)(5)
states that the City may accept a future improvement guarantee in lieu of street
improvements if the improvement associated with the project does not, by itself,
provide a significant improvement to the street safety or capacity. Although this
development will incrementally increase the amount of traffic on the roadway, the
increase will not substantially degrade the level of service on the street. A street
improvement adjacent to this site, therefore, will not significantly improve the
safety or capacity of the street. In addition, 18.810.030(A)(5)(e) states that a
guarantee in lieu of street improvements is acceptable if the proposal is a land
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 2
partition on property zoned residential and the partition does not create any new
streets. This partition will not create a new street. Based on these code
provisions, Staff therefore recommends that the applicant be required to enter
into an agreement with the City whereby the owner agrees to participate in any
future widening project for the street carried out by the City, a third party, or
through a local improvement district. This agreement must be executed prior to
approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.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 intemal 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
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 3
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.
By providing a future improvement guarantee, as described above, the applicant
will meet this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an existing 8-inch public sewer line located in SW Alfred Street that has
ample capacity to serve this development. The applicant indicates they will
extend a new sewer lateral to serve Parcel 2. The applicant will need to obtain a
Public Facility Improvement (PFI) permit from the City to cover this work.
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).
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 4
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 onsite detention. The applicant will be required to pay the
water quantity SDC upon application for the building permit on Parcel 2.
The applicant's plan calls for a new storm drainage lateral to be extended from
an existing catch basin on the north side of Alfred Street to Parcel 2. This work
must also be included in the PFI permit through the City.
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 Alfred Street 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;
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 5
i
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW Alfred Street. If
the fee in-lieu is proposed, it is equal to $ 27.50 per lineal foot of street frontage
that contains the overhead lines. The frontage along this site is 85 lineal feet;
therefore the fee would be $ 2,338.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
This site is located within the Tualatin Valley Water District (TVWD) service area.
The applicant will need to coordinate with TVWD for a new water service upon
construction of the new home on Parcel 2.
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
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 6
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.
The developer will also be required to provide signage at the entrance of the
shared flag lot driveway that lists the address for Parcel 2. This will assist
emergency services personnel to more easily find that home.
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 nefinrorked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicanYs as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 7
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 718-2642) for review
and approval:
. 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
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. Prior to approval of the final plat, 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 applicanYs professional engineer shall
provide a sight distance certification for the proposed access onto SW Alfred
Street.
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW Alfred Street
adjacent to the subject property, when any of the following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
expenses by the third party owner(s) of property in addition to the
subject property, or
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 8
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements
by others adjacent to the subject site.
. The final plat shall show a joint ingress/egress easement to serve both
Parcel 1 and Parcel 2.
. The applicant shall either place the existing overhead utility lines along SW
Alfred Street underground as a part of this project, or they shall pay the fee
in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the
fee option is chosen, the amount will be $ 2,338.00 and it shall be paid prior
to approval of the final plat.
. 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 nefinrork (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.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext.
426).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
D. The right-of-way dedication for Alfred Street to provide 27 feet from
the centerline shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicanYs
surveyor.
ENGINEERING COMMENTS MLP 2003-00010 Lawrence Partition PAGE 9
F. After the City and County have reviewed the final plat, submit finro
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, 718-2642) 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.
. The applicant shall provide signage at the entrance of the shared flag lot
driveway that lists the address of Parcel 2.
. 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 2003-00010 Lawrence Partition PAGE 10
REQUEST FOR COMMENTS CITYOFTIGARD
�'onnnuriity�llcecC�pment
SFiapingA Better Com�nunity
DATE: lune 2,2003 ��=� -
T0: Barpara Shields,Long Range Planning Manager �`���✓
��
FROM: City of Tigard Planning Di�ision ����`�✓
STAFF CONTACT: Mathew Scheidegge�ssistant Planner[x243A
___ . Phene: [5D31639-4171/Fax: [5031684-1291
MINOR LANU PARTITION[MLP)2003-00010
➢ LAWRENCE PARTITION �
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356
square feet, and Parcel #2 with approximately 12,335 square feet. LOCATION: 6770 SW Alfred Street;
WCTM 1 S125DA, Tax Lot 6000. 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, 18.745, 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 16 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:
IName 8� Number of Person Commenting: I
REQUEST FOR COMMENTS CITYOFTIGARD
�'onmiunity•Ue�ceCopntent
S(apingA�etterComraunity
DATE: lune 2,2003
REC�IVED PLANNING
T0: Matt Siine,Urban Forester/Public Works Annex
JUN 0 9 2003
FROM: City of Tigard Plannin9 Division
CITY OF TIGARD
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x243A
Phone: [503]639-4111/Fax: [5031684-T291
MINOR LAND PARTITION[MLPI 2003-00010
➢ LAWRENCE PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356
square feet, and Parcel #2 with approximately 12,335 square feet. LOCATION: 6770 SW Alfred Street;
WCTM 1 S125DA, Tax Lot 6000. 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, 18.745, 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 16 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 Name 8 Number of Person Commenting: ` C���!
� �l I / IV�
REQUEST FOR COMMENTS CITY OF TIGARD
�'onnrruriity�Development
S(apingA Better Co�mnunity
DATE: lune 2,2003
T0: Mark Vandomelen,Residential Plans Examiner
FROM: City of Tigard Planning Diuision
STAFF CONTACT: Mathew Scheide9ger,Assistant Planner[x24311
Phone: [5031639-4171/fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00010
➢ LAWRENCE PARTITION �
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356
square feet, and Parcel #2 with approximately 12,335 square feet. LOCATION: 6770 SW Alfred Street;
WCTM 1 S125DA, Tax Lot 6000. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs 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 16, 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 Name 8� Number of Person Commenting:
�
REQUEST FOR COMMENTS CITYOFTIGARD
('ommunity�7Ue�veCopmeiit
,SFiapingA BetterCommunity
DATE: lune 2,2003
T0: Dennis Koellermeier,Operations Manager/Water oepartment
FROM: City of Ti9ard Planning Division
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311
Phone: [5031639-4111/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00010
➢ LAWRENCE PARTITION �:
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356
square feet, and Parcel #2 with approximately 12,335 square feet. LOCATION: 6770 SW Alfred Street;
WCTM 1 S125DA, Tax Lot 6000. 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, 18.745, 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 16, 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:
� 11 ` j l /�
l"i 1 - "'/ l.vl i� � H I � L Y .L� � ��./ f�t l / /r �'11
�'
Name 8�Number of Person Commenting:� �[ / � ,�
,�� �,__,_7L �7�G/ b��7 �.,�,%
. �
REQUEST FOR COMMENTS CITYOFTIGARD
Community I�eveCopment
S�apingA BetterCommunity
DATE: lune 2,2003
T0: PER ATTACHED
FROM: City of Tigard Planning Division
STAFF CONTACT: Mathew Scheidegger,Assistant Planner[x24311
Phone: [5031639-41T1/Fax: [5031684-1291
MINOR IAND PARTITION[MLPI 2003-00010
➢ LAWRENCE PARTITION Q
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356
square feet, and Parcel #2 with approximately 12,335 square feet. LOCATION: 6770 SW Alfred Street;
WCTM 1 S125DA, Tax Lot 6000. 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and ApplicanYs 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 16 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: I
, � CITY TIGARD REQUEST FOR COI�ENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: L 2ob3 - Bo FILE NAME:
CITIIEN INVOLYEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central �ast ❑South ❑West BProposal Descrip.in Library CIT Book
CITY OfFICES
4/LONG RANGE PLANNING/Barbata Shields,Planning Mg�. COMMUNITY DVLPMN7.DEPTJPIanning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Preven[ion Officer
�BUILDING DIVISIOWGary Lampella,Buiding Official �ENGINEERING DEPTJBnan Rager,Ovlprmt.Review Engineer�WATER DEPTJDennis Koellermeier,Operations Mgr.
�ClTY AOMINISTRATIOWCathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager �PUBLIC WORKS/Matt SGne,Urban Forester
✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARiNGI _C.UJSherman Casper.Pertnit Coord�sowcuP re:nF)
SPECIAL DISTRICTS
TUAL HILIS PARK&REC.DIST.��TUALATIN VALLEY FIRE 8 RESCUE�► _ TUALATIN VALLEY WATER DISTRICT�M _ CLEANWATER SERVICES rt
Planning Manage� Fire Marshall Administrative O►fice Lee WalkedSWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.Firsl Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN� OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
Irish Bunnell,u�,��x 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 8 PLANNING � _OR.DEPT.OF GEO.8 MINERAL INO. 550 Capitol SVeet NE
_ CITY OF DURHAM� 600 NE Grand Avenue 800 NE Oregon SUeet,Suite 5 Salem,OR 97310-1380
Ciry Manager Portland.OR 97232-2736 Portland.OR 97232
PO Box 23483 Bob Knight,oaw a��c�xe�czcn� US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,c��nM��ncoom:ww� OR.DEPT.OF LAND CONSERV.B DVLP Katfir�m Harris
_ Mel Huie,c.�o�cooro:�r ccvnrzw� Larry French�co�ro.r�a�m�oNV> Routing CENWP-OP-G
CITY OF KING CITY� Jennifer Budhabhatti,Repia�alPW'v�er(WetlaMs) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manage� Q� C.D.Manager,GrowMManapement5ervices Salem,OR 97301-2540 PoAland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�Powereoes in nrea) OR.DEPT OF AVIATION�ro�POa ro�n1 Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,v��� 155 N.First Avenue
CITY OF LAKE OSWEGO� Routing TTRC-Attn: Renae Ferrera 3040 25th 5treet,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 PorUand,OR 97208-3621 8rent Curtis�crn�
Lake Oswego,OR 97034 _Gregg Leion�c.�a�
OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � _Anne LaMountain c�c.wRe�
�CITY OF PORTLAND (NOtify for Wellands and PoleMial Environmerrtal ImpacLS) 0`Marah Danielson,Oevelopmern Rev�ew Coordinalor Phil Healy�ic�wRe�
Planning Bureau Oirector Regional Administrator Carl Toland, Right-of-Way Sec6on lvaca�n�5> l�Steve Conwaycce�r�vs.�
1900 SW 4'"Avenue,Suite 4100 2020 SW FouRh Avenue,Suite 400 123 NW Flanders Sr.Cartographer«r�vzU�MS�.
PoRland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims�zcn�res is
_Ooria Mateja czo»rns,a
WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"�Monopa.row.rsl ODOT,REGION 1 -DISTRICT 2A�
Dave Austin Jane Estes,P�c s�:c
PO Box 6375 5440 SW Westgate Drive,Suite 350
BeaveRon,OR 97007-0375 Portland,OR 97221-2414
UTILITY PROYIOERS ANO SPECIAL A6ENCIES
PORTLAND WESTERN R/R,BURUNGTON NORTHERWSANTA FE R/R,OREGON ELECTRIC R!R(Burlington Northern�Sa�ta Fe RIR Predecessor)
Robert I.Melbo,President&General Manager
110 W.10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CQ.R/R METRO AREA COMMUNICATIONS ATBT CABLE _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n�aw�o'w� Pat McGann prP�a a wu,�X Mile of a Transd Roule)
5424 SE McLoughlin Boulevard Twi�Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
PorUand,OR 97232 1815 NW 169th Place,S-6020 BeaveRon,OR 97005 710 NE Holladay Street
BeaveRon,OR 97006-4886 Portland,OR 97232
,�PORTLAND GENERAL ELECTRIC �.NW NATURAL GAS COMPANY VERIZON QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consu�tant Scott Palmer,Enginee�ng Coord. Ken Perdue,Engineering Patty Stambaugh,Engineering
9480 SW Boeckman Road 220 NW Second Avenue PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Porttand,OR 97209-3991 Beaverton,OR 97075-1100 PoNand,OR 97219
�TIGARDlTUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _AT&T CABLE��,Ew�rea�rsv�n
" tidarsha Butler,Administrative Offices Jan Youngquist,Demographics Melody Malone Diana Carpenter
6960 SW Sandburg SVeet 16550 SW MeAo Road 9605 SW Nimbus Avenue,Bldg.12 3500 SW Bond Street
Tigard.OR 97223-8039 BeaveRo�,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232
+R INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500' OF THE SUBJECT PROPERTT FOR ANT/ALL
CITT PROJECTS(Project Ptanaer Is Responsible For Indicating Parties To NOti��. h:�patty4nasters\Request For Commenls Notification Lisl2.doc (Revised: 3/25/03)
� y
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL
IMPORTANT N4TICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE
NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2003-00010
Land Use File Name: LAWRENCE PARTITION
I, Mathew Scheidegger, Assistant Planner for the City of Tigard, do affirm that I posted notice of the
land use proposal affecting the land located at (state the approximate location(s) IF no address(s)
and/or tax lot(s) currently registered)
and did personally post notice of the proposed land use a plication(s) by means of weatherproof
posting in the general vicinity of the affected territory, a copy of said notice being hereto attached
and by reference made a part hereof, on the '/f�' day of _�,�1E , 2003.
� �
Signature of erson Who Perfo ed Posting
(In the presence of the Notary)
(THIS SECTION FOR A STATE OF OREGON, NOTARY PUBLIC TO COMPLETE/NOTARIZE)
STATE OF OREGON )
County of Washington ) ss.
Subscribed and sworn/affirmed before me on the� day of , 20 U �
�v OFFICIAL SEAL
;b J BENGTSON ,
' NOTARY PUBLIC•OREGON �( ,'
COMMISSION N0.368086 v
MYCOMMISSION�XPIRESAPR.27,200� NOTARY� UBLIC REGON
My Commission Expires: � /��I���
�
h:Uogin\patty\masterslaffidavit of posting for staff to post a site.doc
,
�
MINOR LAND PARTITION (MLP) 2003-00010
REQUEST: The applicant is requesting approval to perform a two-lot
partition on a parcel of land containing approximately 23,958 square feet.
This partition will create Parcel #1 with approximately 8,356 square feet_
and Parcel #2 with approximately 12,335 square feet. LOCATI4N : 677�
SW Alfred Street; WCTM 1 S 125DA, Tax Lot 600�. ZON E: 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, 18.745, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact:
Mathew Scheidegger) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
503-639-4171 . A copy of the application and all documents and evidence submitted
by or on behalf of the applicant and the applicable criteria are available for inspection
at no cost and copies for all items can also be provided at a reasonable cost.
AFFIDAVIT OF MAILING CITYOFTIOARD
Community rUeveCupment
SfiapingA Better�ommunity
I, �Patricia L. Lu�ord being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministratrue SpeciaC�st for
the �`ity of7'�gar , 4Nashington County, Oregon and that I served the following:
(Check Appropiae Bax(s)8ebw)
❑x NOTICE OF DECISION fOR: MLP2003-OOOI O/LAWRENCE PARTITION
� AMENDED NOTICE (File No.IName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked E1�IIIbIt"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 Exhiblt'B",and by reference made a part
hereof, on lune 24,2003,and deposited in the United States Mail on lune 24,2003,postage prepaid.
r �
. , i ' 1
/ . . ---� '�
' ,�,('���j _.�`' '��',�/�, ,�� '�'',
-' (Person that Prepared Notice)
S7A�E OF O�GON )
County of`Wasjington )ss.
City of Tigard )
Subscribed and sworn/affirmed before me on the ��v day of , 2003.
OFFICIAI.SEAL �
r J BENGTSON
�� ,� NOTARY PUBLIC•OREGON
COSS ONIEXPNRES APR627,2007 �
MY COMM � / /,
G
My Commission Expires: � �
EXHIBIT �
NOTICE 4F TYPE II DECISION
MINOR LAND PARTITION (MLPj 2003-00010 CITYOFTIOARD
LAWRENCE PARTITION Community�Dever�t
S�rapingA BetterCommurrity
120 DAYS = 9/25/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00010
PROPOSAL: The applicant is requesting approval to perform a two-lot partition on a parcel of
land containing approximately 23,958 square feet. This partition will create Parcel
#1 with approximately 8,356 square feet, and Parcel #2 with approximately 12,335
square feet.
APPLICANT: Planning Resources, Inc. OWNER: Bob Lawrence
Attn: Ken Sandblast 11365 SW Bobwhite Place
7160 SW Fir Loop, Suite 201 Beaverton, OR 97007
Portland, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 6770 SW Alfred Street; WCTM 1S125DA, Tax Lot 6000.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
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 V.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 1 OF 16
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mi o e anning epa men a ew c ei egger, , ex . or review an
approval:
1. Submit a plan showing the proposed partition boundary to incorporate a minimum rear yard
setback of 15 feet for parcel #1.
2. Screen the proposed access drive from the adjoining property to the east.
3. Provide recorded documentation that establishes access and maintenance rights for the
individual parcels.
4. Provide street trees alon the proposed�rivate drive in compliance with the size and spacing
standards of Section 18.7�5.040.0 of the Tigard Development Code.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
5. 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).
6. 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.
7. Prior to approval of the final plat, the applicant shall pay an addressing fee in the amount of
$30.00. (STAFF CONTACT: Shirley Treat, Engineering).
8. The final plat shall show a ROW dedication on SW Alfred Street to provide 27 feet from the
centerline.
9. Prior to approval of the final plat, the applicant's professional engineer shall provide a sight
distance certification for the proposed access onto SW Alfred Street.
10. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW Alfred Street adjacent to the sub�ect property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District;
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency;
C. when the improvements are part of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the sub�ect property; or
D. when construction of the im�rovements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
11. The final plat shall show a joint ingress/egress easement to serve both Parcel 1 and
Parcel 2.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 2 OF 16
12. The applicant shall either place the existing ovefiead utility lines along SW Alfred Street
underground as a Part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the site that is parallel to the utility lines and will be $27.50
per lineal foot. If the fee option is chosen, the amount will be $2,338.00 and it shall be paid prior
to approval of the final plat.
13. 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 nefinrork (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.
14. 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. 426).
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. The right-of-way dedication for Alfred Street to provide 27 feet from the centerline shall be
made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicanYs surveyor.
F. After the City and County have reviewed the finaf 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:
u mit to t e anning epartment at ew c ei egger, , ex . or review an
approval:
15. The applicant may determine the front yard, provided that no side yard is less than 10 feet.
16. Provide and implement a mitigation plan for a total of thirty nine (39) inches.
17. Provide and implement a tree protection plan for all of the trees to be saved on and off-site that
could potentialfy be affected by construction. After the protection fencing is installed, the
applicant must contact The City's Forester for approval.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
19. The applicant shall provide signage at the entrance of the shared flag lot driveway that lists the
address of Parcel 2.
20. 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).
NOTICE OF DECISION MLP2003-04010/LAWRENCE PARTITION PAGE 3 OF 16
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION NOTED UNDER
THE PROCESS AND APPEAL SECTION OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
he su lect parcel is located within the City of Tigard. The property is designated Low-Density
Residential on the Tigard Comprehensive Plan Map. A record search was conducted and one previous
land use case is associated with this parcel �MLP97-00001). The previous application was approved
subject to conditions of approval, but tF�e partition plat was not recorded. The applicant has, therefore,
resubmitted the partition request.
Site Information and Proposal Descriptions
The applicant is requesting approval to perForm a finro-lot partition on a parcel of land containing
approximately 23,958 square feet. This partition will create Parcel #1 with approximately 8,356 square
feet, and Parcel#2 with approximately 12,335 square feet.
SECTION IV. PUBLIC COMMENTS
No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420}:
The 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 under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, StafF finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and.applicable agency standards are met. Based on the analysis in this decision, StafF finds
that this cntenon is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-4.5 zoning district is 50 feet. The smaller of the two lots has a
width of 85 feet, which exceeds the minimum lot width. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-04010/LAWRENCE PARTITION PAGE 4 OF 16
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. The proposed
partition creates two (2) lots that are 8,356 and 10,455 (flag lots may not include pole portion of lot in
total square footage) square feet respectively. Therefore, this criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
The proposed partition plat demonstrates that lot #1 will have 70 feet of frontage on SW Alfred Street
and proposed lot #2 will have 15 feet of frontage on SW Alfred Street via the flag portion of the lot.
Therefore, this standard has been met.
Setbacks shall be as required by the applicable zoning district.
The existing home on Parcel #1 has a front yard setback of 70 feet. The rear yard setback is 12 feet, the
eastern side yard setback is 14 feet and the western side yard setback is 9 feet. The R-4.5 zoning
district has a minimum rear yard setback of 15 feet. Therefore, the applicant is required to submit a plan
showing proposed Parcel #1 to have a minimum rear yard setback of 15 feet. Setbacks for proposed
Parcel #2 wifl be reviewed at time of building permit.
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.
Proposed Parcel #2 is considered to be a fla lot. Therefore, the applicant may determine the front yard,
provided that no side yard is less than 10 fee�.
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.
The proposed access to Parcel #2 will be within 10 feet of the adjoining property to the east. Therefore,
the applicant is required to screen the access drive from the property to tF�e east.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fghting capabilities.
Fire district regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
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.
According to the site plan, both parcels will use the same access drive. However, Parcel #1 is shown to
have an existing asphalt driveway which crosses the common property line of both parcels. Therefore,
an easement establishing access and maintenance rights is required.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrianlbicycle pathway plan.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 5 OF 16
The subJ'ect property is not in or adjacent to the one-hundred year floodplain. Therefore, this standard
does nof apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or ad�ustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, staff finds that the Minor Land Partition Standards have not
been met.
CONDITIONS:
. Submit a plan showing the proposed partition boundary to incorporate a minimum
rear yard setback of 15 feet for parcel #1.
. Screen the proposed access drive from the adjoining property to the east.
. The applicant may determine the front yard, provided that no side yard is less than
10 feet.
