MLP2003-00015 NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00015 CITYOFTIGARD
HOFFMAN MINOR LAND PARTITION c'ommunity4�eveCopment
,Shaping A Better Community
120 DAYS = 12/13/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: HOFFMAN MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00015
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres.
Parcel 1 has an existing home on site, and the other two new parcels are expected
to be developed with residences in the future. The lot sizes for this development
would be 7,609, 7,556, and 7,500 square feet respectively.
APPLICANT/ Michael Hoffman
OWNER: 1223 NW 24�' Avenue, Suite 5
Portland, OR 97210
LOCATION: 11475 SW 90"' Avenue; Washington County Tax Map 1 S135DB, Tax Lot 400.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
� accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section VI.
MLP2003-00015 HOFFMAN PARTITION PAGE 1 OF 20
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APP�tOVAL OF THE FINAL PLAT:
u mit t e o owing to t e anning ivision ra i y , x or review an
approval:
1. Prior to final plat approval, the applicant must provide staff with the species name of the street
trees that are to be planted along the access way so that it can be verified that the type and
spacing meet the requirements of the Tigard Development Code (TDC).
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
2. A Public Facility Improvement (PFI) permit is required for this project to cover the sewer tap,
storm draina�e improvements and any other work in the public ng ht-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).
3. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
4. Prior to approval of the final plat the applicant shall provide a storm drainage plan for Parcels 2 &
3.
5. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $90.00.
(STAFF CONTACT: Shirley Treat, Engineering).
6. The final plat shall show a right-of-way (ROW) dedication along SW 90th Avenue to provide 27
feet from centerline.
7. The applicant shall execute a Restrictive Covenant whereby they a�ree to complete or participate
in the future improvements of SW 90th Avenue 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 subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
8. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage
system. A connection permit is required to connect to the existing public sanitary sewer system.
MLP2003-00015 HOFFMAN PARTITION PAGE 2 OF 20
10. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection prior to issuance of the City's Public Facility Improvement permit.
11. 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 e 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.
12. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503)639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (OF�S 92.05),Washington County, and by the City of Tigard.
D. The right-of-way dedication for 90 Avenue 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 applicant'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 t e o owing to t e anning ivision ra i y , x or review an
approval:
13. The applicant shall comply with the recommendations of the arborist report, and shall provide the
City Arborist with a construction sequence including installation and removal of tree protection
devices, clearing, grading, and paving.
14. The applicant shall notify the City Arborist when tree protection measures are in place so that he
may verify that the measures wilf function properly prior to construction.
15. Prior to the issuance of building permits on parcels 2 and 3, the applicant shall provide a site plan
that demonstrates compliance with the ten-foot side yard setback.
16. The applicant shall submit a site plan with the building permit application for Parcels 2 and 3 that
meets the height and setback requirements as prescribed for flag lots, per TDC Sections
18.730.020(C) and 18.420.050(4)(e).
17. At the time of submittal for building permits for individual homes within the development, the
developer shall submit materials demonstrating that one (1} off-street parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
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 sig nage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
MLP2003-00015 HOFFMAN PARTITION PAGE 3 OF 20
20. The applicant shall either place the existing overhead utility lines along SW 90th Avenue
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the 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 $2,585.00 and it shall be paid prior
to issuance of building permit.
21. Prior to issuance of the building permit for Parcels 2 & 3, the applicant shall pay the standard
water quality and water quantity fees per lot (fee amounts will be the latest approved by Clean
Water Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Vicinit Information:
sing e- ami y residence currently occupies the site. The surrounding neighborhood is also comprised
of single-family residences.
Pro ert Histo :
e property was developed as a single-family lot and enlarged by way of a lot line adjustment in
February of 2003. A search of City records provided no additional land use information for this particular
property.
Site Information and Pro osal Descri tion:
e app icant is see ing approva o a 3-lot Minor Land Partition of .62 acres. Parcel one has an
existing home on site, and parcels finro and three are expected to be developed with single-family
residences. The lot sizes for this development would be 7,533 square feet, 7,554 square feet, and
7,500 s�uare feet respectively. There is a 15-foot-wide access easement along the western boundary
of parce one for the benefit of parcels two and three.
SECTION IV. NEIGHBORHOOD COMMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
Comments were received from 4 different neighbors. The comments raised concerns over aesthetic
impacts, impacts resulting from traffic, dramage, parking, and protection of lines of site. No other
neighborhood comments were received. The specific concems are listed in the following section
followed by a staff response.
Neighbors were concerned with the traffic impacts that finro additional homes will create as a result of this
development.
RESPONSE: According to the Institute of Traffic Engineers (ITE), a single family residence will add an
average of 10 daily trips to the traffic system. The nei hbors can expect an increase of up
to 20 daily trips from the finro additional homes tha� are proposed. While traffic is a
concem ofi nearly every citizen in the metropolitan area, the City of Ti ard has recently
adopted a Transportation System Plan and has identified areas tha� are in need of
improvement. There is no evidence to suggest that these 20 additional trips will cause any
intersection failures. The traffic impact created by this development on the traffic system is
minimal. Prior to issuin building permits on either of these two lots, the developer will be
required to pay a Tra�c Impacf Fee of $2,530 for each residence that will be used for
improvements to the overall Transportation System.
Neighbors raised concerns with regard to the drainage that will be created by the additional impervious
surface created by this development.
MLP2003-00015 HOFFMAN PARTITION PAGE 4 OF 20
RESPONSE: The applicant is required to collect the newly created drainage from this development and
carry it to an approved storm sewer pipe. In this case� fhe applicant is proposing to
convey the drainage to the existing storm sewer in SW 90 just south of the development.
The City's engineering department will review final construction plans to ensure that the
system that is proposed functions properly.
Neighbors raised concerns with regard to the height of any new structures built on the site. They were
concerned with the site lines, loss of privacy, and depreciation m property value.
RESPONSE: The height limitation for any new dwelling in this particular zonin� classification is 30 feet.
However, because these two parcels are flag lots, there are additional height requirements
that are reviewed. Any structure over 1'/Z story or 25 feet, must meet specific standards
that are implemented to mitigate the impacts of taller structures. This review cannot be
completed until the buildings are applied for. Property values are dynamic and it would be
very di�cult to illustrate a decrease in property value as a result of tFiis development.
Neighbors raised concerns with regard to parking.
RESPONSE: The Tigard Development Code (TDC) requires that each single family residence provide a
minimum of one parking space. It is likely that each residence will provide more than one.
There is no evidence in the record to suggest that parking will become an issue as a result
of this development.
One neighbor requested screening along the access.
RESPONSE: The TDC does in fact mandate a screen along this access. The applicant has already
provided a plan for this screen, and will be required to follow through with the plan.
One neighbor requested that the applicant place an 8-foot cedar fence along the property.
RESPONSE: The TDC does not require that the applicant provide the fence. Any request such as this
must be negotiated among the parties involved. The City cannot condition this request.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.510 (Residential Zoning Districts)
C. Specific Development Standards
18.705 Access, Egress & Circulation)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.730 Exceptions to Development Standards)
18.745 Landscaping and Screening�
18.765 Off-Street Parking and Loadmg Requirements)
18.790 Tree Removal)
18.795 isual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Improvement Standards
18.810 (Street and U�ility Improvement Standards)
The proposal contains no elements related to the provisions of Code Cha pters: 18.370 Variances and
Adjustments, 18.720 (Design Compatibility), 18.742 (Home Occupations), 18.750 (Manufactured/Mobile
Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage), 18.760 (Nonconforming
Situations), 18.775 (Sensitive Lands), 18.780 (Signs), 18.785 (Temporary Uses), and 18.798 (Wireless
Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval
standards.
MLP2003-00015 HOFFMAN PARTITION PAGE 5 OF 20
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
When partitioning tracts into large parcels, the director shall require that the parcels be of such
size and shape to facilitate future re-partitioning of such parcels in accordance with the
requirements of the zoning district and this title.
The proposal is for a 3-lot Minor Land Partition of .62 acres. Parcel one has an existing home on site
and parcels two and three are expected to be developed with single-family residences. The lot sizes for
this development would be 7,533 square feet, 7,554 square feet, and 7,500 square feet respectively.
There are no future partitioning opportunities for this property. This criteria is satisfied.
A roval Criteria: Section 18.420.050
e propose 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 compliance with the conditions of approval for this application. Therefore, this criterion
is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed later in this decision. Where the
application is deficient, conditions have been imposed on the application to ensure com�liance.
Improvements will be reviewed as part of the permit process and durmg construction, at which time the
appropriate review authority will insure that City and applicable agency standards for construction are
met. Based on the analysis in this decision, this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width requirement in the R-4.5 zoning district is 50 feet. The widths of the newly
created lots are proposed to be as follows: Lot#1- 78.85 feet wide, Lot#2 — 88.85 feet wide, and Lot#3
is 100.01 feet wide. All three lots will exceed the minimum lot width standard of 50 feet. Therefore, this
criterion is met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in fhe lot area.
The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for sin le-family
residences. The proposed parcels exceed the minimum lot size of the zone. Parcels two and�hree are
flag lots. The accessway was not included in the lot size area of any of the lots. This criterion is met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15-foot wide access easement.
Lot 1 has 78.85 feet of frontage along SW 90�'Avenue; lots 2 and 3 are served by a 15-foot-wide access
easement. This standard has been met.