. Provide recorded documentation that establishes access and maintenance rights
for the individual parcels.
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
inimum ot ize
- Detached unit 7,500 sq. ft.
- Duplexes 10,000 sq. ft.
-Attached unit 1
verage inimum o i .
aximum ot overa e
inimum e ac s
- Front yard 20 ft.
- 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.
aximum ei
inimum an sca e e uiremen -
[1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage indudes all buildings and impervious surfaces.
' MulGple-family dwelling unit
*' Single-family dwelling unit
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes of 8,356 and
10,455 square feet meet this standard. However, the rear setback of the existing structure on pro p.osed
Parcel #1 does not meet the.required setback standard of 15 feet. The applicant has been conditioned
above to submit a plan showing proposed Parcel #1 with a 15-foot setback. Setbacks for Parcel #2 will
be reviewed at time of building permit. Therefore, this standard has been satisfied.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 6 OF 16
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, E_gress and Circulation (18.705�:
Continuing obli�ation of property owner. The provisions and maintenance of access and e ress
stipulated in this title are continuing requirements or the use of any structure or parcel o� real
property in the City.
Access Plan requirements. No building or other permit shall be issued until scaled plans are
presented an approved as provided by this cha�ter that show how access, egress and
circulation requirements are to be fulfilled. The applicant shall submit a site plan. The Director
shall provide the applicant with detailed information about this submission requirement.
The applicant has provided a site plan showing a 15-foot-wide accessway for pro osed Parcel #1 and
#2. The applicant has been conditioned under Chapter 18.420 (Land Partitions� to submit recorded
documentation that establishes access and maintenance rights for the individual parcels for the
proposed accessway. Therefore, this standard has been satisfied.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the �oint use; and copies of the deeds, easements, leases or contracts
are placed on permanent file with the City.
The proposed parcels will share the access from SW Alfred Street. The applicant has been conditioned
earlier under Chapter 18.420 (Land Partitions) to provide documentation that establishes access and
maintenance rights for the individual parcels. 1"herefore, this standard has been satisfied.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approve by the City for public
use and shall be maintained at the required standards on a continuous basis.
The proposed parcels will have access onto SW Alfred Street by.means of a 15-foot accessway. The
applicant has been conditioned under Chapter 18.420 (Land Partitions) to shown satisfactory evidence
that each parcel has the legal right to use the proposed access. Therefore, this standard has been
satisfied.
Inadequate or hazardous access. Applications for building permits shall be referred to the
Commission for review when, in the o inion of the Director, the access proposed: Would cause
or increase existing hazardous tra�c conditions; or would provide inadequate access for
emergency vehicles; or would in any other way cause hazardous conditions to exist which
would constitute a clear and present danger to the public health, safety, and general welfare.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site. In no case shall the design of the
service drive or drives require or facilitafe the backward movement or other maneuvering of a
vehicle within a street, other than an alley. Single-family and duplex dwellings are exempt from
this requirement.
The proposed lots will take access from a 15-foot drive that connects to SW Alfred Street, which is a
local street. Tualatin Valley Fire and Rescue did not comment that the access to the site is in any way
hazardous or constitutes a clear and present danger. Therefore, it is Staff's opinion that the proposed
access is adequate.
Access Mana�ement (Section 18.705.030.H�
$ection 18.70 .0� 30.H�.' 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 7 OF 16
The applicanYs narrative does not address this new section of Chapter 18.705. However, based upon
the site plan, the applicant should be able to meet the sight distance requirements of the Washington
County and/or AASHTO standards. Staff recommends the applicant provide a sight distance
certification at the proposed joint access location, by their professional engineer prior to approval of the
final plat.
Section 18.705.030.H.2 states that drivewa�s 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 righf-
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
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 streefs along a local street shall be 125 feet.
The proposed access is a private driveway along a local residential street; therefore, this criterion does
not apply.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
Fire District regulations are reviewed at the time of building permits. This criterion shall be addressed at
that time.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following: a) A circular, paved surface having a
minimum turn radius measured from center point to outside edge of 35 feet; b) A hammerhead-
configured, paved surFace with each leg of the hammerhead having a minimum depth of 40 feet
and a minimum width of 20 feet; c) The maximum cross slope of a required turnaround is 5%.
The access drive is approximately 120 feet in length. Therefore, the applicant is not required to provide
a fire apparatus turnaround. Therefore, this standard does not apply.
FINDING: Based on the analysis above, staff finds the Access, Egress and Circulation Standards
have not been met.
CONDITION: Provide a sight distance certification at the proposed joint access location.
Density Computations (18.715):
Definition of net develo ment area. Net development area, in acres, shall be determined by
subtracting the ollowing land area s) from the gross acres, which is all of the land included in
the legal description of the property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. All land dedicated to the public for park purposes;
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE S OF 16
3. 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.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Calculatin maximum number of residential units. To calculate the maximum number of
residentia units per net acre, divi e t e number o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum number 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 standards for density computation deal with the intensity of residential land uses, usually stated
as the number of housing units per acre. The total square footage of the subject property is 20,691
square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum number
of residential units (single-family) is two (2). The minimum number of residential units is two (2). The
applicant is proposing a two-lot partition. therefore, this standard is met.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscaping and Screening (18.745):
Street trees: Section 18.745.040
ection 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 proposed private drive is approximately 120 feet in length; therefore, the applicant is required to
provide street trees along the private drive in compliance with the size and spacing standards of Section
18.745.040.0 of the Tigard Development Code.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION: Provide street trees along the proposed private drive in compliance with the size and
spacing standards of Section 18.745.040.0 of the Tigard Development Code.
Tree Removal (18.790):
A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall
be �rovided 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 pre�erred over removal wherever possible.
The applicant has indicated that there are a total of thirteen (13)trees located on the subject site that are
greater than 12-inches in diameter of which, only eight �8) are to be removed. Of the eight (8) trees to
be removed, only five (5) are counted as viable for mitigation. Due to structural defects and potential
splitting, the other three (3) of the trees are considered hazardous. The applicant is thus retaining 50
percent of the trees over twelve inches on-site. Therefore, the applicant is required to mitigate fifty (50)
percent of the total inches. Based on the arborist report submitted by the ap plicant, the �ive (5) trees
over twelve (12) inches in diameter to be removed equal seventy eight (78) inches. Therefore, the
ap p,licant is required to mitigate thirty nine (39) inches. The applicant has indicated that the inches to be
mitigated will be planted on-site. However, no mitigation plan has been submitted. Therefo�e, the
appficant is required to provide a mitigation plan for a total of thirty nine (39) inches, and tree protection
measures must be installed prior to issuance of a site permit.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 9 OF 16
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met.
CONDITION:
. Provide and implement a mitigation plan for a total of thirty nine (39) inches.
. Provide and implement a tree protection plan for all of the trees to be saved on and
off-site that could potentially be affected by construction. After the protection
fencing is installed, fhe applicant must contacf The City's Forester for approval.
Visual Clearance Areas 18.795):
�� apter requires t at a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a �ublic street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
8 feet in height (8) (trees may be placed within this area provided that all branches below eight
8 feet are removed). A visual clearance area is the triangular area formed by measuring a
-foot distance points with a straight line.
The applicanYs plans show no obstructions within visual clearance triangles associated with the project.
Therefiore, this standard has been satisfied.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards have been
met.
Impact Study (18.390.040�
Requires that the applicant shall include an impact study. The study shall address, at a
minimum the transportation system, including bikewa�rs, 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
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.
The applicant has submitted an Impact Study that addresses the following systems:
Trans ortation S stem:
he su �ect site ronts onto SW Alfred Street. Given the lack of frontage,im rovements to the existing
SW Alfred Street in the area surrounding the subject site, discussions with �ity staff have determined
that a restrictive covenant will be required as a condition of approval insuring the subject site participates
in future street improvements along the entire frontage of the subject site when required by the City.
This two (2) lot partition complies with the provisions of this section by continuing access onto the
subJ'ect site through the use of the driveways onto SW Alfred Street, a local public street, posing no
inade�uate or hazardous access. To minimize impacts to adjacent property owners and the public at
lar e this application does not propose transportation connection through the site to any other street due
to �opography, physical configuration of the sub�ect site and lack of need for connection due to the
existing development pattern. The applicant accepts the expected conditions of approval regarding
participation in future Alfred Street improvements. The subject site is within a reasonable distance to
public transportation to the north.
Draina e S stem:
As depicted on t e preliminary plat included with this application submittal, a stormwater system is
proposed for construction to serve the subject site. A new pnvate storm lateral with a "y" connection to
serve the existing house on Parcel #1 is proposed to serve Parcel #2. The lateral line, with clean-outs,
will be placed within a 5-foot wide private utilities easement over Parcel #1 along the western boundary
of the subJ ect site and connect into the existing storm drainage facility located within the Alfred Street
public right-of-way to the northwest of the subject site.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 10 OF 16
Park System:
There are no parks proposed through this ap p,lication. Residents of the future single-famil�r detached
home built upon the sub�ect site will utilize exisfing City park sites. The impacts to these existing facilities
will be minimal given the 2-lot total of this partition.
Water S stem:
ater system improvements necessary to serve the subject site consist of relocating one of the two
existing public water meters currently located along the subJ'ect site's Alfred Street frontage to serve
Parcel #2, the flag lot being created. Impacts to the general public, existing public water system and
affected private properties will be minimal.
Sewer System:
As depicted on the preliminary plat included with this application submittal, the nearest sanitary sewer
line to this property is an eight inch line, which is located within the SW Alfred Street public right-of-way
and is avaifable for one additional sewer lateral connection to the subject site. A new service lateral witF�
a "y" connection to serve the existing house on Parcel #1 is proposed to serve Parcel #2. The lateral,
with clean-outs, will be placed within a 5-foot wide private ufilities easement over Parcel #1 along the
westem boundary of the subject site. This design wil l have minimal impacts from the development of the
subject site on existing facilities.
Noise Im acts:
This app ication involves a two-lot partition creating one additional single-family detached residential lot.
Given the subject site lies within an area of existing single-family residences, noise impacts associated
with development of the subject are noise associated with site development. These impacts are
mitigated through conditions imposed by the City during the plat approval process.
Rough Proportionality:
Any required street improvements to certain collector or hig her volume streets and the Washington
County Traffic Impact Fee (TIF) are mitigation measures thaf are required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A-Boy Expansion/Dolan
II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development
on the Collector and Arterial Street system. Presently, the TIF for each trip that is generated is $239.
The total TIF for a single-family dwelling is $2,390 per unit.
Upon com�letion of this development, the future builders will be required to pay TIF's of approximately
$2,390 ($2,390 x 1 single-family dwelling unit). Based on the estimate that total TIF fees cover 32
percent of the impact on major street improvements citywide, a fee that would cover 100 percent of this
projects traffic impact is $7,469 ($2,390 divided by .32). The difference between the TIF paid and the full
impact, is considered an unmitigated impact. Since tf�e TIF paid is $2,390, the unmitigated impact can
be valued at $5,079. The estimated cost of the dedication of 170 square feet x $3.00 = $510.00. As the
value of the proposed improvements is less than the remaining unmitigated impact, it is clearly
proportionate {o exact these improvements.
PUBLIC FACILITY CONCERNS
Street And Utility Im�rovements Standards (Section 18.810):
� aQter 18.810 provi es construction standards or t e 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 11 OF 16
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a local residential
street to have a 46 to 54-foot right-of-way width and a 24 to 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 Alfred Street, which is classified as a local residential street on the City of
Tigard Transportation Plan Map. At present, there is approximately 25 feet of right-of-way (ROW) from
centerline, according to the most recent tax assesso�s map. The applicant sFiall dedicate additional
ROW to provide a mmimum of 27 feet from the centerline.
Southwest Alfred Street is paved but not fully improved to City standards. Tigard Municipal Code (TMC)
18.810.030(A)(1) states that streets within a develop ment and streets adjacent shall be improved in
accordance with City standards. However, 18.810.030(A)(5) states that the City.may accept a future
improvement uarantee in lieu of street improvements if the improvement associated with fhe pro ect
does not, b �self, provide a significant improvement to the street safety or capacity. Although �his
developmen� will incrementally increase the amount of traffic on the roadway, the increase will not
substantially degrade the level of service on the street. A street improvement adjacent to this site,
therefore will not significantly improve the safety or capacity of the street. In addition,
18.810.0�0(A)(5)(e) stafes that a guarantee in lieu of street improvements is acceptable if the proposal is
a land partition on property zoned residential and the partition does not create any new streets. This
partition will not create a new street. Based on these code provisions, Staff therefore recommends that
the applicant be required to enter into an agreement with the City whereb the owner ag rees to
participate in any future widening project for the street carried out by tFie City, a�hird party, or t�irough a
local improvement district. This agreement must be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
designed with due re ard to providing adequate buifding sites for the use contem�plated
consideration of needs�or 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�xisting development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
No block is associated with this partition. The two lot partition will gain access from a shared access
d rive.
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 �recluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
No bicycle path is associated with this development. Therefore, this standard does not apply.
Lots - Size and Sha pe: 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 width of the largest lot is eighty five (85) lineal feet. The depth of the largest lot is approximately one
hundred twenty three (123) lineal feet. 7herefore, the depth of the propose lots will not be 2.5 times the
average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 12 OF 16
The smallest of the proposed parcels has fifteen 15) feet of frontage onto SW Alfred Street via a private
access drive. The lar er parcel has seventy (70� feet of frontage on SW Alfred Street. Therefore, this
standard has been me�.
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.
By providing a future improvement guarantee, as described above, the applicant will meet this criterion.
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.
There is an existing 8-inch public sewer line located in SW Alfred Street that has ample capacity to serve
this development. The applicant indicates they will extend a new sewer lateral to serve Parcel 2. The
applicant will need to obtain a Public Facility Improvement (PFI) permit from the City to cover this work.
Storm Drainage:
General Provisions: Section 18.810.100.A 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 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
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 onsite
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit on Parcel 2.
The applicant.s plan calls for a new storm drainage lateral to be extended from an existing catch basin
on the north side of Alfred Street to Parcel 2. This work must also be included in the PFI permit through
the City.
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 provis�ons for
the future extension of such bikeways through the dedication of easements or right-of-way.
Southwest Alfred Street is not a designated bike facility.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 13 OF 16
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, 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 existing utilities which are not under round will serve the development and the
ap p.roval authority determines that the cost and �echnical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the development. The
determination shall be on a case-by-case basis. The most common, but not the only, such
situation is a short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are existing overhead utility lines along the frontage of SW Alfred Street. If the fee in-lieu is
proposed, it is equal to $27.50 per lineal foot of street frontage that contains the overhead lines. The
frontage along this site is 85 lineal feet; therefore the fee would be $2,338.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
STANDARDS:
Public Water S stem:
This site is locate within the Tualatin Valley Water District (TVWD) service area. The applicant will
need to coordinate with TVWD for a new water service upon construction of the new home on Parcel 2.
Storm Water Qualit �
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 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 igard 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 14 OF 16
The developer will also be required to provide signage at the entrance of the shared flag lot driveway
that lists the address for Parcel 2. This will assist emergency services personnel to more easily find that
home.
Surve Re uirements
e app icant s ma 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. 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 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�.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Water Department has reviewed the proposal and has offered the following comment:
. Out of our service area. Contact Tualatin Valley Water Department.
City of Tigard Urban Forester has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
No comments were received.
SECTION VIII. 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 ON JUNE 24, 2003 AND BECOMES
EFFECTIVE ON JULY 10, 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 the Tlotice 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.
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 15 OF 16
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to tFie specific issues identified in the written comments submitted by the parties during the
comment eriod. Additional evidence concerning issues �roperly raised in the Notice of Appeal may
be submit�ed 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 9, 2003.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW.
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
,
�� June 24, 2003
PREPAR D athew eidegger DATE
Assistant Planner
. June 24, 2003
APPROVED BY: Richard H. Bewers DATE
Planning Manage
i/curpin/mattiew/mlp/mIp2003-00010.dec
NOTICE OF DECISION MLP2003-00010/LAWRENCE PARTITION PAGE 16 OF 16
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DR Information on this map is lor generel location anty and
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S W 13125 SW Hall Blvd
11("�7'—� T �� Tigard,OR 97223
I I I I (503)639-4171
� �j http:/FHww.ci.tigard.or.us
Gommunity Development Plot date:Jun 2,2003;C:\magicWIAGIC03.APR
Planning Resources, Inc. EXH
IBIT�
Attn: Ken Sandblast MLP2003-00010
7160 SW Fir Loop, Suite 201 LAWRENCE PARTITION
Portland, OR 97223
Bob Lawrence
11365 SW Bobwhite Place
Beaverton, OR 97007
AFFIDAVIT OF MAILING CITYOFTIGARD
Community�Uevefapment
S�iapingA BettesCommunity
I, �Patricia L. Lu�ord being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministratr'ue SpeciaC:st for
the �'ity of 7'�gar , `Was(tington County, Oregon and that I served the following:
{Chedc Appopria�e Box(s)Bebw)
❑x NOTICE OF UECISION FOR: MLP2003-00010/LAWRENCE PARTITION
� AMENDED NOTICE (File NolName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked E1(hlblt"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 Exhlblt"B",and by reference made a part
hereof, on lune 24,2003,and deposited in the United States Mail on lune 24,2003,postage prepaid.
� , � �-
% -C��'
(Person that P pared tice) '
,57,A2tE OF O��GON )
County of`(NasT tngton �ss.
�'i�y of�igard )
Subscribed and sworn/affirmed before me on the �� day of� , 2003.
- --..... - ---,�;-=--
f�FFICIAL SEAL �
;r J BENGTSON
� •' NOTARY PUBLIC-OREGON ' '�
COMMISSI0�1 N0.368(lA6
`MY COMMISSION�'�P���S�'P�•Z�'"'0.-.� �/f ,
'G
My commission E�ires: l � ��
' EX
NOTICE OF TYPE II DECISION
.
MINOR LAND PARTITION (MLP) 2003-00010 CITYOFTIGARD
LAWRENCE PARTITION Communiry�DeveCopment
ShapingA BetterCommunity
120 DAYS = 9/25/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00010
PROPOSAL: The applicant is requesting approval to perform a two-Iot partition on a parcel of
land containing approximately 23,958 square feet. This partition will create
Parcel #1 with approximately 8,356 square feet, and Parcel #2 with
approximately 12,335 square feet.
APPLICANT: Planning Resources, Inc. OWNER: Bob Lawrence
Attn: Ken Sandblast 11365 SW Bobwhite Place
7160 SW Fir Loop, Suite 201 Beaverton, OR 97007
Portland, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 6770 SW Alfred Street; WCTM 1S125DA, Tax Lot 6000.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
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:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 24, 2003 AND BECOMES
EFFECTIVE ON JULY 10, 2003 UNLESS AN APPEAL IS FILED.