MLP2003-00015 HOFFMAN PARTITION PAGE 6 OF 20
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zoning district with the exception of the
side yard. The existing house is non-conforming in that it protrudes in}o the required side yard. Since
the applicant is not proposing to enlarge this structure, it can remain as non-conforming. Future
development of lots 2 and 3 will be subject to all setback requirements at the time of development. This
standard is satisfied.
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.
Lots 2 and 3 are flag lots and are subject to this standard, however, the applicant has not applied for
building permits, and so the standard will have to be satisfied prior to the issuance of a building permit
for parcels 2 and 3.
FINDING: Parcels 2 and 3 are flag lots. As such they are required to maintain a side yard that is no
less than 10 feet.
CONDITION: Prior to the issuance of building permits on parcels 2 and 3, the applicant shall provide a
site plan that demonstrates compliance with fhe ten-foot side yard setback.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The access easement for parcels 2 and 3 is located within ten feet of an abutting lot, and there is an
existing fence along the easement that the adjacent neighbor wishes to protect. The applicant has
proposed a screen along the access way to meet this standard. This standard is satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that state that there is no need for any additional fire hydrants.
This criterion is not applicable.
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 wit� the approved partition
map.
A 15-foot access easement is being recorded with this plat as an access easement to parcels 2 and 3.
This standard is satisfied.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This criterion is satisfied.
Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for
greenway 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 �n accordance
with the adopted pedestrian/bicycle pathway plan.
There is no one-hundred year floodplain associated with this site. Therefore, this criterion is not
applicable.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
MLP2003-00015 HOFFMAN PARTITION PAGE 7 OF 20
The applicant has not requested any development adjustment or variance. This standard is satisfied.
Residential Zonin Districts 18.510:
eve opmen s an ar s in resi en ial zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 PROPOSED
Lot 1/Lot 21Lot 3
Minimum Lot Size
-Detached unit 7,500 sq.ft. 7,533 SF/7,554 SF/7,500 SF
-Duplexes 10,000 sq.ft.
-Attached unit 1
Average Minimum Lot Width
-Detached unit lots 50 ft. 78.85 feet/88.85 FeeU 100 Feet
-Duplex lots 90 ft. N/A
-Attached unit lots
Maximum Lot Covera e - -
Minimum Setbacks
-Front yard 20 ft. Applied at the time of building permit
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro ert line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
[1]5ingle-family attached residential units pertnitted at one dwelling per lot with no more that five attached units in one grouping.
[2J Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard; however, the site size will be confirmed by survey prior to final plat approval. Setback
standards, required by Table 18.510.2 will apply to all future development of the proposed lots. It should
be noted that the setbacks and height limits for the flag lots (Parcels 2 and 3) are difFerent than the
underlying zone, as required by Sections 18.730.020(C) and 18.420.050(4)(e)_
FINDING: Based on the analysis, above, the Residential Zoning District Standards for all three
parcels can be met provided the following condition is satisfied.
CONDITION: The applicant shall submit a site plan with the building permit application for Parcels 2 and
3 that meets the height and setback re uirements as prescnbed for flag lots, per TDC
Sections 18.730.020(C) and 18.420.050(4�(e).
Section: 18.705 Access E ress and Circulation.
ec ion . . . s a es a an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by�meetiny adequate stacking
needs sig ht distance and deceleration standards as set by ODOT, Washingfon County, the City
and A�►SHTO.
The applicanYs engineer has submitted a sight distance certification for this project. The applicant also
indicates that the vision clearance area criteria can be met.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet, measured from the righf-
of-way line of the intersecting street to the throat of the pro osed driveway. The setback may be
greater dependin u pon the influence area, as determined �rom City Engineer review of a traffic
impact rep ort su�mi�ted b the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fron�age, 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.
MLP2003-00015 HOFFMAN PARTITION PAGE 8 OF 20
The driveways for this project are over 800 feet from Greenburg Road, which is classified as an arterial
street. Therefore, this criterion is met.
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 spacin of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local stree�s along a local street shall be 125 feet.
SW 90�' Avenue is classified as a neighborhood route and therefore the driveway spacing does not
apply.
Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition,
the following provisions are applicable:
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
s a connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three lots will have access onto SW 90�'Avenue. The applicant has provided a 15-foot access for the
benefit of parcels 2 and 3. The applicants' plans indicate that this standard will be met. This standard is
met.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:
a. A circular, paved surFace having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surFace with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;.
c. The maximum cross slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet. The access across parcel #1 is 117 feet long. There
is no need for a tumaround. This criterion is satisfied.
Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), may be required so as to reduce the need for excessive vehicular backing motions in
situations where two vehicles traveling in opposite directions meet on driveways m excess of
200 feet in length;
There are no driveways associated with this project that are greater than 200 feet in length, the access is
15 feet wide, and serving two residences. This criterion is satisfied.
Where permitted, minimum width for driveway approaches to arterials or collector streets shall
be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic
exiting the site.
None of the three lots will have access onto either a collector or an arterial. This criterion is not
applicable.
DENSITY COMPUTATIONS: CHAPTER 18.715.
. . ensi y a cu a ion
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac �ng e o owing an area s) from the gross acres, which is all of the land included in
the legal description of the property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
MLP2003-00015 HOFFMAN PARTITION PAGE 9 OF 20
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
Gross Developable area 27,007.2 Square Feet
Existing Home - 7,500
Access Easement (Tract A) - 3739
et eve opa e rea �;fb�$.2 Square Feet
Calculatin maximum number of residential units. To calculate the maximum number of
resi en ia uni s per ne acre, ivi e e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is 3 including the existing
residence. The proposal calls for two additional residential units for a total of three units on the parent
parcel including the existing house. This standard has been satisfied.
Calculatin minimum number of residential units. As reyuired by Section 18.510.040, the
minimum num er o resi en ia uni s per ne acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
The minimum number of residential units that the new lot can accommodate is one. This standard has
been satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
equires a e era an s a e environmen a laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 Performance Standards regulates:
Noise, visible emissions, vibration and odors.
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210
o�l e 7igard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning
is ric , ere s a be no use, operation or activity which results in a stack or other point-source
emission, other than an emission from space heating, or the emission of pure uncombined water
(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules
for visible emissions (340-21-015 and 3d0-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
er�pa in any given zoning district which is discernible without instruments at the property
line of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
c�Te e�cfable at any point beyond the property line of the use creating the odors is prohibited. DEQ
rules for odors (340-028-090) apply.
Glare and heat. No direct or sky reflected glare: whether from floodlights or from high
empera ure processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these reyulations shall not apply to signs or
floodlights in parkin� areas or construction equ�pment at the time of construction or excavation
work otherwise permitted by this title.
MLP2003-00015 HOFFMAN PARTITION PAGE 10 OF 20
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
main aine in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
FINDING: As this is a typical detached single-family project, which is a permitted use in the R-4.5
zone, none of the environmental condifions that have been listed above will be
compromised beyond allowable levels. The above performance standards are met.
These standards would be subject to code enforcement investigation if for some reason
the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
Street trees: Section 18.745.040
ection . 45.040.A.: All development �rojects fronting on a public street, private street or a
private driveway more than 100 feet in length approved after the adoption of this title shall be
required to plant street trees in accordance with the standards in Section 18.745.040C.
The applicant is not required to place street trees along SW 90�h Avenue because the project has less
than 100 feet of frontage along the street. However, the driveway is over 100 feet in length and is
required to be provided with street trees. The applicant has provided a screening plan along this
access way that includes the installation of an unknown street tree type. Therefore this criterion is not
satisfied.
FINDING: The application does not provide the variety of proposed street trees as required by the
TDC Section 18.745.040.
CONDITION:Prior to final plat approval, the applicant must provide staff with the species name of the
street trees that are to be planted along the access way so that it can be verified that
type and spacing meet the requirements of the TDC.
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
is ap er is app ica e or eve opmen pro�ec s w en there is new construction, expansion
of existing use: or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 2 new lots for single-family construction. Submittals of detailed plans
for the construction of any home within the development are not necessary at this time. Table 18.765.2
requires that one (1) off-street parking space be provided per detached dwelling unit. There is no
maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking
requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face
of garages to property lines in all residential zones. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits for individual homes within the development,
the developer shall submit materials demonstrating that one (1} off-street parking space,
which meets minimum dimensional requirements and setback requirements as specifed in
Title 18, will be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree Plan Requirement: Section 18.790.030
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
ce i ie ar oris s all be provided for any lot, parcel or combination of lots or parcels for which
a development application for a subdivision, partition, site development review, planned
development or conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has provided an arborist report from David Halstead, Certified Arborist. In his report,
David indicated that there are fourteen trees on site over finrelve inches in diameter at diameter breast
hei�ht (DBH). Mr. Halstead indicated that all of the trees could survive and would be preserved_
Incidentally, the applicant has indicated that none of the trees would be removed for this partition.
MLP2003-00015 HOFFMAN PARTITION PAGE 11 OF 20
FINDING: Although there are no trees proposed for removal, there is a possibility that trees could be
affected during construction of the new access way and parcels 2 and 3. Therefore, the
following conditions shall apply.
CONDITIONS:
. The applicant shall comply with the recommendations of the arborist report, and
shall provide the City Arborist with a construction sequence including installation
and removal of tree protection devices, clearing, grading, and paving.