Appeal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1 may
appeal this decision in accordance with Section 18.390.040.G.2 of the Tigard Community
Development Code which provides that a written appeal together with the required fee shall be filed
with the Director within ten (10} business days of the date the Notice of Decision was mailed. The
appeal fee schedule and forms are available from the Planning Division of Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, subject to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 9, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheideqger at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
� ,' ' � — � �„�
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(Map is nat lo scale)
1 S125DA-06500 1 S125DD-06400
ADKINS TAMI JO BROOKS WADE T EXHlBIT
9600 SW 69TH AVE 6605 SW VENTURA DR
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125DD-05301 1 S 125DD-07000
ALLEN JAMES&KATHLEEN BRUN KIM E 8�SUSAN E
9810 SW VENTURA CT 9605 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DA-06400 1 S 125DA-03900
ANDERSON JAMES C 8�GENEVIEVE E BUHLE CHRISTOPHER J AND
9580 SW 69TH PHYLLIS T
TIGARD,OR 97223 6628 SW WALNUT TERRACE
TIGARD,OR 97223
1 S 7 25DA-05702 1 S 7 25DD-04900
BAUGH ARTHUR E&KATHERINE R BURD DANIEL E&MARGARET J
6700 SW ALFRED ST 9755 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DD-09000 1 S 7 25DD-05100
BERGLUND JOHN A JR&JUDITH A CAMERON RONALD G AND
9678 SW VENTURA CT WHITEWOLF CELESTE C
TIGARD,OR 97223 9770 SW VENTURA CT
PORTLAND,OR 97223
1 S 125DD-05900 1 S 125DA-10100
BODENDORFER MICHAEL W 8 SUSAN CHIMIENTI VINCE 8 COLLEEN R
6735 SW VENTURA DR 6612 SW WALNUT TER
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05700 1 S 125DA-04200
BRADSHAW LEANNA D& CLARK ELIZABETH M
WATSON PATRICIA A 9410 SW 69TH AVE
6690 SW ALFRED ST PORTLAND,OR 97223
TIGARD,OR 97223
t S 125DD-07800 1 S 125DA-04201
BRAICH PATRICK M AND ROSEMARY M CLAYTON STEVE
9685 SW VENTURA CT 6820 SW WALNUT TERRACE
TIGARD,OR 97223 PORTLAND,OR 97225
1 S125DA-04800 1 S125DD-07600
BRIGGS CHARLES R&MARY L CONAN FAMILY TRUST
6645 SW ALFRED ST BY KIM M CONAN TR
TIGARD,OR 97223 9665 SW VENTURA CT
TIGARD,OR 97223
1 S125DD-07500 1 S125DA-11900
BROOKS LARRY A&SEANA M COOPER GLORIA M
9655 SW VENTURA CT 6610 SW ALFRED ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 25DA-11700 1 S125DD-09100
CO R ORIA M GLANZ FAMILY TRUST
6610 RED ST BY KENNETH RICHARD GLANZ&
T RD,OR 97223 BESSIE JEAN GLANZ TRUSTEE
9674 SW VENTURA CT
TIGARD,OR 97223
1 S 125D D-08300 1 S 125DA-04100
COTLEUR KEVIN M&ANNE M GREEN DAVID M&NANCY L P
6925 SW BARBARA LN 5540 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97219
1 S 125DD-05400 15125DA-04500
DIETZ THOMAS PATRICK&CYNTHIA GRUVER DANIEL A&KATHY E
9840 SW VENTURA CT 6745 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06900 1 S 125DA-06800
EASTON THOMAS C HAACK WILLIAM H 8 MICHELLE N
9565 SW 69TH 9585 SW 69TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05607 1 S 125DD-08400
EASTON WILLIAM J HEPBURN MICHAEI G&LINDA K
6620 SW ALFRED ST 6955 SW BARBARA LN
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DA-05600 1 S125DD-07900
EASTON WILLIAM J HERBER JOSEPH A
9755 SW PEMBROOK 9695 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-07300 1 S 7 25DA-05800
ELARTH CAROL L TRUST HINKEL NORMAN E
BY CAROL L ELARTH TR 6720 SW ALFRED ST
9635 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 7 25D D-09800 7 S 125DA-06600
FAILOR JOHN W& HOAGLAND DEAN GUY AND ZOLA
CHERYL R MANSFIELD 9625 SW 69TH
9610 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
7 S 7 25DA-07001 1 S 125DA-06700
FULLER LEA RUTH HOENER MELODY L
12400 SW BEEF BEND RD 9605 SW 69TH
TIGARD,OR 97224 TIGARD,OR 97223
,s,zso,c-,�soo 1S125DA-04000
GENTRY MOANA L HOFFMAN WILLIAM A&SHARAN
6600 SW ALFRED 6704 SW WALNUT TERRACE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-04301 1 S 125DA-06300
HOWITT CHARLES F II AND KROCHMAL CHERYL KAY&NICK
PAMELA J 9560 SW 69TH AVENUE
9490 SW 69TH TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-08200 1 S 125DAA6000
Hl1RT JOHN C AND TERESA A LAWRENCE ROBERT H&SUSAN M
9735 SW VENTURA CT 11365 SW BOBWHITE PL
TIGARD,OR 97223 BEAVERTON,OR 97007
1 S 125DD-05200 1 S 125DD-06200
IRON WILLIAM Z& LAYTON MICHEAL 8 APRIL BENNETT
MEADS KATHERINE B 6655 SW VENTURA DR
9780 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 7 25DA-07500 7 S 125DA-10300
JENSEN VIRGINIA N LINCOLN LaAN CO
9375 SW 69TH AVE c!o SANDEFUR JUSTIN/RONDA
TIGARD,OR 97223 PO BOX 14652
PORTLAND,OR 97293
7 S 7 25DD-08000 1 S 125DA-04900
JOHNSON MILTON G AND LORENZEN LARRY i&MERRIANN S
ROSEMARIE Go COYNE MARJORtE F&
9715 SW VENTURA CT GENTRY MOANA/TIMOTHY
TIGARD,OR 97223 6600 SW ALFRED
TIGARD,OR 97223
1 S 125DA-04400 1 S 125DD-06100
JOHNSON RICHARD W/ELIZABETH A MAINS TODD KlTERESA M
6775 SW ALFRED ST 6705 SW VENTURA DR
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DD-05700 15125DD-06000
JONES MARK L& S TOD ERESA M
ABENDROTH FRANCENA 6705 NTURA DR
9880 SW VENTURA CT RD,OR 23
PORTLAND,OR 97223
7 S 7 25DD-07200 1 S 125DD-07700
KATSAVOPOULOS ATHANASIOS& MANNING ROBERT WAYNE&
SOTIRIA TAYLOR JUDY GAIL
9615 5W VENTURA CT 9675 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 -25DD-07100 7S725DD-05800
KAT LOS ATHANASIOS 8 SOTI MCGLOTHIN ALICE A
961 URA CT 9890 SW VENTURA CT
T ARD,OR 97 4 PORTLAND,OR 97223
t S 125D D-08500 15125DD-05500
KERR BRUCE B MCLELLARN PALMIRA B
9720 SW VENTURA CT 9860 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DA-05000 1 S 125DD-05000
MIDDAUGH MARTIN L AND NORTON JAMES M 8 SARAH L
NINA LEE 9760 SW VENTURA CT
6575 SW ALFRED ST TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-08100 1 S 125DD-04800
MILLIMAN WALTER 8 MARLENE ODENBRETT ROBERT J
9725 SW VENTURA CT 9765 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-04700 1 S 125DD-08700
MITCH JOHN H&MARY BETH PANGBORN JEFFREY L
6715 SW ALFRED 9690 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
7S 25DA-04600 1S125DD-08600
MI JO H&MARY BETH PIERCE MARK A&MARY A
6715 FRED 9696 SW VENTURA CT
ARD,OR 223 TIGARD,OR 97223
1 S 125DA-03800 1 S 125DA-05801
MUMBY GEORGE D JR PRICE WILLIAM E&CYNTHIA I
Go MUMBY GEORGE D& 9645 SW VENTURA CT
MARGARET E LIFE ESTATE TIGARD,OR 97223
6618 SW WALNUT ST
TIGARD,OR 97223
1 S 125DA-03700 1 S 7 25DD-07400
MBY GEORGE JR P WI AM E 8 CYNTHIA I
Go MBY RGE D& 9645 ENTURA CT
MARG E LIFE ESTATE RD,OR 3
6618 LNUT ST
T ARD,OR 23
1 S 125DA-08900 1 S125DA-09500
MURA JUNKO J RAWLINS JOHN D
9390 SW 70TH AVE 6560 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
7 S 7 25DD-7 0000 1 S 125DD-08900
MURPHY SCOTT E&CYNTHIA L RUTLEDGE RONALD R AND
9590 SW VENTURA CT LINDA COY
TIGARD,OR 97223 9682 VENTURA CT
TIGARD,OR 97223
7 S125DD-06300 1 S125DD-09200
NEELY THOMAS V/DIANE KAY SATTERTHWAITE CAROLYN G
6635 SW VENTURA DRIVE 9670 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DA-05900 1 S125DA-10200
NIEHUES LOREA SCHALLER DANA 8
6740 SW ALFRED ST GODFREY DANIEL H
TIGARD,OR 97223 9400 SW 70TH AVE
TIGARD,OR 97223
1S125DD-08800 1S125DD-09701
SCHROEDER TED C&JENNIFER STINNETT BILL E AND
9686 SW VENTURA CT MELBA D
TIGARD,OR 97223 9620 SW VENTURA CT
TIGARD,OR 97223
1 S 125DA-04300 1 S 125D D-09500
SHELLEY ALLISON WATSON STOFFER DONNA DEE
9450 SW fi9TH 9640 SW VENTURA CT
TIGARD,OR 97223 PORTLAND,OR 97223
1 S125DD-06900 1 S 125DA-10500
SILVER STEPHEN H AND TOMASI ALICIA J&
MARY S BARKER JOEL
9595 SW VENTURA COURT 9445 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06100 7 125DD-1130
SNYDER LIVING TRUST WA ON SQUARE ESTATES
BY RONALD A/LEORA E SNYDER TRS LOT S
9530 SW 69TH AVE ,
TIGARD,OR 97223
1 S125DA-06200 1 125DD-70
SNYDER RONALD A 11V IN ON SQUARE ESTATES
9530 SW 69TH AVE LOT RS
TIGARD,OR 97223
1 S 125DD-05600 1 S 125DD-09900
SODERQUIST DAVID R&PAMELA E WILBERDING B J 8 MICHAEL J CO-T
9870 SW VENTURA CT 9600 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DD-09600 7 S125DA-70400
SPECHT MICHAEL K 8�DOLORES P WOLLANDER JON ADAM
9630 SW VENTURA CT 9425 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DD-09400 1 S 125DA-07100
SPELMAN THOMAS G&LORRE J WOOLARD JACK DOUGLAS JR
9650 SW VENTURA CT 9465 SW 70TH AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-07000
STEINPREIS RAYMOND L AND
BARBARA R
9485 SW 70TH ST
TIGARD,OR 97223
1 S 125DD-09300
STEVENS JOEL B AND
CAPRIO PATRICIA
9660 VENTURA CT
TIGARD,OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78'�Avenue
Tigard, OR 97223 �
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Dieter Jacobs
7775 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigartl, OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
CITY OF TIGARD - EAST fIT SUBfOMMITTEE �i:lcurpinlsetup\IabeIsICIT East.doc) UPDATED: April 18, 2002
AFFIDAVIT OF MAILIHG CITYOFTIGARD
Community�DeveCoprrteiit
ShapingA BetterCommunity
I, �1'atricia L. Lunsforcl, being first duly sworn/a�rm, on oath depose and say that I am a SeniorAcCmini.rtrative SpeciaCut for
the �ity of 7fgarr�4Nashington County, Oregon and that I served the following:
(Check Appmpnate Boa(s)Bebw�
� NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2003-00010/LAWRENfE PARTITION
❑ AMENDED NOTICE (FileNoJNameReference)
� 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 Exhlblt'B",and by reference made a part
hereof, on lune 2,2003,and deposited in the United States Mail on lllllC 2,2003,postage prepaid.
,
�:Z �'f.�� ' .,
(Person that are otice
,S�A?E O�'O�CjON )
Coun�y of 4Nashington )ss.
�'ity of�Iigarcf )
Subscribed and sworn/affir efore me on the�� day of ��/� , 2003.
�
" OFFICIAL SEAL
`ro J BENGTSON
;. .,:/ NOTARYPUBUC-OREGON `�� .,
.MY COMM�ISSION�P ES APR.27,2pp7 �N
My commission Expires: � �
' ' EXHIBIT�
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 CITYOFTIGARD
MINOR LAND PARTITION `�°""'="n``y`���'�`°pm�n`
,S�apingA Better�ommunity
DATE OF NOTICE: June 2, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) Z003-00010
FILE NAME: LAWRENCE PARTITION
PROPOSAL: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with
approximately 8,356 square feet, and Parcel #2 with approximately 12,335 square feet.
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, 18.745, 18.765,
18.790, 18.795 and 18.810.
LOCATION: 6770 SW Alfred Street; WCTM 1 S125DA, Tax Lot 6000.
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 16, 2003. All comments should be directed to Mathew Scheidegger, Assistant 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 TNE�ATE SPECIfIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERE�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 25, 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."
-- -- .w ��.»
:` �� .................,e.......
YKINITY MAP
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I I MLP2003-00010
________
S WALNUT TERR "� LAWRENCE PARTITION�',
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1S125DA-06500 1S125DD-06400 EXHIBIT�.
ADKINS TAMI JO BROOKS WADE T
9600 SW 69TH AVE 6605 SW VENTURA DR
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125D D-05301 1 S 125DD-07000
ALLEN JAMES&KATHLEEN BRUN KIM E&SUSAN E
9810 SW VENTURA CT 9605 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06400 1 S 125DA-03900
ANDERSON JAMES C 8 GENEVIEVE E BUHLE CHRISTOPHER J AND
9580 SW 69TH PHYLLIS T
TIGARD,OR 97223 6628 SW WALNUT TERRACE
TIGARD,OR 97223
1 S125DA-05702 7 S125DD-04900
BAUGH ARTHUR E 8 KATHERINE R BURD DANIEL E&MARGARET J
6700 SW ALFRED ST 9755 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DD-09000 1 S7 25DD-05100
BERGLUND JOHN A JR&JUDITH A CAMERaN RONALD G AND
9678 SW VENTURA CT WHITEWOLF CELESTE C
TIGARD,OR 97223 9770 SW VENTURA CT
PORTLAND,OR 97223
1 S 125DD-05900 1 S 125DA-10100
BODENDORFER MICHAEL W 8 SUSAN CHIMIENTI VINCE&COLLEEN R
6735 SW VENTURA DR 6612 SW WALNUT TER
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05700 1 S 125DA-04200
BRADSHAW LEANNA D& CLARK ELIZABETH M
WATSON PATRICIA A 9410 SW 69TH AVE
6690 SW ALFRED 5T PORTLAND,OR 97223
TIGARD,OR 97223
1 S125DD-07800 1 S'125DA-04201
BRAICH PATRICK M AND ROSEMARY M CLAYTON STEVE
9685 SW VENTURA CT 6820 SW WALNUT TERRACE
TIGARD,OR 97223 PORTLAND,OR 97225
7 S 125DA-04800 1 S 125D D-07600
BRIGGS CHAR�ES R&MARY L CONAN FAMILY TRUST
6645 SW ALFRED ST BY KIM M CONAN TR
TIGARD,OR 97223 9665 SW VENTURA CT
TIGARD,OR 97223
7 S t 25OD-07500 1 S 125DA-11900
BROOKS LARRY A&SEANA M COOPER GLORIA M
9655 SW VENTURA CT 6610 5W ALFRED ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 25DA-11700 1 S 125DD-09100
CO R ORIA M GLANZ FAMILY TRUST
6610 RED ST BY KENNETH RICHARD GLANZ&
T RD,OR 97223 BESSIE JEAN GLANZ TRUSTEE
9674 SW VENTURA CT
T{GARD,OR 97223
1 S 125DD-08300 1 S 125DA-04100
COTLEUR KEVIN M&ANNE M GREEN DAVID M 8 NANCY L P
6925 SW BARBARA LN 5540 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97219
1 S 125DD-05400 1 S 125DA-04500
DIETZ THOMAS PATRICK&CYNTHIA GRWER DANIEL A&KATHY E
9840 SW VENTURA CT 6745 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06900 1 S 125DA-0680�
EASTON THOMAS C HAACK WILLIAM H&MICHELLE N
9565 SW 69TH 9585 SW 69TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DA-05601 7 S 125DD-08400
EASTON WILLIAM J HEPBURN MICHAEL G&LINDA K
6620 SW ALFRED ST 6955 SW BARBARA LN
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DA-05600 1 S 125DD-07900
EASTON WILLIAM J HERBER JOSEPH A
9755 SW PEMBROOK 9695 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-07300 1 S 7 25DA-05800
ELARTH CAROL L TRUST HINKEL NORMAN E
BY CAROL L ELARTH TR 6720 SW ALFRED ST
9635 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-09800 1 S 125DA-06600
FAILOR JOHN W& HOAGLAND DEAN GUY AND ZOLA
CHERYL R MANSFIELD 9625 SW 69TH
9610 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DA-07001 1 S 7 25DA-06700
FULLER LEA RUTH HOENER MELODY L
12400 SW BEEF BEND RD 9605 SW 69TH
TIGARD,OR 97224 TIGARD,OR 97223
1 S 125DA-11800 1 S 125DA-04000
GENTRY MOANA L HOFFMAN WILLIAM A 8 SHARAN
6600 SW ALFRED 6704 SW WALNUT TERRACE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-04301 1 S 125DA-06300
HOWITT CHARLES F II AND KROCHMAL CHERYL KAY&NICK
PAMELA J 9560 SW 69TH AVENUE
9490 SW 69TH TIGARD,OR 97223
TIGARD,OR 97223
1 S125DD-08200 1 S125DA-06000
HURT JOHN C AND TERESA A LAWRENCE ROBERT H&SUSAN M
9735 SW VENTURA CT 11365 SW BOBWHITE PL
TIGARD,OR 97223 BEAVERTON,OR 97007
15125DD-05200 1 S 7 25DD-06200
IRON WILLIAM Z& LAYTON MICHEAL 8 APRIL BENNETT
MEADS KATHERINE B 6655 SW VENTURA DR
9780 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DA-07500 1 S 125DA-10300
JENSEN VIRGINIA N LINCOLN LOAN CO
9375 SW 69TH AVE c/o SANDEFUR JUSTIN/RONDA
TIGARD,OR 97223 PO BOX 14652
PORTLAND,OR 97293
1 S125DD-08000 15125DA-04900
JOHNSON MILTON G AND LORENZEN LARRY I&MERRIANN S
ROSEMARIE Go COYNE MARJORIE F 8
9715 SW VENTURA CT GENTRY MOANA/TIMOTHY
TIGARD,OR 97223 6600 SW ALFRED
TIGARD,OR 97223
1 S 125DA-04400 1 S 125DD-06100
JOHNSON RICHARD W/ELIZABETH A MAINS TODD K/TERESA M
6775 SW ALFRED ST 6705 SW VENTURA DR
TIGARD,OR 97223 TIGARD,OR 97223
1 S t 25DD-05700 1 S 125DD-06000
JONES MARK L& S TOD ERESA M
ABENDROTH FRANCENA 6705 NTURA DR
9880 SW VENTURA CT RD,OR 23
PORTLAND,OR 97223
1 S t 25DD-07200 7 5125DD-07700
KATSAVOPOULOS ATHANASIOS& MANNING ROBERT WAYNE&
SOTIRIA TAYLOR JUDY GAIL
9615 SW VENTURA CT 9675 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 -25DD-07100 1S125DD-05800
KAT LOS ATHANASIOS&SOTI MCGLOTHIN ALICE A
961 URA CT 9890 5W VENTURA CT
T ARD,OR 97 4 PORTLAND,OR 97223
1 S125DD-08500 1 S125DD-05500
KERR BRUCE B MCLELLARN PALMIRA B
9720 SW VENTURA CT , 9860 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05000 15125DD-05000
MIDDAUGH MARTIN L AND NORTON JAMES M&SARAH L
NINA LEE 9760 SW VENTURA CT
6575 SW ALFRED ST TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-08100 7 S 125DD-04800
MILLIMAN WALTER&MARLENE ODENBRETT ROBERT J
9725 SW VENTURA CT 9765 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-04700 1 S125DD-08700
MITCH JOHN H 8 MARY BETH PANGBORN JEFFREY L
6715 SW AIFRED 9690 SW VENTURA CT •
TIGARD,OR 97223 TIGARD,OR 97223
1S 25DA-04600 1S725DD-08600
MI JO H&MARY BETH PIERCE MARK A&MARY A
6715 FRED 9696 SW VENTURA CT
ARO,OR 223 TIGARD,OR 97223
1 S 125DA-03800 1 S 125DA-05801
MUMBY GEORGE D JR PRICE WILLIAM E&CYNTHIA I
Go MUMBY GEORGE D& 9645 SW VENTURA CT
MARGARET E LIFE ESTATE TIGARD,OR 97223
6618 SW WALNUT ST
TIGARD,OR 97223
1 S 125DA-03700 1 S 125DD-07400
MBY GEORGE JR P WI AM E 8 CYNTHIA I
do MBY RGE D& 9645 ENTURA CT
MARG E LIFE ESTATE RD,OR 3
6618 LNUT ST •
T ARD,OR 23
1 S 125DA-08900 7 S 125DA-09500
MURA JUNKO J RAWLINS JOHN D
9390 SW 70TH AVE 6560 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-10000 1 S 125DD-08900
MURPHY SCOTT E&CYNTHIA L RUTLEDGE RONALD R AND
9590 SW VENTURA CT LINDA COY
TIGARD,OR 97223 9682 VENTURA CT
TIGARD,OR 97223
1 S 125DD-06300 1 S 125DD-09200
NEELY THOMAS V/DIANE KAY SATTERTHWAITE CAROLYN G
6635 SW VENTURA DRIVE 9670 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 25DA-05900 1 S 125DA-10200
NIEHUES LOREA SCHALLER DANA&
6740 SW ALFRED ST GODFREY DANIEL H
TIGARD,OR 97223 9400 SW 70TH AVE
TIGARD,OR 97223
1 S125DD-08800 1 S125DD-09701
SCHROEDER TED C&JENNIFER STINNETT BILL E AND
9686 SW VENTURA CT MELBA D
TIGARD,OR 97223 9620 SW VENTURA CT
TIGARD,OR 97223
1 S 125DA-04300 1 S 125D D-09500
SHELLEY ALLISON WATSON STOFFER DONNA DEE
9450 SW 69TH 9640 SW VENTURA CT
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125DD-06900 1 S125DA-10500
SILVER STEPHEN H AND TOMASI ALICIA J&
MARY S BARKER JOEL
9595 SW VENTURA COURT 9445 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06100 1 125DD-17 30
SNYDER LIVING TRUST WA ON SQUARE ESTATES
BY RONALD A/LEORA E SNYDER TRS LOT S
9530 SW 69TH AVE ,
TIGARD,OR 97223
1 S 125DA-06200 1 125DD-105
SNYDER RONALD A W IN ON SQUARE ESTATES
9530 SW 69TH AVE LOT RS
TIGARD,OR 97223
1 S125DD-05600 1 S125DD-09900
SODERQUIST DAVID R&PAMELA E WILBERDING B J&MICHAEL J CO-T
9870 SW VENTURA CT 9600 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-09600 1 S 125DA-10400
SPECHT MICHAEL K&DOLORES P WOLLANDER JON ADAM
9630 SW VENTURA CT 9425 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-09400 1 S 125DA-07100
SPELMAN THOMAS G&LORRE J WOOLARD JACK DOUGLAS JR
9650 SW VENTURA CT 9465 SW 70TH AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
�s�2s�A-o�000 PLANN I NG RESOURCES. I NC.
STEINPREIS RAYMOND L AND ATTN; KEN SANDBI.AST
BARBARA R 7160 SW F i R LooP, SU I TE 201
9485 SW 70TH ST PORTLAND. �R 97223
TIGARD,OR 97223
1 S 125DD-09300
STEVENS JOEL B AND
CAPRIO PATRICIA
9660 VENTURA CT
TIGARD,OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78�Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Dieter Jacobs
7775 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigard, OR 97223
Nathan antl Ann Murdock
PO Box 231265
Tigard, OR 97281
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
CITY OF TIGARD - EAST CIT SUBfOMMITTEE �i:\curpinlsetup\labels\CIT East.doc) UPDATED: April 18, 2002
- .