. The applicant shall notify the City Arborist when tree protection measures are in
place so that he may verify that the measures will function properly prior to
construction.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
At corners. Except within the CBD zoning district a visual clearance area shall be maintained on
e corners of all property adjacent to the intersection of finro streets, a street and a railroad, or a
driveway providing access to a public or private street.
Obstructions rohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
s ruc ure or emporary or permanent obstruction except for an occasional utility pole or tree),
exceeding three feet in height, measured from the�o� of the curb, or where no curb exists, from
the street center line grade, except that trees exceeding this height may be located in this area,
provided all branches below eight feet are removed.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
con ri u e o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
Non-arterial streets.
on-arteria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at
least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a
trian�le formed by the right-of-way or property lines alon such lots and a straight line joining
the right-of-way or property line at points which are 30 fee� distance from the intersection of the
right-of-way line and measured along such lines.
(See Figure 18.795.1 on the following page)
MLP2003-00015 HOFFMAN PARTITION PAGE 12 OF 20
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
: -. ��F ��� �: �
� �J�Y I . .
.., '
.�
,
� � �.�.
. . �� ��� - � :.. 30'
• . ' LTht� . :
-i i : --
� � --
I�_SD_ � V 30 � �,�-�f �� �,,
�e�� W�y �h-�f
The applicant has identified visual clearance areas on the plans and staff has visited the site. There are
no obstructions to the visual clearance areas. Any violations of the vision clearance triangle will be
handled by code enforcement proceedings. This criterion is satisfied.
IMPACT STUDY: Section 18.390.040.B.e
equires a the applicant shall include an im pact study. The study shall address, at a
minimum, the transportation system, including bikewaxs, 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 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
proport�onal to the projected impacts of the development.
The applicant has submitted an impact study addressing the required elements above.
ROUGH PROPORTIONALITY ANALYSIS
Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's
are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for
each residential trip that is generated is $253.
According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF
assessment m Tigard. This leaves 68 percent unmitigated. The actual cost of system improvements
per trip generated by new develoQment on the Tigard street system can be determmed by the following
equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995):
$253 divided by .32 equals $790. ($253 is the residential use trip rate per trip TIF assessment according
to the Washington County TIF ordinance).
According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit
generates 10 average weekday trips per dwelling unit, per day. As there are 2 new dwelling units
proposed, 20 trips are generated per day for this site.
Less Miti ated Costs
e app icant is required to dedicate 2 feet of right-of-way along 93.85 feet of frontage of SW 90"'
Avenue. At an approximate cost of $3 (estimated cost) per square foot, this improvement is valued at
approximately$281.55.
MLP2003-00015 HOFFMAN PARTITION PAGE 13 OF 20
Estimate of unmiti ated im acts
u mpact is equa to ai y trips x $790 = $15,800
Less TIF Assessment 20 daily trips x $253 = $ 5,060
Less dedication of R-O-W = 281.55
�� e�itigate mpact o : , 5��
FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the
development exceed the costs of the conditions imposed and, therefore, the conditions are
roughly proportionate to the impacts sustained and thereby�ustified.
D. STREET AND UTILITY IMPROVEMENTS STANDARDS SECTION 18.810:
a� er . provi es cons ruc ion s an ar s or e imp emen a �on o public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-of-way width and a 48-foot paved section. A local res�dential street must
have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other
improvements required may include on-street parking, sidewalks and bikeways, underground
utilities, street lighting, storm drainage, and street trees.
This site lies adjacent to SW 90�' Avenue, which is classified as a neighborhood route on the City of
Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline,
according to the most recent tax assessor's map. The applicant should dedicate additional ROW to
provide�7 feet from centerline.
SW 90�' Avenue is currently partially improved. In order to mitigate the impact from this development,
the applicant should construct half-street improvements or provide a future improvement guarantee.
The partition is not requiring the creation of any new streets, and it is not feasible to construct this minor
of an improvement at this time. The applicant's narrative indicates that they will enter into a Restrictive
Covenant for future street improvements. This criterion is satisfied.
FINDING: SW 90th Avenue is classified as a neighborhood route that requires 27 feet of right-of-way.
Currently, there is 25 feet of right-of-way available. The TDC requires that where land is
develoPed and the right-of-way widths are deficient, dedication of property to achieve the
desired width is required.
CONDITION: The final plat shall show a ROW dedication along SW 90�' Avenue to provide 27 feet from
centerline.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan
shall be filed which shows the pattern of existing and proposed future streets from the
boundaries of the proposed land division. This section also states that where it is necessary to
give access or permit a satisfactory future division of adjoining land, streets shall be extended to
the boundary lines of the tract to be developed and a barricade shall be constructed at the end of
the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since
they are intended to continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which shall be
included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-
sac bulbs shall be constructed for stub streets in excess of 150 feet in length.
There is no opportunity to provide access to adjacent properties due to existing development.
MLP2003-00015 HOFFMAN PARTITION PAGE 14 OF 20
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet
between connections is reyuired except where prevented by barriers such as topography,
railroads, freeways, pre�xisting developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street connections. A full street
connection may also be exempted due to a regulated water feature if regulations would not
permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut
a development site shall be extended within the site to provide through circulation when not
precluded by environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is precluded when it
is not possible to redesign, or reconfigure the street pattern to provide required extensions.
Land is considered topographically constrained if the slope is greater than 15% for a distance of
250 feet or more. In the case of environmental or topographical constraints, the mere presence
of a constraint is not su�cient to show that a street connection is not possible. The applicant
must show why the constraint precludes some reasonable street connection.
Existing development and neighborhood patterns preclude additional street connections.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate building sites for the use contemplated,
consideration of needs for 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.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The site is an infill lot surrounded by pre-existing development and there are no further opportunities to
provide any connections. This standard is met.
Lots - Size and Shape: Section 18.810.060(A) �rohibits lot depth from beiny more than 2.5 times
the average lot width, unless the parcel is ess than 1.5 times the minimum lot size of the
applicable zoning district.
The widest lot is 100 feet in width and 75 feet deep. None of the lots are more than 2.5 times the
average lot width. This standard is met.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Parcel 1 has 78 feet of frontage onto SW 90�' Avenue, and Parcels 2 and 3 both have frontage onto a
15-foot-wide access easemenf. This standard is satisfied.
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.
MLP2003-00015 HOFFMAN PARTITION PAGE 15 OF 20
The applicant will enter into a restrictive covenant for future half-street improvements that includes
construction of sidewalks.
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 sy stems shall include
considerat�on of additional development within the area as projected by the Comprehensive
Plan.
There is an existing 8" sewer in SW 90"' Avenue. The existing home has a lateral connected to this
sewer line. The applicanYs plans indicate that they will make one connection to the main for the two new
lots. This line will be constructed from the main to a cleanout at the ROW line and then a y-connection
will be installed in order to provide two laterals from the ROW line to Parcels 2 & 3.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions af Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no existing upstream public drainageways that affect 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).
In 1997, Clean Water Services {CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Management Plan. Section V of that plan includes a recommendation that local
governments institute a sformwater detention/effective impervious area reduction program resulting in no
net increase in storm peak flows up to the 25-year event. The City will require that all new developments
resulting in an increase of impervious surFaces provide onsite detention facilities, unless the
development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the
storm water runoff will be permitted to discharge without detention.
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit for the two new parcels.
All proposed development within the City shall be designed such that storm wate�runoff is conveyed to
an approved public drainage system: TF�ere is an existing storm sewer in SW 90 Avenue just south of
this developm�nt. The applicant indicates that they will provide a drainage ditch from the two new lots
out to SW 90 Avenue. The applicant will have to provide storm drainage plans showing the private
ditch design and what improvements will be completed in the ROW, which may include cleanmg and
regrading }he existing ditch, installing a culvert across the shared driveway and/or extending the public
sewer to their north property line.
MLP2003-00015 HOFFMAN PARTITION PAGE 16 OF 20
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 90�' Avenue is not a designated bicycle 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, 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, includin� 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 development. The
determination shall be on a case-by-case basis. The most commont 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�nray 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 90�' Avenue. 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 94 lineal feet; therefore the fee would be $2,585.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
ua a in a ey a er istrict (TVWD) provides public water service in this area. The applicant will need
to contact NWD for new water services for the proposed parcels.
Storm Water Qualit :
e iy as agree 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.
MLP2003-00015 HOFFMAN PARTITION PAGE 17 OF 20
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 the two new parcels. Rather, the CWS standards provide that applicants should
pay a fee in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee m-lieu
for this application.
Gradin and Erosion Control:
esign an ons ruction Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surface water system resulting
from development, construction, grading, excavating, cleariny, and any other activity whicFi
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act.requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site is over five acres, the developer will be required to obtain an NPDES
permit from the City prior to construction. This permit will be issued along with the site and/or
building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that
surface drainage is directed to the streef or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to su�ciently contain and convey runoff
from each lot.
Address Assi nments:
e i y o igar 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 final plat approval.
For this project, the addressing fee will be $90.00 (3 lots and/or tracts X $30/address = $90.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private s�reet that lists the addresses that are senred by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the appIicanYs 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 Coordinates, referenced to NAD 83 (91�.
SECTION VII. OTHER STAFF COMMENTS:
City of Tigard Water Department was notified and stated that the project is out of the district
boundanes. The applicant should contact the Tualatin Valley Water District for water service.
City of Tigard Operations Department reviewed the proposal but offered no comments.
MLP2003-00015 HOFFMAN PARTITION PAGE 18 OF 20
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Tigard Arborist has reviewed the proposal his comments have been incorporated into the body
of this decision.