WALNUT TERR �EO�R�P������FOqM�. �� s�s.EM
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I Tiqard,OR 97223
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Community Development Plot date: May 21,2003;C:lmagicUAAGIC03.APR
1 S 125DA-06500 1 S 125DD-06400
ADKINS TAMI JO BROOKS WADE T
9600 SW 69TH AVE 6605 5W VENTURA DR
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125D D-05301 1 S 125D D-07000
ALLEN JAMES&KATHLEEN BRUN KIM E&SUSAN E
9810 SW VENTURA CT 9605 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06400 1 S 125DA-03900
ANDERSON JAMES C&GENEVIEVE E BUHLE CHRISTOPHER J AND
9580 SW 69TH PHYLLIS T
TIGARD,OR 97223 6628 SW WALNUT TERRACE
TIGARD,OR 97223
1 S 125DA-05702 1 S 125DD-04900
BAUGH ARTHUR E&KATHERINE R BURD DANIEL E&MARGARET J
6700 SW ALFRED ST 9755 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DD-09000 1 S 125DD-05100
BERGLUND JOHN A JR&JUDITH A CAMERON RONALD G AND
9678 SW VENTURA CT WHITEWOLF CELESTE C
TIGARD,OR 97223 9770 SW VENTURA CT
PORTLAND,OR 97223
1 S 125DD-05900 1 S 125DA-10100
BODENDORFER MICHAEL W&SUSAN CHIMIENTI VINCE&COLLEEN R
6735 SW VENTURA DR 6612 SW WALNUT TER
TIGARD,OR 97223 TIGARD,OR 97223
7 S 7 25DA-05700 1 S 125DA-04200
BRADSHAW LEANNA D& CLARK ELIZABETH M
WATSON PATRICIA A 9410 SW 69TH AVE
6690 SW ALFRED ST PORTLAND,OR 97223
TIGARD,OR 97223
1 S 125D D-07800 1 S 125DA-04201
BRAICH PATRICK M AND ROSEMARY M CLAYTON STEVE
9685 SW VENTURA CT 6820 SW WALNUT TERRACE
TIGARD,OR 97223 PORTLAND,OR 97225
1 S 125DA-04800 1 S 125DD-07600
BRIGGS CHARLES R&MARY L CONAN FAMILY TRUST
6645 SW ALFRED ST BY KIM M CONAN TR
TIGARD,OR 97223 9665 SW VENTURA CT
TIGARD,OR 97223
1 S 125DD-07500 1 S 125DA-11900
BROOKS LARRY A&SEANA M COOPER GLORIA M
9655 SW VENTURA CT 6610 SW ALFRED ST
PORTLAND,OR 97223 TIGARD,OR 97223
1 25DA-11700 1 S125DD-09100
CO R ORIA M GLANZ FAMILY TRUST
6610 RED ST BY KENNETH RICHARD GLANZ&
T RD,OR 97223 BESSIE JEAN GLANZ TRUSTEE
9674 SW VENTURA CT
TIGARD,OR 97223
t S 125DD-08300 7 S 125DA-04100
COTLEUR KEVIN M 8 ANNE M GREEN DAVID M&NANCY L P
6925 SW BARBARA LN 5540 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97219
1 S 125D D-05400 7 S 7 25DA-04500
DIETZ THOMAS PATRICK&CYNTHIA GRUVER DANIEL A&KATHY E
9840 SW VENTURA CT 6745 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-06900 1 S 125DA-06800
EASTON THOMAS C HAACK WILLIAM H&MICHELLE N
9565 SW 69TH 9585 SW 69TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05601 1 S 125DD-08400
EASTON WILLIAM J HEPBURN MICHAEL G&LINDA K
6620 SW ALFRED ST 6955 SW BARBARA LN
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05800 1 S 125DD-07900
EASTON WILLIAM J HERBER JOSEPH A
9755 SW PEMBROOK 9695 5W VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-07300 1 S 125DA-05800
ELARTH CAROL L TRUST HINKEL NORMAN E
BY CAROL L ELARTH TR 6720 SW ALFRED ST
9635 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-09800 15125DA-08800
FAILOR JOHN W& HOAGLAND DEAN GUY AND ZOLA
CHERYL R MANSFIELD 9625 SW 69TH
9610 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DA-07001 1 S 125DA-06700
FULLER LEA RUTH HOENER MELODY L
12400 SW BEEF BEND RD 9605 SW 69TH
TIGARD,OR 97224 TIGARD,OR 97223
1 S 125DA-11800 1 S 125DA-04000
GENTRY MOANA L HOFFMAN WILLIAM A&SHARAN
6600 SW ALFRED 6704 SW WALNUT TERRACE
TIGARD,OR 97223 TIGARD,OR 97223
7 S 125DAA4301 1 S 125DA-08300
HOWITT CHARLES F II AND KROCHMAL CHERYL KAY&NICK
PAMELA J 9560 SW 69TH AVENUE
9490 SW 69TH TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-08200 1 S 125DA-06000
HURT JOHN C AND TERESA A LAWRENCE ROBERT H&SUSAN M
9735 SW VENTURA CT 11365 SW BOBWHITE PL
TIGARD,OR 97223 BEAVERTON,OR 97007
1 S 125D0-05200 1 S 125DD-062b0
IRON WILLIAM Z& LAYTON MICHEAL&APRIL BENNETT
MEADS KATHERINE B 6655 SW VENTURA DR
9780 SW VENTURA CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DA-07500 1 S 125DA-10300
JENSEN VIRGINIA N LINCOLN L4AN CO
9375 SW 69TH AVE Go SANDEFUR JUSTIN/RONDA
TIGARD,OR 97223 PO BOX 14652
PORTLAND,OR 97293
1 S 125DD-08000 1 S 125DA-04900
JOHNSON MILTON G AND LORENZEN LARRY I&MERRIANN S
ROSEMARIE Go COYNE MARJORIE F&
9715 SW VENTURA CT GENTRY MOANA/TIMOTHY
TIGARD,OR 97223 6600 SW ALFRED
TIGARD,OR 97223
1 S 125DA-04400 1 S 125D D-06100
JOHNSON RICHARD W/ELIZABETH A MAINS TODD K/TERESA M
6775 SW ALFRED ST 6705 SW VENTURA DR
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-05700 1 S 125DD-06000
JONES MARK L& S TOD ERESA M
ABENDROTH FRANCENA 6705 NTURA DR
9880 SW VENTURA CT RD,OR 23
PORTLAND,OR 97223
1 S 125DD-07200 1 S 125DD-07700
KATSAVOPOULOS ATHANASIOS& MANNING ROBERT WAYNE&
SOTIRIA TAYLOR JUDY GAIL
9615 SW VENTURA CT 9675 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 25D D-07100 7 S 125DD-05800
KAT LOS ATHANASIOS&SOTI MCGLOTHIN ALICE A
961 URA CT 9890 SW VENTURA CT
T ARD,OR 97 4 PORTLAND,OR 97223
1 S 125DD-08500 1 S 125DD-05500
KERR BRUCE B MCLELLARN PALMIRA B
9720 SW VENTURA CT 9860 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-05000 1 S 125DD-05000
MIDDAUGH MARTIN L AND NORTON JAMES M&SARAH L
NINA LEE 9760 SW VENTURA CT
6575 SW ALFRED ST TIGARD,OR 97223
TIGARD,OR 97223
1 S 125DD-08100 1 S 125DD-04800
MILLIMAN WALTER&MARLENE ODENBRETT ROBERT J
9725 SW VENTURA CT 9765 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DA-04700 1 S 125DD-08700
MITCH JOHN H&MARY BETH PANGBORN JEFFREY L
6715 SW ALFRED 9690 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
15 25DA-04600 1S125DD-08600
MI JO H&MARY BETH PIERCE MARK A&MARY A
6715 FRED 9696 SW VENTURA CT
ARD,OR 23 TIGARD,OR 97223
1 S 125DA-03800 t S 125DA-05801
MUMBY GEORGE D JR PRICE WILLIAM E&CYNTHIA I
Go MUMBY GEORGE D& 9645 SW VENTURA CT
MARGARET E LIFE ESTATE TIGARD,OR 97223
6618 SW WALNUT ST
TIGARD,OR 97223
1 S 125DA-03700 1 S 125DD-07400
MBY GEORGE JR P WI AM E&CYNTHIA I
Go MBY RGE D& 9645 ENTURA CT
MARG E LIFE ESTATE RD,OR 3
6618 LNUT ST
T ARD,OR 223
1 S125DA-08900 1 S125DA-09500
MURA JUNKO J RAWLINS JOHN D
9390 SW 70TH AVE 6560 SW ALFRED ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DD-10000 7 S125DD-08900
MURPHY SCOTT E&CYNTHIA L RUTLEDGE RONALD R AND
9590 SW VENTURA CT LINDA COY
TIGARD,OR 97223 9682 VENTURA CT
TIGARD,OR 97223
1 S 125DD-063DD 1 S 125DD-09200
NEELY THOMAS V/DIANE KAY SATTERTHWAITE CAROLYN G
6635 SW VENTURA DRIVE 9670 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DA-05900 1 S125DA-10200
NIEHUES LOREA SCHALLER DANA&
6740 SW ALFRED ST GODFREY DANIEL H
TIGARD,OR 97223 9400 SW 70TH AVE
TIGARD,OR 97223
1 S 125DD-08800 1 S 125DD-09701
SCHROEDER TED C&JENNIFER STINNETT BILL E AND
9686 SW VENTURA CT MELBA D
TIGARD,OR 97223 9620 SW VENTURA CT
TIGARD,OR 97223
1 S 1250A-04300 7 S 125�D-09500
SHELLEY ALLISON WATSON STOFFER DONNA DEE
9450 SW 69TH 9640 SW VENTURA CT
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125DD-06900 1 S 125DA-10500
SILVER STEPHEN H AND TOMASI ALICIA J&
MARY S BARKER JOEL
9595 SW VENTURA COURT 9445 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DA-06100 1 125DD-1130
SNYDER LIVING TRUST WA ON SQUARE ESTATES
BY RONALD A/LEORA E SNYDER TRS LOT S
9530 SW 69TH AVE ,
TIGARD,OR 97223
1 S 125DA-06200 1 125DD-10
SNYDER RONALD A VV IN ON SQUARE ESTATES
9530 SW 69TH AVE LOT RS
TIGARD,OR 97223
1 S 125DD-05600 1 S 125DD-09900
SODERQUIST DAVID R&PAMELA E WILBERDING B J&MICHAEL J CO-T
9870 SW VENTURA CT 9600 SW VENTURA CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DD-09600 1 S 125DA-10400
SPECHT MICHAEL K&DOLORES P WOLLANDER JON ADAM
9630 SW VENTURA CT 9425 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125DD-09400 1 S 125DA-07100
SPELMAN THOMAS G&LORRE J WOOLARD JACK DOUGLAS JR
9650 SW VENTURA CT 9465 SW 70TH AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
1 S125DA-07000
STEINPREIS RAYMOND L AND
BARBARA R
9485 SW 70TH ST
TIGARD,OR 97223
1 S 125DD-09300
STEVENS JOEL B AND
CAPRIO PATRICIA
9660 VENTURA CT
TIGARD,OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78�Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Dieter Jacobs
7775 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
David Chapman
9840 SW Landau Place
Tigard, OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
CITY OF TIGARD - EAST �IT SUBCOMMITTEE �i:lcurpinlsetupllabelslClT East.doc) UPDATED: April 18, 2002
C[TY OF TfGARD �
COMMl1NITY DEYEIOPMENT DEPARTMEHT
PLANNING UlYISlON cmr o�ncaRo
Commun:ty�Dr�xlvpraent
I 3125 SW HAi.L BOU LEYARD ' sr��a�a�cc�r co�,mu��y
TIGARD, UREGON 91223
PHONE: 503-639-4171 FA)L- 503-684-]247(Attn: P:cry or Strider/Pl�in� '
' I I ' 1 I I I ` ' � ' ' I ' ' [�
Pmperty owner information i5 valid for 3 months from thc datc af Your rcqucst
1�1D1CATE ALL PROJECT MAP & TAX LOT NUM8�R5 ('�e. �s�34AB,T��ac ootoo)OR THE DD ESSES F4R Al.l. PROJECf
PARCELS BELOW and INCLUD� A MAP OF ALL I.OTS FOR THE PROJECT (pre�erablr assessor's tax map}:
7 7 U �� �"�? � � 57_ �� G.���
t - .
(NDICAT� WH��NER YOU ARE REQEIESTING 2 OR 3 SETS OF �AB�LS: ��
(NOTE: A.minimum o(2 sets of labels will 6e provided to pla[e on rou�2 seu of envelopes that applitants are requireJ to wbmit at the tin►e uf appliwtiun
submittal. 11 a neighborhoad meeting is required and you have t ret held that meeting,rou should request 3 seu)
NAM� a� COH�'ACi� PERSON: PHON�: J U3— °���% 6 5� a
This request may be mailed, faxed, or hand delivered to the Lity of Tigard. Piease allow a 2-day minimum for
processing requests. Upon compfetian of your request, the c�ntact per�on will be talle� tQ pidc up their request in
"Will Call" 6Y their last name, at the �ommunity Derelapment Reception Desk.
The cost o( processing your requtst musE be paid at the time of pidt up, as exact tast can not be pre-determined.
PLEASE NOTE: FOR REAS�NS �F ACCURACY, QNI_Y ORIGtNAt MAiLING LABELS PROVIDED BY 7HE
CITY VS. R�—TYP�D MAI�.ING LABELS W1LL BE ACCEPTED.
Cost Desm� � •
S I! to generate the mailing lis� plus �z per sheet lor p.rinting the list onto iabels(20 addresses per sheet}. �
The�, multiply the cost to pnnt one set ot labels by the number of s�u requested. ��i�'w�j�jfJ�
��XAMPLE* � * CUST FQR THIS REQUEST * *
4 sheets o(labels x S2/sheet = 5.8,.U0 x,.L sets = S 16.00 �heet(s)of labels x�2lsheet = S !D z � sets T �
2 shects of lab�Es x S2/she�t for GT area x�seu - S 4.00 � sheet(s�of labels x S1/sheet for T area = �z / seu= S�.
4tNtRAlt LDk = Sil.9� `,� GENERATE USI =
TOTAL = S31.U0 ��� TOTAI = S�
- y
�� plax�ning����urc��inc.
�. �,�p�.�c�a�
�6o SW F5r J oop,SteiOe 201
roctland,Oxf'g�y'ru;s
TeL•go3-GSq-iaeo
Fax:5o3-6Ra-to_8
To: Patty or Shirley From: Ken Sandblast
Fax: (503)fi84-7297 Pages: 2(Inpluding Cover)
og�anqr_ c�af T;oard Date: May 21,2Q03
Re: 6770 Alfred St T;me: 9:42 AM
❑ Urg�nt ❑ For Revlew ❑ P��ase Comment 0 Please Repfy ❑ Please Recycle
• Comme�s:
Please process this application for mailing labels.This is a second request as the first set has expired,
The site address is 6770 Affred St,Tigard OR
1 S-1-25DA TL 6000
KS
►
: '
CITY OP TIGARD
�'om�nuniry•Ur�ve�opnrent
S�apingA�etter�ommunity
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 9/25/2003
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00010
F��E T�T�E: LAWRENCE PARTITION
APPLICANT: Planning Resources, Inc. OWNER: Bob Lawrence
Attn: Ken Sandblast 11365 SW Bobwhite Place
7160 SW Fir Loop, Suite 201 Beaverton, OR 97007
Portland, OR 97223
REQUEST: The applicant is requesting approval to perform a two-lot partition on a parcel of land
containing approximately 23,958 square feet. This partition will create Parcel #1 with
approximately 8,356 square feet, and Parcel #2 with approximately 12,335 square feet.
LOCATION: 6770 SW Alfred Street; WCTM 1S125DA, Tax Lot 6000.
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,
18.745, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: West
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III 0 TYPE IV
DATE COMMENTS WERE SENT: JUNE 2, 2003 DATE COMMENTS ARE DUE: JUNE 16, 2003
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 7:00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 7:00 PM
❑CITY COUNCIL RUESJ DATE OF HEARING: TIME: 1:30PM
�STAFF DECISION RENTATIVEI DATE OF DECISION: JUNE 25, 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: Mathew Scheidegger, Assistant Planner (503) 639-4171, Ext. 2437
�
�
PRE-APP.IjEI.D BY:
�lTY (�F T�GARD P�.ANNIN� D�V[SEQN ,
13'1�5 SW HAL�B�UL�VARD TIGARD, OR 97223-8`189 �
5d3.639.�4�i71l5{13.684.7297 �
CITY OF T[GARD �
oBEGnN LA�tD USE PERMIT APP�lGATIOSV
file� j�[�y"L��._ ;.� , , O�hee Case#� � 'i- �= �- � � i
p�fe �� Qy _ � ' ' Recei t�? > �_'_�� Date A�piication Complete��
TYPE flF PERMlT YOU AR� A�'PLYING FQR
❑AC�jUStrnenUVarianoc ti or![) �Minar Land Parlition�II} 0 Subdivisian{ll or III}
[�] Comprehensivp Plaiz Ame:�drnent(IV� ❑Min�r hlodifieation (I� 0 Zaitie Change�Ili}
❑ Condifional Us�t]]I) �] Planned f]evelopment(I�!) ❑Zone Change�4nnexation{IVJ
❑ Historic O�erlUy tll or ifl) ❑Sensitive Lallds Review�I, EI o�I<<} ❑2one�rdirlance Amendment�tVy
❑ liome Occupation (I or IEy ❑Site De�elopment Revievr(�l}
0 Nlii�cellaneous�I)-(Lot Line Adjusirne��t!'Cemporary Uscl�ree Reino�allDirector's Interpr�t�tion, etc.}
-LC?����P . ��ti ��`��(Rdilress ir avai a te w. --
Sw 6770 Alfred St
T�OT M1fOt.,:- ---- - -
1 S125DA tax Lot 6000
i�3TiCC51TF_�STZC� � . fNG'CL�55F�T1`��
20,689 square feet R-4.5
, .
Ken Sandblast, Planning Resources Inc.
-�i'�i+i CfA7 x�, TSRE55?CRY1ST�fF�zIP� - -•- _ ..
7160 Fir Loop,Suite 201 Portland OR 97223
�,►�-,q�=-- - r-.ax tv�_.._ . .
503.684.1020 503.684.1028
�R1MA.RYZ�NTA�TYE32S013-- + �
Ken Sandblast
»v c -i ( uacri is -1 mof�t 8n one)
Bob Lawrence
�1fAfLI�I7F3f�fi5iC11"YJST�E�ZS� ` ' _
Tr1�fb1+1cRC�_. ..._ ---- - `�
'When the orvner a�tid the applicant are dif�ercrit pea}��e, the �,pplicant must be il�e purchaser of record or a lessee iR
possession vrith written authorizatio�ti fr�m the owner or an �,t�ent of If►� o+.vner, Th� awners must sign this application in tfie
soaeP proviclecl c�n thc b2ck of fhis form or subrn�l a written authorizatlon w•ith fhis ap�ili4atian_ _
�- Ls t c�seaespeci�c)
inor land Partition on Tax Lot 6000
APPLICATIONS WILL NO7 B� ACCEPTED WI7MOUT A�l. QF 7FiE REQl31RED SUBM1lTAl. E�.EMENTS AS
�ESCRIBED [N 7HE"SA51C SLlBb1tITTAL REQUIR�MENTS" INFORMATION SHEET.
.
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
��r ��
Owner's g ure Date .
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
CITY OF TIGARD
OREGON
June 2, 2003
Planning Resources, Inc.
Attn: Ken Sandblast
7100 Fir Loop, Suite 201
Portland, OR 97223
Dear Mr. Sandblast:
RE: Notice of Complete A�plication Submittal — MLP2003-00010
The City has reviewed your submittal material and finds that your application is
complete as of 05/28/03. Staff will now review your application for Land Pa�tition
Approval. A decision will be rendered within 5-6 weeks.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension 2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
�
d�/ , -�
M hew S eidegger
Assistant Planner
i:1cu rpl n\math ewlml p2003-00010.a cc.acc
c: MLP2003-00010 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
i �� � w..n,�o,�„co,,,,�,.awo� 200' '37Q8
�Q • ooraonoaz��:4p:ee aM
. � o-0w uv•� �m.r x oeuKR►v�u.o
L ' „o,oa��oaln.00���o.ao•Tar.��noo
� t�:A,...!�'i�.. ,�'� ( I
,�.�,�,��.� : Gllltll���l!i�ll��ll�,f���1l�IIII�f�III
•uw.�wm+..w l���y++M��IfnalrrMMMMm�11fMWY��u�an rT^.`�r�
' W Eidl�ua Gw+b GrY Ni W/M11
s�n.nW�«arymra..�w�inwwwr�ntNrm�^�a � �,:�
Afcer Recording, Recurn to: � rM`�..�.,,,..�.n.�i�r,.»y�Nncwwa �
Roberc H, 8 Sueaa M. [.avrcncn . � ��,,,,�. .r,r
113fi5 SW Bobwt�ltz Place , �rR�..tin�+w N��MMrt�MlWlan,�
Baaverton, os. 970�1 , •- °iO—'�'�'�"'"''°"� ._.
Uncil a chaage is ZGQUCNCCCZ, :suc etatemence ,
�� ehall ba eent to Chn tol!ow:ng addreaa: :
( Robcrt H. i Suo9n M. LdMYOrice
� �� 113b5 SU 8obcrhlta Placn
` Seaver[on, Or. 97007 ,
` S7ATUTORY WARfiANTY DEEp .
("� (Individual} . .. „ . .. .. . . .. . .. . .
(Abeve Sgace Reeerved fer Recordex�e u�e)
Q 8�rbara �• Reed
�.?
N coavy� aaG rarranta to
2 RoDerC H. LawTence and 6ud8n M. Gaw[enca, hueband bnd wife
�
� tha Lellevfaq d��crfb�d r.al aroy�rty 1n th� Bt�t• o! OreQon and Couaty o! Wae�lin9[cn
2 !r�• o! sac�brenes�, uce�pc aa �psaiLiaally ��t loreh h�r�ia�
d
� Lot 44, K:NOS V:Y4f, in thn City at T+qard, Coun[y o! Waah:nflto❑ and BtaLe o! orsqan.
r•
, wRSHwGTON COuMY
_ �F,y_p�qC� PERTY7PANSPERTAk
!
fEE PAID DA?E
TdX Accaur.t Dlumhcr(a; : R:30510
rhis yrap�rey 1s fr•� at ■ncumbraaesa. B7CCiPT�
i. aooa-C3 taxea, a lien in aa amour.t co bc dccermined, bue noc yec p3y3b�Z.
(continued!
The true coneideraclon for thie epnveyanca ie S1a6,500.00
TxYB Z2I3?&QD�t'f NILL bfoT 71LLOw Q&8 Of '17i� PROPFBTY nseraxesa ZN TIiI9 INBTRIIDI�P: IN VZOLA-
TIOl1 OD xPPL2G18L8 I.�18 '08S f.7�N8 ANA RSGIILATYONS. BSYOA8 SI419I:70 OR aCCBATRt(3 THIS TDiB2'AII-
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Partition Application
Tigard, Oregon
Applicant:
Mr. Bob Lawrence
Prepared by:
Planning Resources, Inc.
May 21, 2003
�� planning inc.
6770 SW Alfred Street
TWO-LOT PARTITION APPLICATION
APPLICANT:
Mr. Bob Lawrence
APPLICANT'S REPRESENTATIVE:
Mr. Ken Sandblast
Planning Resources, Inc.
7160 SW Fir Loop, Ste 201
Portland, OR. 97223
Tele. (503) 684-1020 Fax (503) 684-1028
SITE LOCATION:
6770 SW Alfred Street
south side of SW Alfred Street Ave, east of SW 69t h Avenue
LEGAL DESCRIPTION:
Assessor's Map 1 S-1-25DA Tax Lot 6000
SITE AREA:
0.47 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......................................................................1-12
ImpactStudy.............................................................................................13-14
Supplemental Maps, Illustrations, and Exhibits
Washington County Tax Assessor Map
Exhibit A - Preliminary Plat
Exhibit B - Arborist Report and Tree Removal Calculations
Lawrence —Two-Lot Parfition 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 southeast to northwest toward SW Alfred Street along the north
boundary of the subject site. The proposed lots will be served via SW Alfred Street Ave.
There are no natural hazards or environmental overlays associated with this subject
site.
Lawrence -SW Alfred Street planning inc. i
City of Tigard Partition Application
FINDINGS
This application involves partitioning the subject site into a total of two (2) lots from the
existing 0.47 acres of Tax Lot 6000 of Tax Assessor's Map 1 S-1-25DA, 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 Alfred Street and the additional lot will be served via a flag lot
configuration with 15 feet of frontage on SW Alfred Street.
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 September 10, 2002 with City of Tigard staff.
(8) 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 Approval 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 availab/e 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 a restrictive covenant will be
required as a condition of approval insuring the subject site participates in future
Lawrence-SW Alfred Street planning inc. I
City of Tigard Partition Application
street improvements along the entire frontage of the subject site when required
by the City.
• The nearest sanitary sewer line to this property is an eight inch line, which is
located to within the SW Alfred Street public right-of-way and is available for one
additional sewer lateral connection to the subject site. As depicted on the
preliminary plat, a new service lateral with a "y" connection to serve the Existing
house on Parcel 1, is proposed to serve Parcel 2. The lateral, with clean-outs,
will be placed within a 5 foot wide private utilities easement over Parcel 1 along
the western boundary of the subject site.
• The existing public water line within SW Alfred Street is available and adequate
to serve the subject site. Water system improvements necessary to serve the
subject site consist of relocating one of the two existing public water meters
currently located along the subject site's Alfred Street frontage to serve Parcel 2,
the flag lot being created. .
• No issues with fire protection have been identified for the one additional
residence that will be created by this application.
• As depicted on the preliminary plat, a new private storm lateral with a "y"
connection to serve the existing house on Parcel 1 is proposed to serve Parcel 2.
The lateral line, with clean-outs, will be placed within a 5 foot wide private utilities
easement over Parcel 1 along the western boundary of the subject site and
connect into the existing storm drainage facility located within the Alfred Street
public right-of-way to the northwest of the subject site.
• 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.
A.3. All proposed improvemenfs meet City and applicab/e agency standards
APPLICANT'S RESPONSE:
Public transportation and utilities improvements involved in this application are not
anticipated given that improvements along the subject site's Alfred Street frontage will
be addressed through imposition of a condition of approval in the form of a restrictive
covenant insuring the subject site participates in future street improvements when
required by the City. All sanitary and water service connections and on-site surface
water plans will be reviewed and approved by the City through the final plat approval
process.
A4. All proposed/ots conform to fhe specific requirements be/ow:
a. The minimum widtf► of the building envelope area shall meet the lot requirement of the
applicab/e zoning districf.
b. The /ot area shall be as required by the applicable zoning district. !n the case of a flag
lot, fhe access way may not be included in fhe !ot area calculafion.
c. Each lof created through the partition process sha!! front a public right-of-way by at least
15 feet or have a legalJy recorded minimum 15-foot wide access easement.
d. Setbacks shall be as required by the applicab/e zoning district.
e. When the partitioned /ot is a flag lot, the developer may determine fhe location of the
front yard, provided thaf no side yard is less than 10 feet. Structures shal! generally be
located to maximize separafion from existing structures.
Lawrence-SW Alfi�ed Street planning inc. 2
City of Tigard Partition Applicatron
f. A screen shall be provided along the property line of a lot of record where the paved drive
in an access way is located within fen feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting /ots and to
provide usab/e outdoor recreation areas for proposed development.
g. The �re district may require the installafion of a fire hydranf where the /engfh of an
access way would have a detrimental effecf on fire-fighting capabilities.
h. Where a common drive is to be provided to serve more than one lot, a reciprocal
easement, which will ensure access, and maintenance rights shall be recorded with the
approved partition map.
APPLICANT'S RESPONSE:
As proposed, both lots being created through this two-lot partition exceed the minimum
lot 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. Parcel 2 is a flag
lot, which satisfies the 15 foot lot frontage requirement as well as the exceeding the R-
4.5 minimum lot area exclusive of the flag pole. Both lots created through this two lot
partition application exceed the minimum 15-foot frontage. Parcel 1 has frontage of 70
feet on SW Alfred Street Ave and Parcel 2, a flag lot, will have frontage of 15 feet on
SW Alfred Street Ave. As proposed, the existing house on Parcel 1 meets the minimum
setbacks required through R-4.5 zoning and Parcel 2 is of a size and configuration to
allow future development that will meet or exceed the minimum setback requirements of
the R-4.5 zone. At 15 feet in width, the flag pole access drive will not have a
detrimental effect on fire-fighting capabilities or access. Therefore, the provisions of
this section are not applicable.
A.5. Any access way shall comply with the sfandards set forth in Chapter 18.705, Access,
Egress, and Circu/ation.
APPLICANT'S RESPONSE:
As depicted on the preliminary plat, Both Parcel 1 and Parcel 2 are capable of providing
individual driveway access to each respective parcel.
A.6. Where landfill and/or developmenf is a!lowed wifhin or adjacenf to fhe one-hundred-year
floodp/ain, the City shall require consideration of the dedication of su�cient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitab/e
e/evafion for the consfruction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted 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.
98.420.60 Fina/Plat Submission Requirements
A. Submittal. All fna/ plats for partifions shall be accompanied by fhree copies of the partition
p/at prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data
or narrative. The fina/ plat shall incorporate any conditions of approval imposed by the Director
as part of the preliminary p/at approval.
8. Standards. The partition p/at and data or narrative shall be drawn to the minimum standards
set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington County, as described
in detail by information provided by the Direcfor at fhe time of application.
APPLICANT'S RESPONSE:
Lawrence-SW Alfred Street planning inc. 3
City of Tigard Partition Application
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 dedications by City Engineer. The City Engineer shal/ accept the proposed
right-of-way dedication prior to recording a/and partition.
B. Acceptance of public easements by City Engineer. The City Engineer shal! accept al/public
easements shown for dedication on partition p/ats.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
18.420.80 Recording Partition Plats
A. Recording requirements. Upon the Director's approva! of fhe proposed minor partition, the
applicant shall record the �nal partition plat with Washington County and submit a copy of the
recorded survey map to the City, to be incorporated into the record.
8. Time limit. The applicant sha/l submit the copy of the recorded minor partition survey map to
the City within 15 days of recording, and shall be comp/eted prior fo 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. RESIDENTIAL ZON/NG D/STRlCTS
18.510.020 (D) R-4.5: Low-Density Residential District.
The R-4.5 zoning district is designed to accommodate derached single-family homes with
or without accessory residential units at a minimum lot size of 7,500 square feet.
Dup/exes and attached single-family units are permitted conditionally. Some civic and
institutiona/uses are a/so permitted conditionally.
APPLICANT'S RESPONSE:
As proposed, this two (2)-lot partition will accommodate one additional detached single-
family home upon proposed Parcel 2 of the subject site. Both Parcels 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 the purposes of this chapter, fhere are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, but subject to a!! of the
applicable provisions of this tit/e. If a use is not listed as a permitted use, it may be
he/d to be a similar unlisfed used under the provisions of Chapter 18.230;
APPLICANT'S RESPONSE:
As proposed, the intent for this two-lot partition is for future construction of a detached
single-family house upon proposed Parcel 2. Further division of both parcels will not be
possible under existing zoning regulations. Detached household living is an outright
permitted use within the R-4.5 zoning district.
18.510.040). Minimum and Maximum Densities
Lawrence-SW Alfred Street planning inc. 4
City of Tigard Partition Applicatron
(A) Purpose-Ti►e purpose of this section is to establish minimum and maximum densities
in each residential zoning district. To ensure the quality and density of developmenf
envisioned, the maximum density estab/ishes fhe ceiling for development in each zoning district
based on minimum lot size. To ensure that property develops at or near fhe density envisioned
for the zone, the minimum density for each zoning district has been established at 80% of
maximum density.
(8) Calculafing minimum and maximum densities-The calculation of minimum and maximums
densities is govemed by the formulas in Chapter 18.715, Density Computations.
APPLICANT'S RESPONSE:
The density calculations for the subject site are addressed herein below.
18.510.050. Development Standards.
A. Compliance required-All development must comply with:
(i) All of the applicab/e development standards contained in the underlying zoning district,
except where the applicant has obtained variances or adjustments in accordance with
Chapters 18.370;
(2)All other applicab/e standards and requirements contained in this tit/e.
8. Deve/opment Standards. Developmenf standards in residentia/zoning districts are contained
in Table 18.510.2.
APPLICANT'S RESPONSE:
Both of the Parcels proposed through this two-lot partition application fulfill the
requirements of the R-4.5 zoning district. Both Parcels 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 98.705. ACCESS, EGRESS, AND C/RCULATION.
18.705.030. General Provisions.
A. Continuinq obliqation of property owner. The provisions and maintenance of access and
egress stipulated in this title are confinuing requirements for the use of any structure or
parcel of real property in the City.
B. Access n/an requirements. No building or other permit shall be issued unti! sca/ed p/ans are
presented and approved as provided by fhis chapter that show how access, egress, and
circulation requirements are to be fulfrlled. The applicant shal! submit a site plan. The
Director shal! provide the applicanf 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
jointly fhe 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 title,
provided:
1. Satisfactory /egal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use;and
2. Copies of the deeds, easements, /eases 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 street approved by the City
for public use and shall be maintained at the required standards on a continuous basis.
E. Curb cuts. Curb cuts shall be in accordance wifh Section 18.810.030N.
APPLICANT'S RESPONSE:
Lawrence-SW Alfred Street planning inc. 5
City of Tigard Partition Application
This two (2) lot partition complies with the provisions of this section by continuing
access onto the subject site through the use of a realigned driveway for Parcel 1 and
the width for a driveway from Parcel 2 with access onto SW Alfred Street Ave, a local
public street, posing no inadequate or hazardous access. No joint access will be
utilized through this application, each parcel 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.
CHAPTER 18.715. DENSITY COMPUTATIONS
(A) Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area (s) from the gross acres, which is aIl of the land included in
the /ega/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 dedicafed to the public for park purposes;
3. All /and dedicated for public rights-of-way. When actual information is not availab/e, the
following formulas may be used:
a. Sing/e-family development: allocate 20% of gross acreage;
b. Mu/ti-family deve/opmenf: allocate 95% of gross acreage.
4. All land proposed for private streets; and
5. A lot of at/east the size required by the applicab/e base zoning district, if an existing dwelling
is to remain on the site.
APPLICANT'S RESPONSE:
The subject site is approximately 0.47 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 20,691 S.F.
Net Site Area (80% of Gross) 16,553 S.F.
Divided bv Max. Density 7,500 S.F./Unit
Max Permitted Units 2.2 2.2 Units
Min Permitted Units (80% of Max) 1.7 2 Units
CHAPTER 18.725. ENV/RONMENTAL PERFORMANCE STANDARDS.
18.725.020 Genera/Provisions
(A)Compliance with applicab/e state and federa! regulations. In addifion to the regulations
adopted in this chapter, each use, acfivity or operation within the City of Tigard shall comply with
the applicab/e state and federal standards pertaining to noise, odor and discharge of matter into
the atmosphere, ground, sewer system or stream. Regulations adopted by the Sfafe
Environmenta! Quality Commission pertaining to non-point source po/lution control and
contained in the Oregon Administrative Ru/es shal/ by this reference be made a part of this
chapter.
(8) Evidence of compliance. Prior to issuance of a building permit, the Director may require
submission of evidence demonstrating compliance witf► state, federal and /oca/ environmental
Lawrence-SW Alfred Street planning inc. (�
City of Tigard Partition Application
regulations and receipt of necessary permits; these include Air Contaminant Discharge Permits
(ACDP) or Indirect Source Consfruction Permits (ISCP).
(C) Continuing obligation. Compliance with state, federa! and loca! environmental regulations is
the confinuing 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-lot partition and the
construction of one(1) single-family detached house. In accordance with this section
evidence of compliance will be approved during the building permit process.
18.730 EXCEPTIONS TO DEVELOPMENT STANDARDS
18.730.020 Exceptions to Building Height Limitations
C. Buildinp heiqhts and fla_q lots.
1. Limitations on the p/acement of residential structures on flag /ots apply when any of the
following exist:
a. A flag lot was created prior to April 15, 1985;
b. A flag/ot is created after April 15, 1985 by an approved partition; or
c. A flag lot is creafed by the approval of a subdivision and the flag !ot is located on
fhe periphery of the subdivision so that the /ot adjoins other residenfially-zoned
land.
2. The maximum height for an attached or detached sing/e-family, duplex, or mu/tip/e-family
residentia/ strucfure on a flag !ot or a lot having so/e access from an accessway, private
drive or easement is 1-1/2 stories or 25 feet, whichever is less, except that the maximum
height may be 2-1/2 stories or 35 feet, whichever is/ess, provided:
a. The proposed dwe!ling otherwise complies with the applicab/e dimensiona!
requirements of the zoning district;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting /ot either is located 50 feet or more from the
nearest point of the subject dwe/ling, or the residential structure exceeds 1-1/2
stories or 25 feet in height on any abutting/ot; and
d. Windows 15 feet or more above grade shall nof face dwelling unit windows or
patios on any abutting lot unless the proposal includes an agreement to p/anf
trees capab/e of mitigating direct views, or that such frees exist and will be
preserved.
3. Where an agreement is made to p/ant trees capable of mitigating direct views, the
agreement shal! be deemed a condifion of approval under the provisions of Section
18.390.030 D.
4. The tree planting agreement sha/l be a condition of Chapter 18.360, Site Deve/opmenf
Review, for three or more attached units or a multiple-family residential structure, or, at
the fime of issuance of building permits, for single detached units, one duplex or two
attached residential
18.730.050 Miscellaneous Requirements and Exceptions
E. Lot area for f/aq/ots.
1. The lot area for a flag lot shall comply wifh the lot area requirements of the applicab/e
zoning district;
2. The lot area shall be provided entirely within the building site area exclusive of any
accessway(see frgure following).
Lawrence-SW Alfred Street planning . inc. 7
City of Tigard Partition Application
F. Front vard determination. The owner or developer of a flag lot may determine the location of
the front yard, provided no side yard setback area is less than 10 feet and provided the
requirements of Section 18.730.O1OC, Building Heights and F/ag Lots, are satisfied.
APPLICANT'S RESPONSE:
The applicable provisions of the above flag lot standards are applicable to Parcel 2, a
proposed flag lot, as follows: (i) Parcel 2 is being created by a plat recorded after April
15, 1985, (ii) Parcel 2 totals 10,485 square feet exclusive of the flag pole area, and (iii)
Parcel 2 is of a size and configuration to allow future development that will meet or
exceed the minimum 10 foot setback requirements of Section 18.730.050(F).
Compliance with these standards will be reviewed during the future building permit
approval process.
CHAPTER 18.745. LANDSCAPING AND BUFFER/NG.
18.745.030 Genera/Provisions
E. Protection of existinq veqetation. Existing vegetation on a site shall be protected as much as
possib/e:
1. The developer shall provide methods for the protection of existing vegetation to
remain during the construction process;and
2. The p/ants to be saved shall be noted on the landscape plans (e.g., areas not to be
disturbed can be fenced, as in snow fencing which can be p/aced around individual
trees).
F. Care of /andscaainq alonq public riqhts-of-way. Appropriafe methods for the care and
mainfenance of street trees and landscaping materials shall be provided by the owner of the
property abutting the rights-of-way unless ofherwise required for emergency conditions and
the safefy of the general public.
G. Conditions of approva! of existina veaetation. The review procedures and sfandards for
required /andscaping and screening shall be specified in the conditions of approva/ during
deve/opmenf review and in no instance sha/l be less than that required for conventional
deve/opment.
H. Heipht restrictions abuttinq pub/ic riahts-of-wav. No trees, shrubs or p/antings more than 18
inches in height shall be p/anted in the public righf-of-way abutting roadways having no
established curb and gutter.
APPLICANT'S RESPONSE:
Discussions with City staff during the pre-application conference have determined that
no landscape buffer is necessary given that the proposed single family detached
residential lot being created is compatible with surrounding adjacent existing
residences.
18.745.040 Street Trees
A. Protection of existinq veqetation. All deve/opment projects fronting on a public street, private
streef or a private driveway more than 100 feet in length approved after the adoption of this
title shall be required to plant street trees in accordance with the standards in Section
18.745.040.C.
8. Street tree plantinq list. Certain trees can severe/y damage utilities, streets and sidewa/ks or
can cause personal injury. Approval of any planting list shal! be subject to review by the
director
C. Size and spacinq of street trees.
Lawrence-SW Alfred Street planning inc. 8
City of Tigard Partition Application
1. Landscaping in the front and exterior side yards shall include trees with a minimum
caliper of two inches af 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 Alfred Street 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. Compliance will be reviewed
and approved through the final plat approval process.
CHAPTER 18.765. OFF-STREET PARK/NG AND LOADlNG REQU/REMENTS.
18.765.030. Genera/Provisions.
(A) Vehicle parking plan requiremenfs. No building or other permit shall be issued unfil scaled
plans are presented and approved as provided by this chapter that show how access,
egress and circulation requirements are to be fulfrlled. The applicant shall submit a site plan.
The Director shall provide the applicant with detailed information about this submission
requirement.
(B) Location of vehicle parking. The location of off street parking will be as follows:
1. Off-street parking spaces for sing/e-family and dup/ex dwellings and sing/e-family
attached dwellrngs shall 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.
98.765.40. General Design Standards.
(8)Access drives. W'�th regard to access to public streets from off-street parking:
1. Access drives from the sfreef to off-street parking or loading areas shall be
designed and constructed to facilitate the flow of tra�c and provide maximum safety
for pedestrian and vehicu/ar tra�c on the site;
2. The number and size of access drives shall be in accordance with fhe requirements of
Chapter, 18.705, Access, Egress and Circulation;
3. Access drives sha/l be clearly and permanently marked and defrned through use of rails,
fences, walls or ofher barriers or markers on frontage not occupied by service drives;
4. Access drives shall have a minimum vision clearance in accordance with Chapter
18.795, Visua!Clearance;
5. Access drives shall be improved with an aspha/t or concrete surface; and
6. Excluding sing/e-family and dup/ex residences, except as provided by Subsection
18.890.030P, groups of two or more parking spaces shall be served by a service
drive so that no backing movemenfs or other maneuvering within a street or other public
right-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 from Alfred
Street onto the subject site through the use of individual driveways. 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
Lawrence-SW Alfred Street planning inc. 9
City of Tigard Partition Application
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. 7he total number of required bicycle parking spaces
for each use is spec�ed in Table 18.768.2 in Section 18.765.070.H. In no case shall there be
less than two bicyc/e parking spaces. Single-family residences and duplexes are exc/uded from
the bicycle parking requirements. The Director may reduce the number of required bicycle
parking spaces by means of an adjusfinent to be reviewed through a Type ll procedure,
as govemed by Section 18.390.040, using approval criteria contained in Section
98.370.020.C.S.e.