SECTION VIII. AGENCY COMMENTS
Clean Water Services was notified but provided no comments.
Tualatin Valley Fire & Rescue provided the following comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roa s s a ave an uno structe wi t o not ess t an eet eet or one or two dwelling units
and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC
Sec. 902.2.2.1) Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs
shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4)
The minimum clear width of the access shall be 15 feet. This may include 10 feet of asphalt
with 2'/2 feet of all-weather surface, such as gravel, on each side.
NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate
par e ve ic es an feet of unobstructed driving surface, "No Parking" signs shall be installed on
one or both sides of the roadway and in turnarounds as needed. (UFC Sec. 902.2.4) Signs shall read
"NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shall be installed with
a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall
have black or red letters and border on a white background. (UFC Sec. 901.4.5.1)— (See diagram on
back)
DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be
provi e wit an approved turnaround. Diagrams of approved turnarounds are available from the fire
district. (UFC Sec. 902.2.2.4)
No turnaround will be required for fire apparatus.
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface
t at is easi y istinguis a e rom t e surroundmg area and is capable of supportin� not less than
12,500 pounds point load (wheel load) and 50,000 pounds live load (g ross vehicle weight). You may
need to provide documentation from a registered engineer that the design will be capable of
supporting such loading. Documentation from a registered engineer that the finished construction is in
accordance with the approved plans or the requirements of the Fire Code may be requested. (Design
criteria on back) (UFC Sec. 902.2.2)
TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25
ee an ee respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10
percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Infersections and
turnarounds shall be level (maximum 5%� with the exception of crowning for water run-off. Public
streets shall have a maximum grade of 15/o. (UFC Sec. 902.2.2.6)
SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
we ings, up exes an su - ivisions, s a e p ace at eac intersecfion. Intermediate fire
hydranfs are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection
as measured in an approved manner around the outside of the structure and along approved fire
apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief.
(UFC Sec. 903.4.2.2)
MLP2003-00015 HOFFMAN PARTITION PAGE 19 OF 20
No additional fire hydrants will be required.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single
ami y we ings an up exes s a e , ga ons per minute. If the structure(s) is(are) 3,600
square feet or larger, the required fire flow shall be determined according to UFC Appendix Table
A-III-A-1. (UFC Appendix III-A, Sec. 5)
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roa ways an ire ig ting water supp ies s a e ins a e an operational pnor to
any other construction on the site or subdivision. (UFC Sec. 8704)
SECTION IX. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL SEPTEMBER 24, 2003 ON AND BECOMES
EFFECTIVE ON OCTOBER 9, 2003 UNLESS AN APPEAL IS FILED.
�A �eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date thelVotice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence conceming issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 8, 2003.
Questions:
yTf—oTe any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
i�''
�,�,.,'" "���
September 24, 2003
PREPARED BY: Brad Kilby DATE
Associate Planner
� ���
-�-- September 24, 2003
APPROVED BY: Richard Bewersdorff DATE
Planning Manager
MLP2003-00015 HOFFMAN PARTITION PAGE 20 OF 20
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00015 CITYOFTIGARD
Community�Development
HOFFMAN MINOR LAND PARTITION ShapingA�etter�ommunity
120 DAYS = 12/13/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: HOFFMAN MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00015
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres.
Parcel 1 has an existing home on site, and the other two new parcels are expected
to be developed with residences in the future. The lot sizes for this development
would be 7,609, 7,556, and 7,500 square feet respectively.
APPLICANT/ Michael Hoffman
OWNER: 1223 NW 24"' Avenue, Suite 5
Portland, OR 97210
LOCATION: 11475 S�lll 90�h Avenue; Washington County Tax Map 1 S135DB, Tax Lot 400.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25G) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
otice mailed to:
X The applicant and owners
—� Owner of record within the required distance
�— Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 24, 2003 AND BECOMES
EFFECTIVE ON OCTOBER 9, 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 OCTOBER 8, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilbv at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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Ma Is nol to aale
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
M I N 0 R LAN D PARTITI O N ��°"="�un``y��e�pm�n`
ShapingA BetterCommunity
DATE OF NOTICE: August 26, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00015
FILE NAME: HOFFMAN PARTITION
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1 has
an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500
square feet respectively.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 11475 SW 90"'Avenue; 1 S135DB, Tax Lot 400.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON SEPTEMBER 9, 2003. All comments should be directed to Brad Kilby, Associate Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at (503) 639-4171 or by e-mail to bradlev aC�.ci.tiqard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE�ATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN TNE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR SEPTEMBER 19, 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 REGlUESTED 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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Bradley Kilby- Hoffman Partition.doc Page 1
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TUALATIN VALLEY FIRE & RESCUE • SOLJTH DIVISION '
COMMUNI'rY SERVICES • OPERAlIONS • FIRE PREVEN'170N �I
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September 16,2003 �I
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Brad Kilby,Associate Planner I
City of Tigard
13125 SW Hall Blvd
Tigard,OR 97223
i
Re: Hoffman Partition �
Dear Brad, '
�
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I have reviewed the submittal for the above named project and have the following comments: �
i
1) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access roads shall have
an unobsh-ucted width of not less than 2o feet(15 feet for one or two d�velling units and out buildings),and an
unobstructed vertical clearance of not less than 13 feet C inches. (UFC Sec.902.2.2.1) Where fire apparatus roadways �
are less than 28 feet wide,"NO PARKING"signs shall be installed on both sides of the roadway and in turnarounds as
needed. Where fire apparatus roadways are more than 28 fcet wide but Icss than 32 feet wide,"NO PARKING"signs
shall be installcd on onc side of the roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet
wide or more,parking is not restricted. (UFC Sec.902.2.4) I
f
The minimum clear width of the access shall be 15 feet. This may include 10 feet of asphalt with 2 %:feet of all- I,
weather surf�ace,such as gravel,on each side.
2) NO PARKfNG S1GNS: Where fire apparatus roadways are not of sufficient width to accommodate parked vehicles and 20
feet of unobstructed driving surface,"No Parking"signs shall be installed on one or both sides of the roadway and in 'i
turnarounds as needed. (UFC Sec. 902.2.4)Signs shall read"NO PARK[NG-FIRE LANE-TOW AWAY ZONE, �
ORS 98.810-98.812"and shall be installed with a clear space above grade level of 7 feeL Signs shall be 12 inches !,
wide by I 8 inches high and shall have black or red letters and border on a white background. (UFC Sec.)O l.4.5.I)— �
(See diagram on back)
3) DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be provided with an i4
approved[urnaround. Diagrams of appro��ed turnarounds are available from the fire district. (UFC Sec.902.2.2.4) I
No turnaround will be required for fire apparatus.
4) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface that is easily '
distinguishablc from the surrounding area and is capable of supporting not less than 12,500 pounds point load(wheel �
load)and 50,000 pounds live load(gross vehicle weight). You may need to provide documentation from a registered :
engineer that the design will be capable of supporting such loading. Documentation from a registered engineer that the '
finished construction is in accordance with the approved plans or the requirements of the Fire Code may be reques[ed.
(Design criteria on back)(UFC Sec.902.2.2) �
5) TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25 feet and 45 feet I
respectively,measured from the same center point (UFC Sec.902.2.2.3) i
6) GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10 percent with a maximum �
gradc of 15 percent for lengths of no more than 200 feet. Intersections and turnarounds shall be level(maximum 5%)
with the exception of crowning for water run-off. Public streets shall have a maximum grade of 15%.(UFC Sec.
902.2.2.6)
7401 SW'Washo Court,Suite 101•Tualatin,Oregon 970G2•'1'eL(503)612-7U00•Fax(503)612-7003•www.tvfr.com I
Bradley Kilby- Hoffman Partition.doc Page 2
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7) S[NGLE FAMILY DWELLINGS AND DUPLEXES-FIRE HYDRANTS: Fire hydrants for single family dwellings, �
duplexes and sub-divisions,shall be placed at each intersection. Intermediate fire hydrants are required if any portion ;
of a structure exceeds 500 fect from a hydrant at an intersection as measured in an approved manner around the outside �
of the structurc and along approved fire apparatus access roadways. Placement of additional fire hydrants shall be as �
approved by the Chief. (UFC Sec. 903.4.2.2)
No additional fire hydrants will be required.
8) SINGLE FAMfLY DWELLINGS-REOUIRED FIRE FLOW: The minimum available fire flow for single family !
dwellings and duplexes shall be 1,000 gallons per minute. If the structure(s)is(are)3,600 square feet or larger,the
required fire flow shall bc determined according to UFC Appendix Table A-III-A-1. (UFC Appendix III-A,Sec.5)
i 9) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTfON: Approved fire apparatus access I
roadways and fire fighting water supplies shall be installed and operational prior to any other construction on the site
or subdivision.(UFC Sec.8704)
Please contact me at(503)612-70(0 with any additional questions. i
Sincerely, �
Eric T. McMullen ��
Eric T. McMullcn
Depury Firc Marshal
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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 9/17/03
TO: Brad Kilby, Associate Planner
FROM: Kim McMillan, Development Review Enginee��
RE: MLP2003-00015 Hoffman Partition
Access Management(Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's engineer has submitted a sight distance certification for this
project. The applicant also indicates that the vision clearance area criteria can
be met.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
The driveways for this project are over 800 feet from Greenburg Road, which is
classified as an arterial street. Therefore, this criterion is met.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 1
SW 90th Avenue is classified as a neighborhood route and therefore the driveway
spacing does not apply.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
neighborhood route street to have a 54-foot right-of-way width and 32-foot
paved section. Other improvements required may include on-street parking,
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW 90th Avenue, which is classified as a neighborhood
route on the City of Tigard Transportation Plan Map. At present, there is
approximately 25 feet of ROW from centerline, according to the most recent tax
assessor's map. The applicant should dedicate additional ROW to provide 27
feet from centerline.