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 lots shall be kept clean and in good repair at all
times. 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 tofal minimum
number of vehicle parking spaces required in Section 18.765.070.H:
1. Fractions. Fractiona/space requirements shall be counfed as a whole space;
2. Employees. Where emp/oyees are spec�ed for the purpose of determining the
minimum vehicle parking spaces required, the emp/oyees counted are those who work
on the premises during the largest shift at the peak season;
3. Students. When students are spec�ed for the purpose of determining the minimum
vehicle parking spaces required, the students counfed are those who are on the campus during
the peak period of the day during a typical school term;
4. Space. Unless otherwise spec�ed, where square feet are spec�ed, the area measured shall
be gross floor area under the roof ineasured from the faces of the sfructure, excluding only
space devoted to covered off-street parking or loading.
APPLICANT'S RESPONSE:
The minimum number of parking spaces required in the R-4.5 zone is 1.O/dwelling unit.
Adequate parking is available as part of the existing development on Parcel 1. At the
time that Parcel 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 RFMOVAL.
18.790.030 Tree Plan Requirement
A. Tree p/an required. A tree plan for the planting, remova/ and protection of trees
prepared by a certified arborist shall be provided for any lot, parcel or combination of/ots or
parcels for which a deve/opmenf application for a subdivision, partition, site development
Lawre»ce-SW Alfr�ed Street planning inc. l 0
City of Tigard Partition Application
review, planned development or conditional use is filed. Protection is preferred over removal
wherever possible.
8. Plan requirements. The tree plan shall include the following:
1. ldentification of the location, size and species of al!existing trees including trees
designated as significant by the cify;
2. ldentifrcation of a program to save existing trees or mitigate tree removal over 12
inches in caliper. Mitigation must follow the rep/acement guidelines of Section
18.790.060D, in accordance with the fo!lowing standards and shall be exclusive of
trees required by other development code provisions for landscaping, streets and parking
lots:
a. Retenfion of less than 25% of existing frees over 12 inches in caliper requires a
mitigation program in accordance with Section 18.790.060D of no net/oss of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires
that 50 percent of the frees 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. ldent�cation of all trees which are proposed fo be removed;
4. A protection program defining standards and methods that will be used by the applicant to
protect frees during and after construction.
APPLICANT'S RESPONSE:
This land use application for a two-lot partition proposes removal of existing regulated
trees. Included with this application package is a tree report from a certified arborist
and removal calculations illustrating that 61.5% of existing regulated trees will retained
through this application. Therefore, in satisfaction of the applicable provisions of this
section, a condition of approval will require that 50% of the 5 trees being impacted
(totaling 78 diameter inches) will be mitigated for on the subject site.
CHAPTER 18.795. VISUAL CLEARANCE AREAS.
18.795.030 Visua/ Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be maintained
on the corners of all property adjacent to the intersection of two streets, a street and a railroad,
or a driveway providing access to a public or private street.
8. Obstructions prohibited. A clear vision area shall contain no vehic/e, hedge, p/anting, fence,
wal/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 thaf trees exceeding this height may be located in this
area, provided all branches below eight feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of clear vision areas af a street or driveway intersection, hedges,
plantings, fences, walls, wal!structures and temporary or permanent obstructions shal!be
further reduced in height or eliminated to comp/y 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.
Lawrence-SW Alfred Street planning inc. 1 I
City of Tigard Partition Application
CHAPTER 18.810. STREET AND UTIL/TY/MPROVEMENT STANDARDS
18.810.030 Streets (A) Improvements.
K. Partial street improvements- Partial sfreet improvements resulting in a pavement width of
less than 20 feet; while generally not acceptab/e, may be approved where essentia/to
reasonable development when in conformity with the other requirements of these regulations,
and when it will be practica!to require the improvement of the other ha/f when the adjoining
prope►fy developed.
APPLICANT'S RESPONSE:
Discussions with City staff have determined that a restrictive covenant will be required
as a condition of approval insuring the subject site participates in future street
improvements along the entire frontage of the subject site when required by the City.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shal!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 Uni�ed 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
within the SW Alfred Street public right-of-way, is adequate to serve the one additional
sewer lateral connection to the subject site. As depicted on the preliminary plat, a new
service lateral with a "y" connection to serve the existing house on Parcel 1, is proposed
to serve Parcel 2. The lateral, with clean-outs, will be placed within a 5 foot wide private
utilities easement over Parcel 1 along the western boundary of the subject site.
18.810.100 Storm Drainage
A. Genera/provisions-The Director and City Engineer shal!issue a development permit only
where adequate provisions for storm water and flood water runoff have been made, and:
9. The sform water drainage system shal/be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
infersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposa/p/an.
APPLICANT'S RESPONSE:
As depicted on the preliminary plat, a new private storm lateral with a "y" connection to
serve the existing house on Parcel 1 is proposed to serve Parcel 2. The lateral line,
with clean-outs, will be placed within a 5 foot wide private utilities easement over Parcel
1 along the western boundary of the subject site and connect into the existing storm
drainage facility located within the Alfred Street public right-of-way to the northwest of
the subject site. 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
Lawrence-SW Alfred Street planning inc. 12
Crty of Tigard Partition Application
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 SUBDIVlSIONS
18.390.04(2)(e) Type l!Procedure— lmpact Study
APPLICANT'S RESPONSE:
The various public facilities and services listed in this section are addressed as follows:
Transportation System
The subject site fronts onto SW Alfred Street. Given the lack of frontage improvements
to the existing SW Alfred Street in the area surrounding the subject site, discussions
with City staff have determined that a restrictive covenant will be required as a condition
of approval insuring the subject site participates in future street improvements along the
entire frontage of the subject site when required by the City. This two (2) lot partition
complies with the provisions of this section by continuing access onto the subject site
through the use of the driveways onto SW Alfred Street, a local public street, posing no
inadequate or hazardous access. 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 topography, physical configuration of the
subject site and lack of need for connection due to the existing development pattern.
The applicant accepts the expected conditions of approval regarding participation in
future Alfred Street improvements. The subject site is within a reasonable distance to
public transportation to the north.
Drainage System
As depicted on the preliminary plat included with this application submittal, a stormwater
system is proposed for construction to serve the subject site. A new private storm
lateral with a "y" connection to serve the existing house on Parcel 1 is proposed to serve
Parcel 2. The lateral line, with clean-outs, will be placed within a 5 foot wide private
utilities easement over Parcel 1 along the western boundary of the subject site and
connect into the existing storm drainage facility located within the Alfred Street public
right-of-way to the northwest of the subject site.
Parks System
There are no parks proposed through this application. Residents of the future single-
family detached home built upon the subject site will utilize existing City park sites. The
impacts to these existing facilities will be minimal given the 2 lot total of this partition
application.
Lawrence-SW Alfred Street planning . -inc. I 3
City of Tigard Partition Application
Water System
Water system improvements necessary to serve the subject site consist of relocating
one of the two existing public water meters currently located along the subject site's
Alfred Street frontage to serve Parcel 2, the flag lot being created. Impacts to the
general public, existing public water system and affected private properties will be
minimal.
Sanitary Sewer System
As depicted on the preliminary plat included with this application submittal, the nearest
sanitary sewer line to this property is an eight inch line, which is located within the SW
Alfred Street public right-of-way and is available for one additional sewer lateral
connection to the subject site. A new service lateral with a "y" connection to serve the
existing house on Parcel 1, is proposed to serve Parcel 2. The lateral, with clean-outs,
will be placed within a 5 foot wide private utilities easement over Parcel 1 along the
western boundary of the subject site. This design will have minimal impacts from the
development of the subject site on existing public facilities.
Noise Impacts
This application involves a two-lot partition creating one additional single-family
detached residential lot. 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.
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.
Lawrence-SW A/fr�ed Street planning inc. 14
City of Tigard Partition Application
. Tree Table
' (Greater than 12" Diameter)
Tree Regulated Removed Trees Not Viable Trees Impacted Trees
Number Trees (Inchj Count Size Count Size(Inch) Count Size(Inch)
1 16 1 16 1 16 1 16
2 20 1 20 1 20
3 13 1 13 1 13 1 13
4 13 1 13 1 13
5 18
6 15
7 12.5
8 14
9 32
10 12 1 12 1 12
11 13 1 13 1 13
12 12.5 1 12.5 1 12.5 1 12.5
13 20 1 20 1 20
Totals 211 8 119.5 3 41.5 8 119.5
PROJECT TOTALS Number �nches
Number of Regulated Trees on Site 13 211
Number of Removed Trees 8 120
Number of Not Viable Trees Removed 3 42
Number of Regulated Trees Impacted 5 78
Site Tree Retention (Percentage) 61.5%
Mr. Bob Lawrence Page 1 of 1 Alfred Street Partition
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�Attn Sandblast ' � �' '
���� s��,��� � �z : � , , ; ;. `. FX:- 503-,682=2745
`�y r� � ; ` ' ` � � �8756 51N Citizens Dr Suite 206 " " �'�� � k
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�. : A - 'I.reviewed the site�on October 24, 2002 and have provided herein a tree�survey� _
.
`� � verifying specie,�size; condition and viabjlity based on the tree plan provided. The "
, �� `trees�identified on:youur plan�'as Alders are actually 0�egon Ash and tree, #iZ is a �^� �
.,1= �Hawtho,rne. : � � _ _ .�
i :
-. Tree #'s 1-4 and #'s.10-13 will need to .be �emoved to accommodate the p"roposed ` .' '
. site development Of.these trees,�tree #`s 1, 3 & 12 are non-viable due to= ` ��
� structuraf defectsi��i�th �
potenfial to,split,making them a potential hazard
;� - Tree #'s�5-9 are to�be saved and tree protection measures enacted as per plan :=� ��.
:
- incfuded '. -
. , . . .
. . r . . . _ _
� . - � . -- .�
- . :Total D.B H `inches�to be removed�is'119.5" ` �
� �Total D:B H. inches_of removed trees that are.viable is 78`'. �
Total D.B.H. inches of removed trees that are non-viable is 41.5".
Grand total .D.B.H, inches on site is 211".
., ;
_Please'call if I can be of further.assistance. -
� Respectfully,�
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Raymond My ` . . _ ' ,
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er, General ,Manager- � s� �,
: � Tree Care & Landscapes Unlimited, Inc. : . . • �
; Certified Arborist by the International . � � � � -�'� �
� . Society of Arbo�ricul.ture; Lic `#. PN-0160 - - i �
� � Oregon Landscape Contractors�Lic. # �11604 r
_ : t t •.,
° Oregon Dept. of Agriculture;�Commercial '
- � Pesticide Applicators License�# 00187. . .. � - � _
� - Residential and Commercial Spraying•Fertilizing• Pcuning� Landscape Installation�•Landscape Maintenance •Consultation �
:MEMBER: National Arborist�Association � International Society of Arboriculture �Oregon Association of Nurserymen
, Oregon Golf Course Superintendents'Asgociation • Oregon Landscape Contractors Association
. State Licensed Tree Service#62635- Landscape Contractor#5659• Chemical Application #400231 � Insured
P.O. Box y 566 • Lake Oswego, OR 97035 •.503-635-3165 •Vancouver 360-737-2646 � FAX 503-635-1549 �
Visit our website at www.treecarelandscapes.com
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1 - �� -`_ Ore on White Oak �. . � 16" _ , Non-viable . 5 lit in co-dominant leader _
_ 2' Ore on Ash ,�- 20": � - Viable ` -
- - 3 - - Ore on Ash .;; _ `. • ::. . -; . _ .
- � : �13" Non-viable Bark scra e = rot
� 4 -
' Ore on Ash� �•�"� '� �
� � 13" - Viable � � . : .
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5 : Ore� on White Oak ."'._. ig�� .. Viable, ,: _ :
_ 6 Ore on Ash �'" °15" Viable
. 7 . : '� Ore' on Ash' - 12:5" Non-viable Bark scra e`- rot .�`
• '�� 8 :: Ore on White Oak ` - '- 14„ ;Viable `;' _: . .. -
,- � : 9 ,. '_ : -, -
7
- - Ore on White Oak : 32" Viable ; Y
� '' : 10 ' Ore on Ash .12" Viable '
11 '. , . Ore on Ash -� 13" : :Viable -
_ .
_
� 12 = Hawthorne .� - 12.5" • Non-viable 5 lit in co-dominant leader
. � 13 . Ore on Ash , ._. . - ; ,. 20". : Viable :
� �� NOTE: Change m tree #3 from original plan � The original tree was under.ii"
� �' � D.B.H. I added a� 13" D.B.H: tree. :�;
A .revised ,copy�of the plan will be sent so,you can �update the changes in D.B H. and �� �
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the change in tree #3. -
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Follow the below listed instructions in order to provide ttie proper protection before, during .�. � 5,,�, .
�'` � �and after.construction. ,:�
��. 5_ - - - .W ,
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�.� 1 r �� •I _. . . _;: ; �� ��
,., Before Construct� n• �-- . � - T :�,.
x,.. r i• ; . � . . � . � , ' .. . ' . . . . - ' ' -'�.P.,�:.`'.
�53 s ;� . . � ' �:,. .. .� -�.- ��... . .. .�.�, - . .:.� ' . �:�_ - .
1�? � y }4� � a. Identify the trees to be protected, venfy'by mapping and/or tagging and note -'- .� � x
�°� ' :_ ,� . s'� � their size in D.B.H. (Diameter a t B re a s t H e i g h t), v a r i e , hea l t fi an d s t�u c tura l -���`� �'
� .9 ; . . . .. ., .. .
.�� ' Y . }�., 'conditions, review plans. _ -
� ?:� , tf+:�- ' . • � > t ^-
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"'1 `�_ _e �:, 1 xa ; �� ' � �_ �. . : � '. .� ; - ,- :_:.: �.. • ,� .. _ . . :- �. . ..-_ . �j
�, t- . ;; � b Check w�th local government agencies�fo�tree protection ordinances. '= ,,. �.;
�r _ Y F." C' '_` _ •.' � , ' ._ � _ '' ' '., .- .. . . . . .
t` .t_ tiY .' � .. ... n . . . .' , . }l� tt � T,'._
� � � ���=*��'� . � c Remove any low limbs that may be in the way of construction equipment, and � � -
�.
`�° �;� ���r ' �;r `' �prune as needed to adhere NAA standards. -
} � ; ` - , . . _
t� ,� ar�y. .s-4 f i� .,x2 .' ' � . . • ' .' . . .. �..�- . � � ' . . .. . .. ... . �. -. J
,� f �,_-� �-4°,. � d. Leave a protective covering on the soil, i.e.,��existing groundcover or mulch =.,;' _
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..,� y r`{y44 4��:, . .' , ' . .�� . � . . . .-� ���.. � � �- _ -, :4 4
^ � e. Not�fy all other contractors that these trees are to be saved and protected. '�
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,.E �{���� r -Y� . ' .. ' ;.. _ . . . .. . , � : ' . ' . . . . . - ' .. . .:
r :�' �'� ' ;f. Install a"temporary 6'.higFi metal no-climb fence to protect the trees and their ` � �
, _�� ; � � , `"` �'�;� raot systems: Far every inch in diameter of the trunk (D.B.H.) allow i foot of < j '
''� f`'� ' � 'radius from the trunk as the prot e c t e d a r e a. (E x a m p l e: 2 4" D.B.H. = 2 4' ,
, �,.� -
` ` s radius of protected root system.) We need to rotect more than the dri i
� , �� ' z� � ` � � ` p P ,- � �:
� ,� � �.r ,`� � , z o n e. T he drip zone into the trunk are the su ;t Z
� � 4��;y F ,�;� ; 9;,� . ,, pport roots that.hold the tree , .� -
�� ;� f A , � up. �The roots from that drip zone out providernutrition;water and oxygen. �� E � �
` � � T �Y ;. .. ... . ._� • .� � � � .. � . ...� . _ .`. -. � . '. . � . .�.� � . .�. . . � � . .4' � fi. � .
. •g. `Identify any insect or disease problems�that may require treatment.
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.- h: Engineer and design proposed structures and construction to avoid root loss. �
:' � Bridge type foundations can save major roots.
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s : ` i. Design landscape islands and planting areas large enough to accommodate
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' - trees at maturity.
�` ; ;.. . . : ' � � . . �. . - . ' � � : ' . . . . . . . . . ' . . . ,: ..
: , � j. Plant the right tree in the right place. Avoid future conflicts with buildings
,�f� t _ and utilities. . . ' . . . . _ -
�:: T< < � _ -
_,. . . . - ... . . . . .;-r��
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' , 4 <fi ; k. Have an`experienced Arborist review landscape plan �
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d 3y . � `� ��.. '...,' ." . .�� ... : . ' . ' ' ' .. .� �� " � ' .� � . . ' .-��'/.�` . ' . . . -
' .�r. ; ..� . :� 1 t ';
. : 'I. Consider tree removals adjacent to trees to be saved for wind related stability �
:, f � concerns.� -
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u:i ��.t ,,.. ; .
� �� ` , '-,, _ �� m. Check for past and proposed grade and drainage changes, consider�the
i : ,z F �;. effects. . ,
_ � ,
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�'Residential and Commercial Spraying•�Fertilizing� P�uning• Landscape lnstallation•Landscape Maintenance.•Consultation �
MEMBER:. National Arborist Association � International Society of Arboriculture � Oregon Association of Nurserymen
' Oregon Golf Course Superintendents'Association • Oregon Landscape Contractors Association �
State Licensed Tree Service #62635 • Landscape Contractor#5659 • Chemical Application #000231 • Insured
- . P.Q. Box 1566 � Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • FAX 503-635-1549
: Visit our website at www.treecarelandscapes.com '
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t�,° ,. � n. :Check trees for } {., ' � '��' {"`' ` - _ ` � '� r . r`' ��'�.�
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;x"�'� �-� .� �.^ o: Remove all trees_that would not survive the effects of�change. Remove all „''"�k' 9� ;
y • , ¢1 hazardous trees. . - � � � �;��
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; � :- ,4� �,, ,x ' p , Min�mize environmental changes � , ' ?° " � �
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�,�,� ti � a M> � a,� Keep equipment off of the root system to avoid compaction. ': . � � � � � M5� x
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. ,� - ,� w , � b. ,Keep equipment away from structure to prevent damage to trunk and limbs. ' " -
,,..,..�`': _< y . , . � � � . . . . .. _. . . -
'l Y� . - . . . I !' _
f`��s �'� ` ' � c. Don't allow chemicals to be dumped on the ground near the.tree, i.e., . r- „„ _ �.
�``�-;�',�,r:� y ,� = gasoline, diesel; paint, herbicide, cleaner, thinners, etc. - `� { - ' i: =
F� Y 1r,�J Y��' � . . - " .' ' ' _. . -.. - . ' .:� . .. . ... . �
Y.
?t�1�.- � �N. 4. _ ! • . . . .. . . - , _ . . . " '. . .. " . . ' .
� �` ; 'Fs..a, , d. Provide means of temporary irrigation if the project runs through the
"` ' V summer.
, .. �. _
r a- �.y� .ry, � . - . .- - . . . . .. . . . �
- ' 1 °�' . � . .��. . - ' �. � � . - �. . . �� '
� • ' 1 . . . . . . . . . � �` .
.� f�� , l � e. If roots or limbs are cut or damaged, have them inspected by an ISA Certified - -
•~ - �°x ' Arborist and repaired or treated according to his/her recommendations.
r, �,L 2, �� 4 . - -
_;,� ;� - , � _. � f. Protect the tree�s from excessive heat, i.e., equipment, paving and/or burning.
Y. i
I�i• 2 L h. . . , - . . � . . � . . . .
�°�`r ��� " g. Avoid trenching through the root systems, boring under them or hand di
' � � � " can save roots. 99��9
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- III. After Construction• ". � � ' r
, � _ . - -
_ a. Carefully land�cape 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. "
�,- _ _ _
'"r - � b. Provide insect and disease control, fertilization as needed. � .
,' � _ � - � -
r ` � . c. Avoid direct irrigation spraying onto the trunk. `
,.` , � ; :
�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. .
l 4t;'
NOTE: It would be impossible to provide all of the above protection measures, however the
� , more roots that can be saved and the least amou�t 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.
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PRELIMINARY PLA l
■■ planning inc. SCALE 1�� = 30� TWO LOT PART/l/ON
■ land use and site planning DA TE.� APR. 2003 6770 SW ALFRED STREET
7160 SW Fir Loap,Siita 2D� 50}8&-1020
aonw,a,oa a�xr3 503-081-1028 Fmc MR. BOB LAWRENCE
PROJECT�02—LAW-196
I
CITY OF TIGARD
PRE-APPLICATION CONFERENCE NOTES Community�Decelapment
S(urpingA Better Community
(Pre-Application Meeting Notes are Valid for Siz (6) Months)
RESIDENTIAL
�.Y i�.
' fi�F�P.n�IG�E ���—/l�—r''J�
�Ff�F�F(F: S C.�
APPLICANT: �P9ec-� ����r-� AGENT:
Phone: (���3) _;�9- ��3� Phone: L )
PROPERTY LOCATION:
ADDRESS/GENERAL LOfATION: � �� SG� ,����.� .S�
TA% MAP(S)/LOT #(S): i.s/.2sIJq-o Go��z�
NECESSARY APPLICATIONS:�����) `1/�,-� /„�._.,.,1 {�{�:�
PROPOSAL DESCRIPTION: .�.�•z.✓� T , ��f �, � v�-,�� le
COMPREHENSIVE PLAN , •
MAP DESIGNATION: ��--.Z�t,�� ��u�O�zr�
ZONING MAP DESIGNATION: � �,e�
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: f'�7"
i0NIN6 DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Sectlon 18. ���� 1
MINIMUM LOT SIZE:�s�sq. ft. Average Min. lot width: �?ft. Max. building height:�c?ft.
Setbacks: Front��ft. Side -� ft. Rear /5' ft. Corner /s ft. from street.
MAXIMUM SITE COVERAGE: - % Minimum landscaped or natural vegetation area: - %.
GARAGES: -ZC'i ft. r/n� �� s.�t'�-_ y�-,�� ��-� /C--�-a �� /�: �,.e�
❑ NEIGHBORHOOD MEETIN6 [Refer to the Neighborhood Meebng Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is
required. Please review the Land Use Notification handout concerning site posting and the meeting
notice. Meeting is to be held prior to submitting your application or the application will not be
accepted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Reside�tial Applica6on/Planning Division Section
'�. NARRATIYE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
,� IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501
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 larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
,� ACCESS [Refer to Chapters 18.705 and 18.1651
Minimum number of accesses: �' Minimum access width: %�f
Minimum pavement width: ��� ''
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
„�( RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE IXAMPLE 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
� k� specified by the applicable zoning designation. Net development area is calculated by subtracting
�,,ay'';� the following land area(s) from the gross site area:
.y�� All sensitive lands areas includinq:
� s ➢ Land within the 100-year floodplain;
� �,�� � ➢ Slopes exceeding 25%;
� ➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
D(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 right-of-way 6.534 sq. ft. (15%1 for public right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- 3,050 (minimum lot area) - 3.050 (minimum lot areal
= m er cre = . nits er cre
�ihe Development C�de roqulres mat me net:lte area exlat for me next whole dwelung unit NO ROONUIN6 UP IS PERMITTED.
�Mlnlmum Prolect Oenst4ll�80X of the ma�dmum allewed densi4l.TO DETERMINE TNIS STANUARD,MUITIPLYTNE MAI�IMIIM NOMBER OF UNITS BY.B.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
ResidenGal Applica6onlPl2nning Division Section
❑ SPECIAL SETBACKS [Refer to Code Sectlon 18.7301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable toning district for the primary structures'setback requirements.l
[�' fLA6 LOT BUILDING HEIGHT PROVISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
�' BUFFERIN6 AND SCREENIN6 [Refer to Code Chapter 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NDISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
,!� LANDSCAPIN6 [Refer to Code Chapters 18.145,18.765 and 18.1051
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
� ��e y� placed either within the public right-of-way or on private property within six (6) feet of the right-of-
��c� �,v� ay boundary. Street trees must have a minimum caliper of at least finro (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.
❑ RECYCLIN6 [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
�; CITY OF TIGARD Pre-Application Conference Nctes Page 3 of 9
ResidenGal ApplicationlPlanning Division Section
� PARKIM6 [Refer to Code Chapiers 18.765 a 18.1051
` 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 urnt for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF R��UIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Section 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be Iocated in areas protected from automobile traffic and in
convenient locations.
❑ SENSIflVE LANDS [Refer to Code Chapter 18.7151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREA�S, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to preciselv
identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas
meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Sectlon 18.715.O70.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon fleld exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
❑ CLEANWATER SERYICES[CWSI BUfFER STANDARDS [Refer to R a 0 96-44/USA Regulatlons-Chapter 3l
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
ResidenGal ApplicationlPlanning Division Section
TABLE 3.1 VE6ETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAVRESOLUTION a ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
♦ Streams with intermittent fiow draining: <25% 15 feet
� 10 to <50 acres
� >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
• Natural lakes and onds
• Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine;
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated 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 wetland vegetated corridor,shall not serve as a starting point for measurement.
2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SI6NS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential ApplicatioNPlanning 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 fandscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50°/o of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75°/a or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
„� MITIGATION [Refer to Code Section 18.790.060.EJ
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR VISION AREA [Refer to Code Chapter 18.7951
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
ResidenGal ApplicaGonlPlanning Division Section
❑ RITURE STREET PLAN AND EIRENSION 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.
(�ADDI110NAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Secdon 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'/�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.
CODECHAPTERS
_ 1 S.33O(Conditional Use) �H.F)2O(Tigard Triangle Design Standards) �'' 18.765(ott-saeet Pa�cing�oading Requirements)
_ 18.340(Directors Interpretation) 18.630(Washington Square Reganal Center) _ 18.775(Sensitive�ands Review)
_ 18.350(P�anned�evebpment) � 18.705(Access�E9ress��ircu�ation) - 18.780(sgns)
_ 'I$.360(Site Devebpment Review) �S.7'I O(Accessory Residenbal Units) - �8.�55(Temporary Use PermiLs)
_ 18.370(varianceslAdjustrnents) x' 15.715(Densiry Computations) °� 18.790(Tree Removal)
_ 18.380(Zoning Maplrext Amendments) � 9,�,e� �8.720(Design Compatibiliry Standards) _ �H.�95(Visual Clearance Areas)
_ �8.385(Miscellaneous Permits) �l"',� � 18.725(Environmenta�Performance Standards) _ 18.798(wire�ess Communicatbn Faalities)
�;�`� �
� �$.390(Decision Making Procedures/lmpact Study) � �8.730(Exceptions To Devebpment STandards) � �S.H1 O(SVeet 8 Utility Improvement Standards)
'I S.4'I O(Lot Line Adjustments) 18.740(Historic Over�ay) -
� 18.420(�and Pa�itions) 18.742(Home Occupation Perm�s)
_ 18.430(Subdivisions) � 'I H.745(Landscaping&Screening 5landards)
� ')S.5'I O(Residential Zoning Districts) �H.75O(ManufacturedlMobil Home Regulations)
_ �8,520(Commeraal Zoning Distric4s) 18.755(Mixed So�id WastelRecyding Storage)
_ 18.530(Industrial Zoning Disbicls) 18.760(Nonconforming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicaGoNPlanning Division Section
MDITIONAL CONCERNS OR COMMENTS:
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PROCEDURE
� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A�plications
submitted by mail or dropped off at the counter without Planning Division acceptance mav be
returned. The Plannin� counter closes at 4:00 PM.
Maps submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (11,
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
ResidenUal Applica6onlPlanning Division Section
The administrative decision or public hearing will typically occur approximatel�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�se decisions. An appeal on this matter
would be heard by the Tigard 71..-,��-.�`,.e ��ic-�� . A basic flow chart
which illustrates the review process�availa � 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.
SUBDIYISION PLAT NAME RESERVATION [County Surueyor'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.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem
development credits to the first buildinq permit issued in the development (UNL 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 develo p,ment of ,your site plan. Failure of the staff to provide
information required b the Gode shall not constitute a waiver of the applicable standards or requirements.
It is recommended tha�a prospective applicant either obtain antl read tl�e Community Development Code or
ask any questions of Cit staff relative to Code requirements prior to submittin 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: c-c-c �� --
fITY OF IGA P DIVISION FF PERSON HOLDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAX: (503) 684-1297
E-MAIL• �r��'s�rst name)a�ci.tigard.or.us
TITLEI8(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNETADDRESS: ININW.Ci.tlg8rd.0�.I1S
H:lpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
ResidenGal ApplicationlPlanning Division Section
CITY OF TIGARD
LAND USE APPLICATION CHECKLIST
Please read this form careful� in conjunction with the notes provided to you at the
pre-a�,plication 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: ' .�' Date: �9-/f� -� 2
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 certified professionals with experience in the appropriate field:
� Arborist Report/Tree Assessment
� Local Streets Traffic Study
❑ Wetlands/Stream Corridor Delineation and Report
❑ Habitat Area Evaluation
❑ Geotechnical Report
❑ Geotechnical Report 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 north 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 8'/z 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).
Vicinity Map
� 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:\patty\masters\checklist.doc (UPDATED: 26-Jun-02)
�� `�
Existing Conditions Map
� Parcel 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 relationship to arterial and collector streets ❑
� Names, addresses and telephone numbers of the owner, developer,engineer surveyor and designer�as appiicabie> ❑
� Scale, north 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 ❑
� Contour lines related to a City-established benchmark at 2' intervals for 0-10°/a 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:lpatty�masters\checklist.doc (UPDATED: 26-Jun-02)
T. . _ ��"-�-.--_�,.�'
. . .l.
Preliminary Partition/Lot Line Adjustment Plan
� 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%) ❑
� Location, width and names of streets, easements and other public ways within and adjacent to the parcel ❑
� 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 greater caliper at 4' above ground level ❑
� All 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 street 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 areas to be landscaped ❑
♦ Mailboxes ❑
♦ Structures and their orientation ❑
City of Tigard Land Use Application Checklist Page 3 of 4
h:\patty\masters\checklist.doc (UPDATED: 26-Jun-02)
�:.
Landscape Plan
� Location of trees to be removed ❑
� Location, size and species of existing plant materials ❑
� General 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 ❑
� Slope ratios ❑
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 (existing and proposed) ❑
� Proposed fire protection system ❑
Preliminary Storm Drainage Plan
� The location of all areas subject to inundation 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 ❑
� Where applicable, location and estimated size and dimensions of proposed water quality/detention facility ❑
Tree Preservation/Mitigation Plan
� Identification of the location, size and species of all existing trees ❑
� Program 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:\pattylmasters\checklist.doc (UPDATED: 26-Jun-02)
� -
PRE-APPLICATION CONFERENCE NOTES
�
➢ ENGINEERING SECTION Q ���mmgerd,Of�g�il
Development
Shaping A Better
Communit
PUBLIC FACILITIES Tax Map[sl: 1S125DA
Tax ioas�: s000
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.
Riqht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
❑ SW to feet
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� 1/2 street improvements will be necessary along SW Alfred Street, to include:
� 16 feet of pavement from centerline to curb
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk w/ planter strip.
� street trees spaced per TDC standards.
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TI6ARD Pre-Appllc'tl�n CoMerooce Notes Page 1 ot 6
��i�.•„n�•nrai•�cs•ena
_ , � Other: See "Aar ient for Future Street Improvemer section for an alternative to this
approach..
�
❑ 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
❑ 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
CRY OF TICARD Prs-Appllcatl�n C�afereace N�tes Page 2 N 6
Ep�■.•rlq�q�rt.•.t a.cn•.
, . � -foot concr� sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
Agreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) SW Alfred Street: The applicant musf indicate clearly what thev are willing fo do. Either they
musf improve the street, or provide this future improvement guarantee.
�2•)
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 27.50 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW Alfred
Street. Prior to approval of the final plat, the applicant shall either place these utilities
underground, or pay the fee in-lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in Alfred Street.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to extend a new sanitary sewer lateral to the new parcel.
Water Supplv:
The Tualatin Valley Water District (Phone:(503) 642-1511 provides public water service in the area of
this site. This service provider should be contacted for information regarding water supply for your
proposed development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
CIT119F TI6ARD P�A-App1iC'tl�C�ni�ronce Nnes PegO 3 N i
Ei�l.•.dq�qut�.n s•etl.■
, information regarding the � �uacy of circulation systems, thF �ed for fire hydrants, or other
questions related to fire prot�...�on.
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.
9) Sform drainage for the new parcel wiH likely be the mosf diffrcult issue. See previous partition
application and file for ReedBiden application (MLP 97-00001). The applicant at thaf time was
considering pumping the storm drainage from the back lot up to Alfred Street. The applicant is
strongly encouraged to hire a professional engineer/surveyor to help them prepare this partition
applicafion and to follow the application through to completion.
Storm Water Qualitv:
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
CITY Of i16ARD PraAppllcatl�n C�nteronce N�es Paga 4�I 6
Ens����nq����rt..n s•eun
, In 1990, Washington Count lopted a county-wide Traffic Impa �ee (TIF) ordinance. The Traffic
Impact Fee program collec�., rees from new development base� on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of building permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay TIF.
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. The Permittee will also be required to post a
perFormance bond, or other such suitable security. Where professional engineered plans are
required, the Permittee must execute a Developer/Engineer Agreement, which will obligate the design
engineer to perform the primary inspection of the public improvement construction work. The PFI
permit fee structure is as follows:
NOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building 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 (SI�. 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.
CRY OF TI6ARU Pro-Appllc�l�n C�Me�enC�Notes Page 5 N 6
�.�i�nnn�•r.rt.•ns.en•.
. . Building Permit (BUF This permit covers only the constr �n of the building and is issued
after, or concurrently w�cn, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPARED BY: � '� i, �a oZ
ENGINE�R NG DEPARTMEN STAfF DA E
Phone: [5031639-4171
Fax: [50316240752
i:leng�brianrVtemplates�preap notes-eng.dot
Revised: March 21,2002
CITY 9f TI6ARD Pre-�pplieatlen C�aieronce N�tet Page 6�f 6
E��InMq���an�ot S�etl��
PRE-APPLICATION
� ' CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: ,/�Cla4'�3T + ,$�s arr ��j�d�Ps.c �
�o a��,�,�-� y�:�- ��> � a _ r
Address: //3�S S.t.U. Pc- • Phone: �03�/ Case No.:
City: P��+-v4.� ��v ,/�it ziP: 9�oa 7 Receipt No.: �� 0� �
� ' /�p� \ ��,-�_ c3�c , Application�Accept �y�
Contact Person: /��6�- ( J Phone: �Sw� Date: � O
L ��w�-���
Property OwnerlDeed Holder(s):
DATE OF PRE-APP.: �
�/��'���� /�cF7 TIME OF PRE-APP.: "I�_�
s:w
Address: ,G 77U A���f� Phone: PRE-APP. HELD WITH:
Clty: T�iA�/� , �/1� Zlp: ��Z� / Rev.7/1/2002 i:\curpinlmasterslrevised\Pre-AppRequest.doc
Property Address/Location(s): G> >7U S• w '
19G ��f� ��• T� G�n� REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map & Tax Lot#(s): /S i� S OA O �oc���
Zoning: /� �/� S� � Pre-Application Conf. Request Form
Site Size: f��ia��X • �U- l�� SC,��T. 2 COPIES EACH OF THE FOLLOWING:
� �' � Brief Description of the Proposal and
any site-specific questions/issues that
PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
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 o�cially schedulinq a proposed lots and/or building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject prope�ty and
weeks of the Planning Division's receipt of the request for either across the street.
Tuesday or Thursday morninqs. Pre-application conferences are � The Proposed Uses.
one (1) hour lonq and are typically held between the hours of � Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possibte.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for a
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER FROM MONOPOLE project, the applicant must
8:00-4:001MONDAY-FRIDAY. attach a copy of the letter and proof in
the form of an affidavit of mailing, that
IF 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
GROU P.
8-22-02
To—City Of Tigard
Subject—Pre-Application Conference
Minor Partition Of Lot At 6770 S W Alfred St.
My wife and I are in the process of purchasing a lot and home at he above location. The
purchase is subject to our ability to divide the lot in to two parcels. We would like to
legally create two lots as soon as possible,then build our home in a year or so on the rear
lot, leaving the existing home on the front site. I am an experienced builder, but have no
experience in the land development or division process.
We hope the conference will answer our questions about the following:
1. Can we divide the site in to two parcels in the approximate way indicated on our site
plan?
2. What are the requirements by the city regarding setbacks, building heights,sewer
and water connections, storm drainage for the roof and crawl space, electricial
service, tree removal, and driveway approach?
3. What is the approximate cost of the city fees associated with this process?
4. How long does the division process take?
5. Can we divide the site first, paying all the division related fees, etc., then in about a
year build our home on the rear lot, taking care of conditions relating to construction
on the rear lot at that time?
6. What other conditions will be imposed by the city if we proceed with the lot
division?
Thank you,
/��— ��� ,���.�--
Bab�. ue L.awrence
S U/ /4 l�F R E 17 ST
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L ST 13125 SW Hall Blvd
Tpard,OR 97223
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Community Development Plot date:Aug 21,2002;C:lmagicWIAGIC03.APR
. , assessor . txt
Assessor Information
Tax Lot Number : 1S125DA06000
Property Address : 6770 SW ALFRED
Mailing Information:
REED, BARBARA J
6770 SW ALFRED
TIGARD
97223
Assessor Taxlot Size : 0 .47 (Acres)
Building Square Footage : 942 (Square Feet)
Assessed Land Value : $110480
Assessed Building Value : $51510
Total Assessed Value : $161990
Last Sale Date : 08/O1/78
Sale Price : $0 . 00
Page 1 .
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yy; on Counry,Oreyon 2004-011062
~ � 021�-.-J04 02C�148tn=8 RECORD81
D-IPPS
520.00 S8.00 S11.00-Total�537.00
After recording, return to: I
City of Tigard — Records Division
� 13125 SW Hall Blvd. ooszsos2zooaoo��oszooaooa�
� Tigard, OR 97223 �,J�rryHan�on,DlnctorolA���um��t�ndT�xatlan ,��Q'�`
�nd Ez-Off���o County Cl�rkfor Wuhlnpton Caunty, ���!
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J�rry R.H�nwnEDl-0r�co Cf unty CI�*nt�nd T�xatlon, ��
RESTRICTIVE COVENANT
(FUTURE STREET IMPROVEMENTS)
� THiS AGREEfviENT is enter2� into this i`/ c+ay of✓��j°, 20 d � , by the City of Tigard, a
Municipal Corporation of Washington County, Oregon, ("CITY"), and
��E.t,T •- .�'N�a�, ���:.��e��:� , ("OW NER").
RECITALS
WHEREAS OWNER is the Owner of record of Property covered by this Agreement as shown in Section
1 below, and
WHEREAS OWNER has received approval of a development on the Property from the CITY, as set forth
in MLP2003-00010 dated July 10, 2003, and
WHEREAS Chapter 18.$10 of the TMC (Tigard Municipal Code) contains certain conditions applicable to
street improvements, and issuance of permits is conditioned on OWNER'S compliance with the TMC,
and
WHEREAS OWNER wishes to mitigate the impacts of the proposed development, and
WHEREAS parties wish to fulfill the requirements of Chapter 18.810.
IN CONSIDERATION of the mutual promises, covenants and undertakings, and the issuance af a
building permit in advance of OWNER constructing improvements required by the TMC, the parties agree
as foiiov�+s:
Section 1: The real property subject to this Agreement is described as follows:
Parce/s 1 and 2 of Partition Plat No._�J�i'-DG S , recorded as Document No.
�ooy0�o 5 S'7 , Washingfon County, Oregon.
OWNER agrees that the terms of this Agreement shall bind the OWNER as well as its
heirs, successors in interest or assigns.
Section 2: The improvements covered by this Agreement are as follows:
SW Alfred Street
Half-street improvements per City standards.
Restrictive Covenant (Future Street Improvements) Page 1 of 4
Revision date: 111I01
iiiiii����������������������
- . 2004-11062
Section 3: This Agreement shall be in full force and effect from the date of its execution until the
improvements referred to in Section 2 are constructed in accordance with CITY standards
in effect at the time of construction.
Section 4: CITY agrees that the improvements listed in Section 2 will only be required as a result of
any one of the following events:
(1) when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
(2) when the improvements are part of a larger public project to be financed or paid for
in whole or in part by CITY or other public agency,
(3) when the improvements are part of a larger project to be constructed by a third
party and involves the sharing of design and/or construction expenses by the third
party owr�er(s} af pro,�erty i� additi�:�te the prQpert�� des�ribed in Section 1, or
(4) when construction of the improvements are deemed to be appropriate by the City
Engineer in conjunction with construction of improvements by others adjacent to
the improvements described in Section 2.
In addition to this Agreement, OWNER'S obligation to share design and/or construction
expenses may arise by application of the Reimbursement District Ordinance; Chapter
13.09, TMC, or any similar ordinance or law providing a process whereby such expenses
are distributed among benefited properties.
Section 5: OWNER agrees to sign any and all waivers, petitions, consents and all other documents
necessary to obtain the above listed applicable improvements under any improvement act
or proceeding of the State of Oregon, Washington County, or the CITY as may be
proposed or adopted and to waive all right to remonstrate against the improvements listed
in Section 2 above, submitted either alone or in conjunction with other improvements
described in Section 4, as may be proposed. OWNER agrees that in lieu of any other
document, CITY may treat this Agreement as a waiver of remonstrance on behalf of the
property described in Section 1 against formation of such a Local Improvement District.
OWNER covenants and agrees that the improvements described in Section 2 will specially
benefit OWNER'S property as described in Section 1.
Section 6: Ifi�ITY deciaes to forrr� a Locai Irnpravemeni �istrict as a r��ecnai�ism foi tr�e insiallation of
improvements listed in Section 2, then OWNER shall retain the right to protest only the
amount or the manner of spreading the assessment, but not the formation of such district.
Section 7: CITY acknowledges that OWNER'S execution and performance of the terms of this
Agreement constitutes compliance with the requirements of TMC Chapter 18.810.
Section 8: OWNER agrees that if CITY causes the improvements listed in Section 2 to be
constructed, or part of such improvements without regard to the source of funds for such
project, but not as part of a Local Improvement District, then CITY will charge to OWNER
and OWNER will promptly pay OWNER'S share of the cost of such improvements.