SW 90th Avenue is currently partially improved. In order to mitigate the impact
from this development, the applicant should construct half-street improvements
or provide a future improvement guarantee. The applicant's narrative indicates
that they will enter into a Restrictive Covenant for future street improvements.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 2
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
There is no opportunity to provide access to adjacent properties due to existing
development.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not su�cient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
Existing development and neighborhood patterns preclude additional street
connections.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.6.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 3
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.i4.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant will enter into a restrictive covenant for future half-street
improvements that includes construction of sidewalks.
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
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 4
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" sewer in SW 90th Avenue. The existing home has a
lateral connected to this sewer line. The applicant's plans indicate that they will
make one connection to the main for the two new lots. This line will be
constructed from the main to a cleanout at the ROW line and then a y-connection
will be installed in order to provide finro laterals from the ROW line to the two
Parcels 2 & 3.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management(as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no upstream drainage ways that impact this site.
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 5
all new developments resulting in an increase of impervious surfaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
Developments of this small size, especially residential land partitions, are not
required to provide on-site detention. The applicant will be required to pay the
water quantity SDC upon application for the building permit for the two new
parcels.
All proposed development within the City shall be designed such that storm water
runoff is conveyed to an approved public drainage system. There is an existing
storm sewer in SW 90th Avenue just south of this development. The applicant
indicates that they will provide a drainage ditch from the two new lots out to SW
90th Avenue. The applicant will have to provide storm drainage plans showing
the private ditch design and what improvements will be completed in the ROW,
which may include cleaning and regrading the existing ditch, installing a culvert
across the shared driveway and/or extending the public sewer to their north
property line.
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 90th Avenue is not a designated bicycle 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 surtace
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 MLP2003-00015 Hoffman Partition PAGE 6
• 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 90th Avenue. 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 94 lineal feet;
therefore the fee would be $ 2585.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water System:
Tualatin Valley Water District (TVWD) provides public water service in this area.
The applicant will need to contact TVWD for new water services for the proposed
parcels.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 7
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 the two new
parcels. Rather, the CWS standards provide that applicants should pay a fee-in-
lieu of constructing a facility if deemed appropriate. The applicant shall pay the
fee-in-lieu for this application.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land. Since this site is
over five acres, the developer will be required to obtain an NPDES permit
from the City prior to construction. This permit will be issued along with
the site and/or building permit.
A final grading plan shall be submitted showing the existing and proposed contours.
The plan shall detail the provisions for surface drainage of all lots, and show that
they will be graded to ensure that surface drainage is directed to the street or a
public storm drainage system approved by the Engineering Department. For
situations where the back portions of lots drain away from a street and toward
adjacent lots, appropriate private storm drainage lines shall be provided to
sufficiently contain and convey runoff from each lot.
Address Assignments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of$ 30.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
For this project, the addressing fee will be $90.00 (3 lots and/or tracts X
$30/address = $90.00).
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 8
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the 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).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required for this project to
cover the sewer tap, storm drainage improvements 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
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 9
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 provide a storm drainage
plan for Parcels 2 & 3.
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of$90.00. (STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW 90th Avenue
adjacent to the subject property, when any of the following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
expenses by the third party owner(s) of property in addition to the
subject property, or
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements by
others adjacent to the subject site.
. A joint use and maintenance agreement shall be executed and recorded on
City standard forms for all common driveways. The agreement shall be
referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved by the Engineering Department prior to
recording.
. The applicant shall provide connection of proposed buildings to the public
sanitary sewerage system. A connection permit is required to connect to the
existing public sanitary sewer system.
. The applicant shall obtain approval from the Tualatin Valley Water District for
the proposed water connection prior to issuance of the City's Public Facility
Improvement permit.
. The applicant's final plat shall contain State Plane Coordinates on finro
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.
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 10
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 90th Avenue 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 applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit two mylar
copies of the final plat for City Engineer signature (for partitions), or City
Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 11
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. The applicant shall either place the existing overhead utility lines along SW
90th Avenue underground as a part of this project, or they shall pay the fee
in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be $ 27.50 per lineal foot. If the
fee option is chosen, the amount will be $ 2585.00 and it shall be paid prior
to issuance of building permit.
. Prior to issuance of the building permit for Parcels 2 & 3, the applicant shall
pay the standard water quality and water quantity fees per lot (fee amounts
will be the latest approved by CWS).
ENGINEERING COMMENTS MLP2003-00015 Hoffman Partition PAGE 12
REQUEST FOR COMMENTS CITYOFTIGARD
Community 1�eveCopment
S(:apingA Better Community
DATE: August 26,2003
T0: Mark Vandomelen,Residential Plans Examiner
FROM: City of Tigard Planning Division
STAFF CONTACT: Brad Kildy,Associate Planner[x24341
Phone: [5031639-4171/Fax: [503I684-7297
MINOR IAND PARTITION[MLPI 2003-00015
➢ NOFFMAN PARTITION Q
REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1
has an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500 square feet
respectively. LOCATION: 11475 SW 90th Avenue; 1 S135D6, Tax Lot 400. ZONE: R-4.5: Low-Density
Residential District. The R-4.5 zoning district is designed to accommodate detached single-family
homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes
and attached single-family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and 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: SEPTEMBER 9, 2003. You may use the space
provided below or attach a separate letter to return your comments. If you are unable to respond bv 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:
.
REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
SFiaping�BetterCommunity
DATE: August 26,2003
T0: Matt Stine,Urban Forester/Public Works Annex
FROM: Cidl of T"igard Planning Diuision
STAFF CONTACT: OMd�fl,Associate Planner[x24341
Ppone: [5031639-4171/Fax: [5031684-7297
MINOR LAND PARTITION[MLPI 2003-00015
➢ NOFFMAN PARTITION Q
REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1
has an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500 square feet
respectively. LOCATION: 11475 SW 90�' Avenue; 1S135D6, Tax Lot 400. ZONE: R-4.5: Low-Density
Residential District. The R-4.5 zoning district is designed to accommodate detached single-family
homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes
and attached single-family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and 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: SEPTEMBER 9, 2003. You may use the space
provided below or attach a separate letter to return your comments. If you are unable to respond bv 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:
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P�DtosED �l�lY�Wf�Y (s ln4�k� l� rH�F R�l.� siNCE 1 A�M UA�RsY
�t�u�?` NouJ c los� �T s�'MS �a rttE P P�S�R� 7R�s
i
Name& Number of Person Commenting: g 2
c
REQUEST FOR COMMENTS CITYOFTICiARD
Community�DeveCopment
SttapingA Better Community
DATE: Au9ust 26,2003
T0: Dennis Koellermeier,Operauons Mana9er/Water Department
FROM: City of Tigard Planning Division
STAFF CONTACT: Brad Kilby,Associate Planner[x24341
Phone: [5031639-4111/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00015
➢ HOFFMAN PARTITION Q
REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1
has an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500 square feet
respectively. LOCATION: 11475 SW 90�' Avenue; 1S135DB, Tax Lot 400. ZONE: R-4.5: Low-Density
Residential District. The R-4.5 zoning district is designed to accommodate detached single-family
homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes
and attached single-family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 9, 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:
o�� frl��
Name& Number of Person Commenting:
� �;a��l
-- _, i
�, � �
REQUEST FOR COMMENTS CITYOFTIGARD
Community [�eveCopment
Shaping�BetterCommunity
DATE: Au9uSt 26,2003
T0: PER ATTACHED
FROM: City of Tigard Planning Di�ision
STAFF CONTACT: Brad KiIbY,Associate Planner[x24341
Phone: [5031639-4171/fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2003-00015
➢ NOFFMAN PARTITION Q
REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1
has an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500 square feet
respectively. LOCATION: 11475 SW 90�' Avenue; 1S135DB, Tax Lot 400. ZONE: R-4.5: Low-Density
Residential District. The R-4.5 zoning district is designed to accommodate detached single-family
homes with or without accessory residential units at a minimum lot size of 7,500 square feet. Duplexes
and attached single-family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this
application, WE NEED YOUR COMMENTS BACK BY: SEPTEMBER 9, 2003. You may use the space
provided below or attach a separate letter to return your comments. If you are unable to respond bv 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& Number of Person Commenting:
�, � CITII ; TIGARD REQUEST FOR C01 ENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: i v 1_ - , FILE NAME: ""' ' . . ,'� ��'� r ' �
CITIZEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central [�East ❑South ❑West aProposal Descrip.in Library CIT Book
CITY OFfICES
LONG RANGE PLANNINGlBarbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. POLICE DEPTJJim Wolf,Crime Prevention Officer
Y BUILDING DIVISION/Gary Lampella,Building Official ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer 1 WATER DEPTJDennis Kcellermeier,Public works Mgr.