OWNER'S share will be determined by CITY in a manner similar to spreading the cost of a
public improvement to specially benefited properties. The parties intend OWNER to share
in the cost of improvements even though actual construction is undertaken and performed
by some third party, so long as the improvements, listed in Section 2, are included within
the project.
Restrictive Covenant (Future Street Improvements) Page 2 of 4
Rerislon tlate: 111I07
iiiiiiii iiiii iii�i�iiiii i���
, , 2�04-11062
(1) Except as otherwise provided in subsection {2) of this section, prior to construction
of such improvements under this section, OWNER shall be provided not less than
six (6) months written notice by first class mail that the project will be built. The
notice shall advise OWNER that OWNER will share in the cost of such
improvements and provide OWNER with an estimate of the total project cost as
well as an estimate of OWNER'S share of the costs. Failure to provide this "six
month" notice in advance of construction shall not nullify OWNER'S obligation to
pay, but shall only extend the payment due date by the amount of time less than
six months that notice was given, but not more than six months. Upon completion
of improvements pursuant to this Section, CITY shall provide written notice to
OWNER of OWNER'S share of the actual cost of the improvements and OWNER
shall pay OWNER'S share within sixty (60) days. If OWNER's share of the cost of
the improvements is $10,000 or more, the owner may elect to pay the City in 10
equal annual installments, with the first installment due within 60 days of the
notice. The installment option shall be available only if the OWNER provides
written notice and the first payment witl�ir� 60 �1ays of the natice. !f#he installmen�
option is chosen, the unpaid amounts shall bear interest at the then legal rate of
interest. Interest on overdue payments shall bear interest at the rate of one and
one-half(1 '/2%) per month from the date the payment is due until paid.
(2) W here the improvements listed in Section 2 are constructed by a third party, who
seeks reimbursement in accordance with the Reimbursement District Ordinance,
Chapter 13.09, TMC, or a similar ordinance, then the terms and procedures of the
ordinances shall apply in lieu of the provisions in subsection (1) of this section.
Section 9: At any time prior to the events listed in Section 4, OWNER or OWNER's successors may
pay to the CITY an amount determined by the CITY to be OWNER's share of the
anticipated cost of the future improvements. Payment under this section shall discharge
all of OWNER's obligations under this Agreement. City shall use the funds received under
this section solely to pay for the costs of the improvements.
Section 10: CITY and OWNER intend that all terms of this Agreement shall be covenants, conditions,
and restrictions running with the title to the property covered by this Agreement, and shall
be binding upon parties to this Agreement, their heirs, executors, assigns, administrators,
and successors and shall be construed to be a benefit and a burden upon the property
described in Szction 1. The parties agree the C:ITY may, for purposes of recovering the
cost of improvements described in Section 2, levy an assessment against the property,
described in Section 1, and may enforce payment of such assessment in the manner
provided in ORS Chapter 223 or the general laws of the State of Oregon.
Section 11: Promptly after its execution by the parties, this Agreement shall be recorded in the records
of Washington County to provide public notice and especially notice to future owners of
property, described in Section 1 of the conditions, covenants and restrictions against the
title to the property imposed by this Agreement.
Section 12: CITY may enforce the terms of this Agreement in any court of competent jurisdiction. In
addition to any other legal remedies, OWNER'S failure or refusal to comply with this
Agreement shall constitute a violation of the TMC and the rights, remedies, and penalties
pravided in the TMC may also be enforced.
Restrictive Covenant (Future Street Improvements) Page 3 of 4
Revisbn Cate:1/1I01
iiiiiiii iiiii iiiii iiiiii i iii
Section 13: If suit or action is instituted to enforce a right guaranteed in this agreement, the prevailing
party shall be entitled to, in addition to the statutory costs and disbursements, a
reasonable attorney's fee to be fixed by the trial and appellate courts respectively.
Section 14: The parties agree that if any term of provision of this agreement is declared by a court to
be illegal or in conflict with any law, the validity of the remaining terms and provisions shall
not be affected, so long as this agreement continues to reflect the intent of the parties. The
parties shall negotiate an equitable adjustment of this agreement so that the purposes of
this agreement are effected.
OWNER(S):
�✓ t� `'���,�.�.
Signat e Signature
j�,�l.�'�� /� �/�w�^t'��rr�� ��S Q�11 � �'L'�.' 1r�C'�
Name (Print or Type) Name (Print or Type)
�Gd�/�i� �?��n-�
Title (Print or Type) Title (Prinf or Type)
Acknowledgment of OWNER'S signature(s) must be notarized. Where the OWNER is a corporation, it
has caused its name to be signed by resolution or official approval of its board of directors.
STATE OF O E N -� )
County of � ' h
On this day , ��J� , before me a Notary Public,
personally appeare and acknowledged that
the foregoing instrument to be their voluntary act and deed.
� /��<r.a T/� L A-tu.�-ti-<�'c�'� �
s�s�*,� �!, �,�rs����.�� � Before me: ` /
c��icint srnL _ Notary P' ' for re on
� ,wu�2G-F�J C:.�
�� � WU7ARY PUBLIC-0P.EGC)I+f �O�
� r���issioN t�o.�311� My commission expires: --� 7��
MY COhAMIaiiON E:PI�� rFB 15,2�05
Accepted on behalf of the City of Tigard this �Z� day of ���� „.,b�� ,� �3
Q � f ► �e.�� - — .
City Engineer
ND CHANGE IN TAX STATEMENT
document2
Restrictive Covenant (Future Street Improvements) Page 4 of 4
ReNSion date: 1/1/07
1/28/2004
' ��f Conditior►s Associated With 1:52:53PM
T I D E M A R K Case #: MLP2003-00010
CDMPUTEfl S�STEMS. INC
; t�k�s. ��f�!< !'
�!�<i[r�litit►n � '� ��� � ��
C'�}c!r Title " 1[t�id '�tFitu� C'h����[ B}; `Ts�� ' D� �3r' '
. � � '��I� U�TILI"I�IL� OR PAY � _ _
l UNDER(,KOl� FEE ��onc ,�Ic� IZ 10 2003 KSM 12/10/2003 CaC
12. The applicant shall eitlier place die e�cisting overhead ulility lines along SW Alfred Street underground as a part
of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the
� site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be
$2,338.00 and it shall be paid prior to approval of the final plat.
1 GPS COORDINATES None Met 10/2/2003 KSM 10/10/2003 ST
13. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit}�s global
positioning system (GPSI geodetic control network(GC 22). These monuments shall be on the sanie]ine and shall be
oC the sa�ue precision as required for the subdivision plat boundary. Along with the coordivates, 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.
1 F-PLAT SUBMISSION REQUIREMENTS None Met 12/15/2003 KSM 12/22/2003 ST
14. Final Plat Application Submission Requirements:
A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in
Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit
Technicians, at(503)639-4171, ext. 426).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised
Statutes(ORS 92.05),Washington County, and by the City of Tigard.
D. The right-of-way dedication for Alfred Street to provide 27 feet from the centerline shall be made on the final plat.
E. NOTE: Washington County will not begin Weir review of the final plat until they receive notice from the
Engineering Department indicating that the City has reviewed the final plat and submitted comments to the applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit two mylar copies of tl�e final plat for City Engineer
signature(for partitions),or City Engineer and Community Development Director siguatures(Cor subdivisious).
1 NO SIDE YARDS LESS THAN 10 FEET None NOT MET MAS 7/9/2003 PLL
15. The applicant may determine the front yard,provided that no side yard is less than 10 feet.
1 TREE M1TIGATION PLAN None Met MAS 11/4/2003 MAS
l6. Provide and implement a mitigation plan for a total of thirty nine(39)inches.
1 TREE PROTECTION PLAN None Met MAS 1/26/2004 MAS
17 Provide and implement a tree protection plan for all of the trees to be saved on and off-site that could potentially
be affected by construction. After the protection fencing is installetl,the applicant must contact The City's Forester for
approval.
1 FINAL PLAT PHOTOMYLAR None NOT MET KSM 7/9/2003 PLL
18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a "photomylar"
copy of the recorded final plat.
1 SHARED DRIVEWAY SIGNAGE None NOT MET KSM 7/9/2003 PLL
19. The applicant shall provide signage at the entrance of the shared flag lot driveway that lists the address of Parcel
2.
1 H20 QUALITY/QUANTITY FEES None NOT MET KSM 7/9/2003 PLL
20. Prior to issuance of the building permit for Parcel2,the applicant shall pay the standard water quality and water
quantity fees per lot (fee amounts will be the latest approved by CWS).
Page 2 of 2 CaseConditions..tpt
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`�""' ' ARBORIST aEPORT.'& TREE SURVEY ' '
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, , ,. � � � .: -, r ... � .� ,• '_ r',
� � Vy� t p�ti 1, !�•' .', �'��� � r .
' , y Address�of the Report < � ��~�`,-67�0 SW Alfred St;
� ` ' �,` ` ,_ j ` `�' Tigard:_OR `_ ' -
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' Date of the � �4 =.Oetober 25 2002 + - " � "
Re po rt "
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.. 4'. .. ��� y .- ., .:' '� .. � ', ,� . .''.�, :'. . . .
Report.Submitted`To � ,n4 Planning Resources � PH 503-b82-272
� � � - 5
�j ti � � � � Attn ' Ken Sandblast ' � �
, . .` ' FX: 503-682=2745
_ ' ` ,� �8756 SW Citizens D
s � r , Suite 206 �
r ` �� j ` � ;Wilsonville;.'OR `:97070
. _
,_., . . . , _
. . . . ..� -
. . . : ,
: . ,, . . .
._ . :. . . ,. , . ._,. . _
. �> �� �,
. f � I reviewed the site�on October 24,`2002 and`have�provided herein a tree�survey
verifying specie; size; condition and viability based on the tree plan provided. The
� trees identified on your plan.�'as Alders are actually Oregon Ash and tree #12 is a
Hawthorne. - : .: , , .
� : : Tree #'s 1-4 and #'s 10-13 v�ill need to be removed to accommodate the proposed
site development; Of.these trees, tree #'s 1, 3 & 12 are non-viable due to
structurai defects w'rth potential to split,.making them e potential tiaza�d.
Tree #'s 5-9 are to be saved and tree protection measures enacted as per plan
included. -
Total D.B.H. inches to be removed is 119.5". •
Total D.B.H. inches of removed trees that are viable is 78".
Total D.B.H. inches of removed trees that are non-viable is 41.5".
Grand total D.B.H, inches on site is 211".
Please call if I can be of further assistance. �
Respectfully, . , - _ • ..
� � � �, .
Raymond Myer, Generalf Manager -_ . ' -
Tree Care & Landscapes Unlimited, Inc. ` � �� � , ,
Certified Arborist by the International � ' � �
Society of Arboriculture, Lic. # PN-0160 . ' :
Oregon Landscape Cont2ctors Lic. # 11604 -
Oregon Dept. of Agricuiture;�Commercial � � - � � � �
- Pesticide Applicators License # 00187 � �
Residential and Commercial Spraying •.Fertilizing • Pruning • Landscape Installation • Landscape Maintenance • Consultation
MEMBER: National Arborist Association • International Society of Arboriculture • Oregon Association of Nurserymen
Oregon Golf Course Superintendents'Asgociation • Oregon Landscape Contractors Association
State Licensed Tree Service #62635 • Landscape Contractor #5659 • Chemical Application #000231 • Insured
P.O. Box 1566 • Lake Oswego, OR 97035 • 503-635-3165 • Vancouver 360-737-2646 • FAX 503-635-1549
Visit our website at www.treecarelandscapes.com
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.: � 8 Ore on White Oak ' ` �14" '� :Viable _ • _ ' -
�� 9 ' Ore on White�0ak. . ;; 32"- .�`�= Viable • - _ - .
'� 10 '�.� Ore on Ash ', .12" _: _ Viable ,- -
. � , i i ", - - Ore on Ash - 13" Viable � - - . _
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NOTE: . Change m .tree #3.from original Ian. � The ori inal tree was under.ii" - .
D.B,H. I added a 13" D.B.H: t�ee. . .: _ ,
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11/18/03
��f Conditions Associated With 3:37:28PM
T I D E M A R K Case #: MLP2003-00010
COMPUTEfl SYSTEMS. INC.
Condifion Status Updated
Code Title Hold Status Changed By Tag Date By
1 PARCEL 1 RGQUIRES A 15-FT.SETBACK None Met MAS 8/26/03 MAS
1. Submit a plan showing the proposed partition boundary to incorporate a minimum rear yard setback of 15 feet for
parcel#1. •
1 SCREEN EAST ACCESS DRIVE None Met MAS 8l26/03 MAS
2. Screen the proposed access drive from the adjoining property to the east.
1 ACCESS& MA[NTENANCE RIGHTS None NOT MET MAS 7/9/03 PLL
3. Provide recorded documentation that establishes access and maintenance rights for the individual parcels.
I PRIVATE DR1VE STREET TREES None Met I 1/l8/03 MAS I 1/18/03 MAS
4. Pro��ide street trees aloiig the proposed private drive in compliance with the size and spacing standards of Section
18J45.040.0 of the Tigard Devclopment Code.
1 PFI PERMIT FOR ROW WORK None NOT MET KSM 7/9/03 PLL
5. 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).
1 PFI PERMIT FINANCIAL ASSURANCE None NOT MET KSM 7/9/03 PLL
6. 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.
1 ADDRESSING FEE None Met 8/25/03 KSM 8/25/03 ST
7. Prior to approval of the final plat,the applicant shall pay an addressing fee in the amount of$30.00. (STAFF
CONTACT: Shirley Treat,Engineering).
1 ALFRED ST. ROW DEDICATION None Met 10/4/03 KSM 10/14/03 KSM
8. The final plat shall show a ROW dedication on SW Alfred Street to provide 27 feet from the centerline.
1 ALFRED ST. SIGHT DISTANCE CERTIF. None Met 9/18/03 KSM 9/18/03 KSM
9. Prior to approval of the final plat,the applicant's professional engineer shall provide a sight distance certification for
the proposed access onto SW Alfred Street.
1 ALFRED ST. RESTRICTIVE COVENANT None Met 10/14/03 KSM 10/14/03 KSM
10. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Alfred Street adjacent to the subject properiy,when any of the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local
Improvement District;
B. when the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other
public agency;
C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of
design andlor construction expenses by the third party owner(s)of property in addition to the subject property; or
D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with
construction of improvements by otliers adjacent to the subject site.
1 JOINT INGRESS/EGRESS EASEMENT None Met 10/14/03 KSM ]0/14/03 KSM
11. The final plat shall show a joint ingress/egress easement to serve both Parcel 1 and Parcel 2.
Page 1 of 2 CaseConditions..rpt
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' r 8/26/03
/��� Conditions Associated With , 3:33:2 i PM
T I D E M A R K Case #: MLP2003-00010
COMPUTER SYSiEMS. INC
Condition Status Updated
Code Title Hold Status Changed B�' Tag Date By
1 PARCEL 1 REQUIRES A 15-FT.SETBACK N��nc Met M�1S �!_'l�''U3 MAS
1. Submit a plan showing the proposed partitioi� boundary to incorporatc a minimum rear yard setback of 15 fcct for
parcel #1.
1 SCREEN EAST ACCESS DRIVE None Met MAS 8/26/03 MAS
2. Screen the proposed access drive from the adjoining property to the east.
1 ACCESS & MAINTENANCE RIGHTS None NOT MET MAS 7/9/03 PLL
3. Provide recorded documentation that establishes access and maintenance rights for the individual parcels.
1 PR[VATE DR1VE STREET TREES None NOT MET MAS 7/9/03 PLL
4. Provide street trees along the proposed private drive in compliance with the size and spacing standards of Section
I 8.745.040.0 of the Tigard Development Code.
1 PFl PERMIT FOR ROW WORK None NOT MET KSM 7/9/03 PLL
5. 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
(PFl)permit plans shall conform to City of Tigard Public Improvement Design Standards,which are available at City
Hall and thc City's web page(www.ci.tigard.or.us).
1 PFf PERMIT FINANCIAL ASSURANCE Noiie NOT MET KSM 7/9/03 PLL
6. The PF[ permit plan submitta) shall include the exact legal name,address and telephone number of the individual or
corporate enticy who will be designated as the"Permittee",and who will provide tlle 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 d�e ei�tity 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.
1 ADDRESSING FEE None Met 8/25/03 KSM 8/25/03 ST
7. Prior to approval of the final plat,thc applicant shall pay an addressing fee in the amount of$30.00. (STAFF
CONTACT: Shirley Treat, Engineering).
1 ALFRED ST. ROW DEDICATION None NOT MET KSM 7/9/03 PLL
8. The final plat shall show a ROW dedication on SW Alfred Street to provide 27 feet from the centerline.
1 ALFRED ST. SIGHT DISTANCE CERTIF. None NOT MET KSM 7/9/03 PLL
9. Prior to approval of the final plat,the applicant's professional engincer shall provide a sight distance certification for
the proposed access onto SW Alfred Street.
1 ALFRED ST. RESTRICTIVE COVENANT None NOT MET KSM 7/9/03 PLL
10. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW Alfred Street adjacent to the subject property, whcn any of the following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the formation of a Local
[mprovement District;
B. �ahen the improvements are part of a larger project to be financed or paid for in whole or in part by the City or other
public agency;
C. when the improvements are part of a larger project to be constructed by a third party and involves the sharing of
design and/or construction expenses by d�e third party owner(s)of property in addition to the subject property;or
D. when construction of the improvements is deemed to be appropriate by the City Engineer in conjunction with
construction of improvements by others adjaccnt to thc subjcct sitc.
1 JOINT INGRESS/EGRESS EASEMENT Nonc NOT MET KSM 7/9/03 PLL
1 l. Thc final plat shall show ajoint ingress/egress easemcnt to serve both Parcel 1 and Parcel 2.
Pabe I of 2 CaseConditions..rpt
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�,r'``r F/NAL S/TE PLAN
■■ planning inc. SCALE 1�� = 30� TWD LOT PART/T/ON
' fand use and si[e pfanning MLP 2003-00010 6770 SW ALFRED STREET
�,eo�,Fl��o�.S��s Zo, 503886-1020 DA TE.• JUN. 2003
" PoftlY�tl.OR 97223 5�3-884-t028 Fo�
i PRO�EC r#02-cA w-�96 MR. BOB LAWRENCE
�
� ' .
�� planning inc.
land use planning•site design
�i6o S.W. Fir I.00p.,Suite 2oi
Portland,Oregon 97223
Tel:503-682-2�25
Fax:5o3-68z-2745
August 5, 2003
Mr. Mathew Scheidegger
Assistant Planner
Office of Community Development
13125 SW Hall Blvd
Tigard, OR 97223
RE: File No. MLP 2003-00010 6770 SW Alfred St
Dear Mathew:
This letter and enclosures are submitted to supplement the above file in response to your June 24�n
2003 notice of type II decision. The Conditions of approval are addressed as follows:
Items 1-4
Enclosed is a plan showing the proposed partition boundary to incorporate a rear yard setback of 15, the
revised plan also shows the access drive screened from the adjoining property to the east and street
trees that comply with section 18.745.040.C. Both lots have individual access via their own driveways;
therefore, the maintenance and access agreement is not necessary.
Items 5-13
These items have been submitted to Kim McMillan in the engineering department.
Please proceed with processing this application. If you have any questions or require additional
information, I may be contacted at 503-684-1020.
Sincerely,
(
Kenneth L. Sandblast, AICP
Enclosures
�� planning inc.
land use plannmg•site des�gn
'7i6o SW b'ir Loop,Suite 2oi
Portland, Oregoo 972z3
Tel:503-684-io2o
Faac:503-684-io28
June 30, 2003
Mr. Matthew Scheidegger
Associate Planner
City of Tigard
13125 SW Hall Blvd.
Tigard, OR 97223
RE: File No. MLP 2003-00010 - Building Height Exception
Dear Matt:
This letter is submitted to request a building height exception for the flag lot being created through the
above referenced application as provided for in Section 18.730.020. As provided for in Section
18.730.020(C)(2), this application requests a building to a maximum height of 2.5 stories or 35 feet
whichever is less. Each of the criteria listed in Section 18.730.020(C)(2) are addressed as follows:
Secfion 98.730.020(C)(2)(a)
All applicable dimensional requirements of the underlying R-4.5 zone were reviewed and
found to be in compliance through the recently completed land use application approving
File MLP 2003-00010. The flag lot exceeds minimum lot area, lot width and lot depth
standards.
se�rron �s.�3o.o2o�c��2����
The future single family residence located on the flag lot will meet or exceed the 10 foot side
yard setback distance. Compliance will be reviewed through the building permit approval
process.
Section 18.730.020(C)(2)(c)
In satisfaction of the first provision in this section, existing residential structures located on
abutting lots will be located greater than 50 feet from the nearest point of the future
residence to be located on the flag lot.
Section 18.730.020(C)(2)(d)
In satisfaction of the second provision in this section, as depicted on the enclosed site plan
there are four existing trees ranging in size from 14 to 38 inches in diameter located along
the southern boundary of the flag lot which provide direct view mitigation for windows
located 15 feet or more above grade on the residence to be constructed on the flag lot.
There are no existing windows or patios on abutting lots to the east or west of the future
residence to be constructed on the flag lot. In addition, trees will be planted along both the
east and west sides of the future residence.
,,
Based upon compliance with all of the applicable criteria as addressed above, the property owner
requests approval of an exception increasing the building height on the flag lot to a maximum height of
2.5 stories or 35 feet whichever is less in accordance with Section 18.730.020(C)(2).
If you have any further questions or need additional information, please feel free to contact me at
503-684-1020.
Sincerely,
��'��
�
Kenneth L. Sandblast
Enclosure
cc: Mr.Bob Lawrence