CITY ADMINISTRATION/Cathy Wheatley,City Recorder PUBLIC WORKS/John Roy,Property Manager �PUBLIC WORKS/Matt Stine,Urban Forester
✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITEM-10 BUSINESS DAYS PRIOR TO TNE PUBLIC HEARINGI
SPECIAL DISTRICTS
TUAL.HILLS PARK 8 REC.DIST.+►J, TUALATIN VALLEY FIRE 8 RESCUE� _ TUALATIN VALLEY WATER DISTRICT+► ,y CLEANWATER SERVICES+�
Planning Manager Fire Marshall Administrative O�ce Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN� OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 2501 SW First Avenue Jennifer Goodridge
_ Irish Bunnell,oe��ov�a s� 18880 SW Martinaui 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 IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
PO Box 23483 _ BOb Knight,onaa�ou�cerner�zca> US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 _ Paulette Allen,GrovAhM�apemeMCoortlinator OR.DEPT.OF LAND CONSERV.B DVLP Kathryn Harris
_ Mel Huie,Greenspaces Coordinaror(CPA20A) L2�ry F�9�Ch f�o P�an amendments onry) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,a��P�.�w�a5� 635 Capitol 5treet NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,Growt�ManapemerASerNCes Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�POwe�wnes�n area� _OR.DEPT OF AVIATION�MOnovo�a ro.eral Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,Plannirq 155 N.First Avenue
_CITY OF LAKE OSWEGO� Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro.OR 97124
PO Box 369 Portland,OR 97208-3621 Brent Curtis ccan�
Lake Oswego,OR 97034 _Gregg Leion�can�
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Anne LaMountain�icrwRe�
CITY OF PORTLAND (NOtiy tor WetlanOS antl PoteMial EnWronmental Impads) _M8f8I1 DB�IeISO�,o�w�M Re�+e«coo.a+�w� Phil Healy ucnruRe>
Planning Bureau Director Regional Administrator Cari Toland, Right-of-Way Section cva�a�� StBVB CO�WBy(General Apps.)
1900 SW 4`h Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders Sr.Cartographer ccvNZC��r.�s,�
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037 Jim Nims�za�MS�s
_Doria Mateja acn�Ms i.
WA.CO.CONSOLIDATED COMMUNIC.AGENCY(WCCCA)"911"IMOnopoN rrnwnl ODOT,REGION 1 -DISTRICT 2A�
Dave Austin Jane Estes,P�n sa�a���
PO Box 6375 5440 SW Westgate Drive,Suite 350
Beaverton,OR 97007-0375 PoRland,OR 97221-2414
UTILITY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Northern�Santa Fe wR Predecessor)
Robert I.Melbo,President 8 General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. _TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n��e��a�a,y� Randy Bice (SM MyforM�Canlcl) �ira�o�a u wnnu�z rnue or�r��e Ro�ca�
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 �,� Portland,OR 97232
PORTLAND GENERAL ELECTRIC �NW NATURAL GAS COMPANY �'VERIZON QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering 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 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
" TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE CORP.
Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev,s»Mqaw..o«�+, Diana Carpenter i,�,,.EdM.�a�w,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 3500 SW Bond Street
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Portland,OR 97232
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIH 500'OF THE SUBJECT PROPERTT FOR AN1flALL
CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). n:Wauyvnas�ers�Requesi For Comments Not�flcaiion�ist.doc (UPDATED: 17-Ju1-03)
(Also update:"i:lcurpinlsetup�abelslannexation_utilities and franchises.doc'when updating lhis document)
City of Tigard September 8,2003
ATTN Brad Kilby,Associate Planner
Planning Division
13125 SW Hall Blvd
Tigard OR 97223
RE: Minor Land Partition(MLB)2003-000015
My name is Barbara A White. I own the property at 11495 SW 90 Avenue,Tigard OR 97223-6406.
My property is located immediately to the south of the property at 11475 SW 90 Avenue which is owned
by Michael Hoffman. He is requesting approval for developing two parcels directly behind two existing
residences at 11435 & 11475 SW 9Uth.
I have concerns regarding this proposal as stated below.
- The access road to reach this area will be located very near my residence. As it is extremely close to the
property line, I am concerned about noise and possible damage to the side of my house.
- Any drainage from his property is also of great concern to me. How will that issue be addressed?
- What provisions will be made for locating the utilities necessary for this area and where would they
be located?
- There are some very old, large beautiful trees situated to the rear of the existing residence. What will
happen to them?
- I have a chain-link fence from the edge of my residence to the reaz edge of my property. There are
some plantings on my side of the fence. Will Mr. Hoffman be required to install some kind of
screening on his side of my fence to afford some privacy screening?
- I also have concerns regarding the traffic,which will evolve, from obtaining access to these two
parcels. What impact can I expect?
It seems Mr.Hoffman has put the existing residence(a rental)up for sale and possibly the two parcets in
question may also be sold. If these two parcels are sold,will the buyer be required to obtain further
approval from the City?
I appreciate any assistance you can give me with these concerns. Thank you-
Sincerely, ����� /��y�-
G
Barbara A White
11495 SW 90 Avenue
Tigard OR 97223-6406
(503)639-5605 home
� ., , _
Bradley 1'rlby- BDY.RTF Page 1
RECEIVED PLANNING
SEP 0 9 2003 '
�
Dear Mr. Kilby: CITY OF TIGARD
As a 15 year resident and the one most likely to be unfavorably impacted by the development I
welcome the opportunity to make a few comments. Also I would like to state that my personal
work schedule has not allowed me the time to go the City of Tigard Community Development
Department and obtain copies of the application,written comments and supporting documents for
review. Is it possible to view these items online?
Foremost among my concerns is the impact on my property value. It seems reasonable to
assume that if a new residence is crowded into my shared backyard that this would undoubtedly ,
be view by any potential buyer as a negative,compromising my negotiation power.This would be
particularly disadvantageous if the new construction was two story. Additionally, due to my
modest income the equity in my home is significant to my long term financial securiry and any
loss,even minimal,jeopardizes that security. '
This brings me to another major concern and that is one of privacy. Offers were made to the '
current resident to buy this parcel with the intent to keep as is. There were some assurances that ',
this should not be a concern and that the property would not be broken up for development. It is
certain that any development would forever change the peace and quiet we currently enjoy and
which is afforded by natural surroundings. It hardly seems fair that we irretrievably lose this i
serenity when we made efforts to secure it. Again, if the development was two story the harm to
our privacy would be immeasurable.
I am also troubled by the aesthetic changes. Currently the neighborhood is graced by the natural
surroundings of matured trees and other pleasing shrubbery. Although I have not been able as of II
yet to review the application and planning documents I cannot see a way around the destruction !
of several trees in order to create a road way for any development. It would be such a shame to
upset the intrinsic value these amazing trees bring to the neighborhood.
Currently we can all agree that highway 99 has become a nightmare of gnarled traffic especially at
rush hours. Greenburg Road as well has become quite troublesome. Additional residential !
development is not likely to ease that burden or cut down on the ever increasing noise factor.
Since I am naive when it comes to appropriate legal language I can only hope that the"Applicable '
Review Criteria"was specifically addressed with sufficient specificity. All I know is I have lived in I
my home for 15 years and have labored many hours to ensure that it was an asset to my
neighborhood and an enhancement to the property values of all my neighbors. I hope these
comments are helpful to you in the decision making process.
Sincerely, �I
Michele Matthews I
matthewsmichele@msn.com
11440 SW 91 st Ave
Tigard,OR 97223 �
Ler hton E. Staehle
9
805 Broadway, Surte 200 �
Vancouver, WA 98660 I
Phone: (360)694-8443 Fax: (360)694-8727
!e.staehle�a nmfn.com �
Northwestern Mutual Financial Network is the marketing name for the sales and distribution arm of
I The Northwestern Mutual Life Insurance Company and its subsidiaries and affiliates.Agent,The '
Northwestern Mutual Life Insurance Company(Northwestern Mutual), Milwaukee,WI, life ',
insurance,annuities and disability income insurance,Jeff L. Pawlowski,General Agent. Northwestern ',
,
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Bradle.y Kilby- BDY.RTF Page 2
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Long Term Care Insurance Company(NLTC), Milwaukee,WI,long-term care insurance.NLTC is a
subsidiary of Northwestern Mutual. Registered Representative,Northwestern Mutual Investment
Services, LLC, (NMIS) 720 E. Wisconsin Avenue, Milwaukee WI53202, (414-271-i444),variable life
insurance,variable annuities, mutual funds,unit investment trusts and money market funds. NMIS
is a wholly-owned company of Northwestern Mutual and is a member of the NASD and SIPC. ,
Northwestern Mutual is not a broker-dealer.There may be instances when this agent represents '
insurance companies in addition to Northwestern Mutual or NLTC.
NortAwestern Mu[ual,its subsidiaries and aftiliates ma}•recieN anJ retain incoming and outgoing elec[ronic mail for this e-mail
aJJress for quali[y assurance and regul�tor��cumpliance purposes.Communications via e-mail are not secure or encrypted.They '
could be observed by a third party.Your tronsmission of electronic mail to this address represents your consent to hvo-way I
communication by Internet e-mail.Ityou received this in error,please contact Ihe sender anJ delete the material trom any computer ,
on which it exis[s.
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Bradley Kilby-Tigard.doc � Page 1
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Matt&Kathleen Forman �
11403 SW 90`h Ave
Tigard,OR 97223
603-639-5254 '
ka.forman(c�verizon.net
REC���ED P�-p`NNING
August 27,2003 '
AUG2g ��`�3 �I
Brad Kilby !
Associate Planner �-�-Y pF T�GARD
City of Tigard C ;
13125 SW Hall Blvd !�
Tigard,OR 97223 �
RE: Minor Land Partition(MLP)2003-00015 Hoffman Partition �
I
Dear Brad, ',
Our home is next to the planned development area. We are concerned about our sight lines. We �I
would like to know the height of the planned houses and overall size of each. In order to �
minimize the impact of the new construction,we would like the developer to erect an eight foot �
cedar fence,with the"good side"facing our home. I
�
Sincerely, ��i
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Matt and Kathleen Forman '
;
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AFFIDAVIT OF MAILING CITYOFTIGARD
Community�Dec�eCopntertt
S�+apingA BetterCommunity
I, �l'atricia L. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative SpeciaCut for
the City of Tr$ard, `Waskington County, Oregon and that I served the following:
{CheCk Appropriale Boz(s)Below}
❑x NOTICE Of PENDIN6 LAND USE APPLICATION FOR: MLP2003-0001 S/HOfFMAN PARTITION
� AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhibft"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 AlIg11St 26,2003,and deposited in the United States Mail on A0911St 26,2003, postage prepaid.
_ �
(Person that Pre are otice)
,S`�A2E O�F O��ON )
Coun�y of�iNas ington )ss.
City of�rigard �
Subscribed and sworn/affi ed before me on the� day of L , 2003.
,, OFFICIAL SEAL
'.� ,J BENGTSON
: NpTARY PUBLICAREGON /!�
COMMISSION N0.368086 /
.•`MY COMMISSION EXPIRES APR.27,20U7
My Commission k�tpires: �'7 �
' ' EXH161T�
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 CITYOFTIOARD
MINOR LAND PARTITION Community�DeveCopment
Skaping A BetterCommunity
DATE OF NOTICE: August 26, 2003
FILE NUMBER: MINOR LAND PARTITION (MLP) 2003-00015
FILE NAME: HOFFMAN PARTITION
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel 1 has
an existing home on site, and the other two new parcels are expected to be developed with
residences in the future. The lot sizes for this development would be 7,609, 7,556, and 7,500
square feet respectively.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
LOCATION: 11475 SW 90th Avenue; 1 S135DB, Tax Lot 400.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to
submit written comments on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON SEPTEMBER 9, 2003. All comments should be directed to Brad Kilbv, Associate Planner in the
Planning Division at the City of Tigard, 13125 SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City
of Tigard by telephone at (503) 639-4171 or by e-mail to bradlevCa)_ci.tiqard.or.us.
All COMMENTS MUST BE RECEIYED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON TNE DATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR SEPTEMBER 19, 2003. IF YOU PROVIDE COMMENTS, YOU WILL BE
SENT A COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL
CONTAIN THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
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7 S135DC-07300 1 S135DD-03fi15 EXH I B IT.,lL
ALLEN ALMA M BOUSE JOHN R
11640 SW 91 ST 11470 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DA-03300 1 S 135DD-03618
ANSARI BEHROOZ&SHEILA BRADFORD GARY TR
11540 SW 90TH AVE 305 E FIFTH
TIGARD,OR 97223 THE DALLES,OR 97058
1 S 135DD-03606 1 S 135DA-01400
APPLETON REYNOLD G& BRAHMA PREMANANDA ASHRAM
MARLER LINDA L 11515 SW HALL BLVD
7100 SW HAMPTON STE 103 TIGARD,OR 97223
TIGARD,OR 97223
1S135DB-12200 1 35DA-03503
ARCE JUAN P&ROSA M BRA P ANANDA ASHRAMA
11369 SW 91ST CT 115 L BLVD
TIGARD,OR 97223 ARD,OR 9 23
1 S 135DD-03704 1 S 135DA-02701
BAXTER ALAN T AND SOOK HEE BROYLES JENNIE A
11650 SW 90TH 11260 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-17 500 1 S 135D8-04100
BECK NATHAN A&DAWNA R BUI JOSEPH H
11315 SW 91ST CT 11330 SW 92ND
TIGARD,OR 97223 TIGARD,OR 97223
15135DC-07200 1 S 7 35DB-04901
BELL CARROLL M&FLORENCE P BURRONE BARBARA J
11600 SW 91ST AVE 11495 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 7 35DC-07900 1 S 135DC-07400
BELL LEO LAMAR TRUSTEE CANTRELL CARROLL R
11635 SW 90TH 11700 SW GREENBURG RD
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03604 1 S 135D8-10800
BERGER CLIFFORD W 8 CYNTHIA A CHONG BENTON L
11455 SW LOMITA AVENUE 11250 SW 91ST CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03600 15135D8-04101
BERGMANN FLOYD H COOPER KIMBERLEY A
MARINE M 11300 SW 92ND AVE
11600 SW 90TH TIGARD,OR 97223
TIGARD,OR 97223
1S135DD-03603 1S135DC-08100
COSHOW ELIZABETH I FERRIER GERALD L&JOYCE H
11425 SW LOMITA AVE 11565 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-08400 _ 1 S 135DD-03607
CRAFT NEAL E 8 JEANIE M FITZPATRICK DAVID G 8 BETTY L
11730 SW GREENBURG RD 1395 NE 22ND
TIGARD,OR 97223 GRESHAM,OR 97030
1 S 135DB-11800 1 S135D6-02603
CRISP STANLEY&TONI K FORMAN MATTHEW B&
11277 SW 91ST CT KATHLEEN A
TIGARD,OR 97223 11403 SW 90TH AVE
TIGARD,OR 97223
1 S 135DA-03200 1 S 135DA-02802
DOLL THOMAS C AND DORIS M FREEDMAN STEPHEN H&
11500 SW 90TH ARCHER CANDACE
TIGARD,OR 97223 11300 SW 90TH AVE
TIGARD,OR 97223
1 S 135DC-06900 1 S135DB-04700
DRENNA JOHN W& GAVETT WESTON C&KERRY L
BURNETT JOHN F�STEPHANIE A 11435 SW 92ND AVE
PO BOX 23603 TIGARD,OR 97223
TIGARD,OR 97281
1 S 135DC-07000 1 S 135DA-04200
DRENNAN JOHN W GHITA VASILE&DOMNICA
PO BOX 23603 11310 SW 90TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
1 S 135D6-03000 1 7350B-00300
EATON LINDA L&RICHARD B G VAS 8 DOMNICA
9625 SW LEWIS LN 1131 TH AVE
TIGARD,OR 97223 TLAND,O 97223
1 S 135DA-02803 1 S 135D6-04600
EILiS DANIEL& GLAUBKE JOHN A 8�MARY MARTHA
ARACO-ELLIS PATRICIA CO TRUSTEES
11290 SW 90TH AVE 11405 SW 92ND
TIGARD,OR 97223 PORTLAND,OR 97223
1S135DB-04000 1S135DB-02900
ERVIN ROBERT 8 KIM HAMPTON KENNETH B&
11360 SW 92ND AVE KNOTT LAURA D
TIGARD,OR 97223 11515 SW 915T AVE
TIGARD,OR 97223
t S 135D B-026o2 1 S 135DB-02604
FAULK JEFF&DOROHTY M HEITZ NANCY P AND RONALD L
11435 SW 90TH 11401 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-036t 2 1 S 135DA-04800
HERBERHOLZ ANDREW B LAURENCE RAYMOND S&CARRIE A
FLORENCE L 8970 SW NORTH DAKOTA ST
8870 SW LOCUST TIGARD,OR 97223
TiGARD,OR 97223
1 S 135DD-03608 1 S 135DD-03617
HERBERHOLZ ANDREW B&FLORENCE LOOFBOUROW DONALD IVAN&MARY P
clo HERBERHOLZ LARRY 11410 SW LOMITA AVE
8870 SW LOCUST PORTLAND,OR 97223
TIGARD,OR 97223
1 S 135DB-00400 1 S 135DC-07100
HOFFMAN MICHAEL J LOWRY MARYLEE A
1223 NW 24TH#5 11595 SW 91ST
PORTLAND,OR 97210 TIGARD,OR 97223
7 S 135DD-03605 1 S 135DD-03609
HUGHES JEFFREY M&TAMI JO BARE MACKINNON FERN E&
11485 SW LOMITA AVE DALE VIRGINIA E
TIGARD,OR 97223 11625 SW LOMITA
TIGARD,OR 97223
1 S135DB-0O600 1 S135DB-11200
JACKSON LINDA J MAHON MARK F AND SUSAN M
11545 SW 90TH AVE 11310 5W 91ST CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-03900 1 S 7 35DB-01900
JOHNSON CHARLEY F AND MATTHEWS MICHELE L
D.J.STRAUSBAUGH 11440 SW 91ST AVE
11390 SW 92ND AVE TIGARD,OR 97223
TIGARD.OR 97223
1 S 135DA-02900 1 S 7 35DD-03811
JUNG MARIA MCLOUGHLIN TIMOTHY R AND
11400 SW 90TH AVE K YVONNE
TIGARD,OR 97223 MCLOUGHLIN ROBERT C
5400 SW 198TH AVE
ALOHA,OR 97007
15135DB-03700 15135DA-02801
KOLMODIN NORMAN B 8 MARY LOU MCTAGGART BRENT
CO-TRUSTEES PO BOX 231207
11450 SW 92ND AVE TIGARD,OR 97281
PORTLAND,OR 97223
1S135DC-08500 1S135D8-11700
KOLYVANOV ALEKSANDR MEZENTSEV ALEKSANDR M&
KOLWANOV EMILYA OTROKHOVA MIRA M
11510 SW 92ND AVE 11285 SW 91ST CT
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 135DA-03500 1 S 7 35D6-12100
L N PROPERTIES LLC MILLER PAMELA S
342 SUNCREST CT NW 11338 SW 91ST CT
SALEM,OR 97304 TIGARD,OR 97223
1S135DC-08200 1S135DB-04601
MOLITOR LAWRENCE R/NANCY L PFAFFLE GRETCHEN
11587 SW 90TH AVE 11375 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-0367 4 1 S 135DC-06700
NEBERT SUSAN ETTA&TOMMY HENRY PHAM LUONG G 8 VERONICA J
11530 SW IOMITA PO BOX 23126
TIGARD,OR 97223 TIGARD,OR 97281
1 S 135DD-03613 1 S 135D6-02600
NEBERT TOMMY HENRY POWLOSKI C KENT&LISA
SUSAN E 11405 SW 90TH
11530 SW LOMITA TIGARD,OR 97223
TIGARD,OR 97223
1 S 135D B-11600 1 S 135DD-03619
NELSON LINDSAY R QUILLEN DEANNA MARIE
11301 SW 91ST CT 11560 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DA-02702 1 S 135DB-01600
NESS DORIS A RAMIREZ JOSE C/MARIA
11230 SW 90TH 11560 SW 91ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03703 1 S 135DB-10900
NUT MEG APARTMENTS LTD PTNSHP& RENFRO-GREENFIELD RENEE
CEDAR BARK ASSOCIATES LTD PTNSHP 11266 SW 91ST CT
PO BOX 389 TIGARD,OR 97223
PALO ALTO,CA 94309
1 S 135DB-01800 1 S 135DB-02800
O'CALLAGHAN COLLEEN C SANDBO JOHN R AND DONNA M
17702 OVERLOOK CIR TRAUBA DONNA M
LAKE OSWEGO,OR 97034 11475 SW 91ST
TIGARD,OR 97223
1 S 135D D-03700 1 S 135DB-00100
OH JANG W AND YON SOON SCHAFFER HARRY E 8
11630 SW LOMITA LILLIAN E TRS
TIGARD,OR 97223 11245 SW 90TH
TIGARD,OR 97223
1 S 135DA-05000 1 S 135DD-0367 6
OSEI-AGYEMANG SIMON SCHROCK DONNA R
8950 SW NORTH DAKOTA ST 11440 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D8-17100 1 S t 35D8-71000
PETERSON MICHAEL B& SCHULTZ BARBARA J
LOUIE TINA L 11280 SW 915T CT
11292 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DB-04200 1 135D6-11
SHEWMAKER BEATRICE BENNETT TE P ERTIES CORP
11270 SW 92ND AVE PO
TIGARD,OR 97223 LSBORO, 97123
1 S 135DA-04900 1 S 135DB-03800
SHOOK TERRY&PAIGE VIAENE STEPHANIE L&KEVIN
8960 SW NORTH DAKOTA ST 11420 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S135D8-02700 1 S135DB-12000
51MON5EN RORY L& VICE ALICIA K 8�RICHARD A
ADAMS CINDY L 11375 SW 90TH AVE
11435 SW 91ST AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 7 35DA-04300 1 S 7 35DA-03000
SMITH SHARON LOU VIRNIG SEAN&JUSTINE
11330 SW 90TH 11405-11407 SW LOMITA AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S135DB-03600 1 S135DD-03620
SMITH TERRENCE W ANO WANG PING-JUI KAI
LISA R 22600 SW 93RD TER
11480 SW 92ND TUALATIN,OR 97062
TIGARD,OR 97223
1 S 135DA-03100 1 S 135DB-00500
SNYDER WILLIAM T 8 STEPHANIE WHITE BARBARA A
11480 SW 90TH 11495 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S135DC-08600 1 S135D8-01700
SPECIALIZED HOUSING INC WHITMAN KATHLEEN R
5319 SW WESTGATE DR#124 11520 SW 91ST AVE
PORTLAND,OR 97221 TIGARD,OR 97223
1 S t 35DB-04800 1 S 135D8-00200
STRONG THOMAS L AND ROXANN S WILHELM CLARE
11465 SW 92ND AVE 11275 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D8-12300 7 S 135DC-06800
TARHUNI JAMAL WILKINSON VARIA J
11347 SW 91ST CT 11630 SW GREENBURG RD
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-11300 1 S 135DC-07800
TENLY PROPERTIES CORP WINTER ELI RAVEN
PO BOX 927 12595 SW BROOKSIDE AVE
HILLSBORO,OR 97123 TIGARD,OR 97223
t S 7 35DD-03602
WORSECH HAROLD A
SANDRA K
11450 SW 90TH
TIGARD,OR 97223
Jack Biethan
11023 SW Summerfield Drive, #4
Tigard, OR 97224
Sue Rorman
11250 SW 82"�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 flt SUBCOMMITTEE �i:lcurpin\setupllabelslClT East.doc) UPDATED: April 18,2002
• � 1
AFFIDAVIT OF MAILIHG CITVOFTICipRD
�on�rrt u nt ty�DeveCopmertt
SkapingA Better Community
I, �Patricia L. Lunsforcf, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrative SpeciaCrst for
the �'ity of 7'sgarc�4Nasfiington County, Oregon and that I served the following:
{Check Appropnate Box(s)Below}
❑X NOTICE OF DECISION FOR: MLP�003-00015/HOFFMAN PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Ellhlblt"A",and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked E1[hlblt"B",and by reference made a part
hereof, on September 24,2003.and deposited in the United States Mail on Septemder 24,2003, postage prepaid.
,
� �
�7
� (Person that Prep ed Notice)
,S"�'A?E OF'O��ON )
Coun�y of`Wasrtngton )ss.
�'ity of Trgard ) �
Subscribed and sworn/affi ed before me on the� day of (/1/ ^ , 2003.
OFFICIAL SEAL
' `;" J BENGTSON �� �
' NOTARY PUBLIC-OREGON �
. COMMISSION NO.3fi8086
MY COMMISSION EXPIRES APR.27,2007 ,�
My Commission E�ires: �� �
EXHIBIT�
NOTICE OF TYPE II DECISION
r,,..
MINOR LAND PARTITION (MLP) 2003-00015
CITY OF TICaARD
Commumty rUeveCopment
HOFFMAN MINOR LAND PARTITION s��,�A�ettercommun=ty
120 DAYS = 12/13/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: HOFFMAN MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00015
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres.
Parcel 1 has an existing home on site, and the other two new parcels are expected
to be developed with residences in the future. The lot sizes for this development
would be 7,609, 7,556, and 7,500 square feet respectively.
APPLICANTI Michael Hoffman
OWNER: 1223 NW 24"' Avenue, Suite 5
Portland, OR 97210
LOCATION: 11475 SW 90�' Avenue; Washington County Tax Map 1 S135D6, Tax Lot 400.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
. accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section VI.
MLP2003-00015 HOFFMAN PARTITION PAGE 1 OF 20
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR T� APPROVAL OF THE FINAL PLAT:
u mit t e o owing to t e anning ivis�on ra i y , x or review an •
approval:
1. Prior to final plat approval, the applicant must provide staff with the species name of the street
trees that are to be planted along the access way so that it can be verified that the type and
spacing meet the requirements of fhe Tigard Development Code (TDC).
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
2. A Public Facility Improvement (PFI) permit is required for this �roject to cover the sewer tap,
storm draina�e improvements 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 Pubfic Improvement Design Standards, which are available
at City Hall and the City's web page (www.ci.tigard.or.us).
3. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. /�Iso 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.
4. Prior to approval of the final plat the applicant shall provide a storm drainage plan for Parcels 2 &
3.
5. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $90.00.
(STAFF CONTACT: Shirley Treat, Engineering).
6. The final plat shall show a right-of-way (ROW) dedication along SW 90th Avenue to provide 27
feet from centerline.
7. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate
in the future improvements of SW 90th Avenue 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 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.
8. A joint use and maintenance agreement shall be executed and recorded on City standard forms
for all common driveways. The agreement shall be referenced on and become part of all
applicable parcel Deeds. The agreement shall be approved by the Engineering Department prior
to recording.
9. The applicant shall provide connection of proposed buildings to the public sanitary sewerage
system. A connection permit is required to connect to the existing public sanitary sewer system.
MLP2003-00015 HOFFMAN PARTITION PAGE 2 OF 20
10. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection prior to issuance of the City's Public Facility Improvement permit.
11. 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 establishedby:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
12. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (OF�S 92.05), Washington County, and by the City of Tigard.
D. The right-of-way dedication for 90 Avenue 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 applicant's 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 t e o owing to t e anning ivision ra i y , x or review an
approval:
13. The applicant shall comply with the recommendations of the arborist report, and shall provide the
City Arborist with a construction sequence including installation and removal of tree protection
devices, clearing, grading, and paving.
14. The applicant shall notify the City Arborist when tree protection measures are in place so that he
may venfy that the measures will function properly prior to construction.
15. Prior to the issuance of building permits on parcels 2 and 3, the applicant shall provide a site plan
that demonstrates compliance with the ten-foot side yard setback.
16. The applicant shall submit a site plan with the building permit application for Parcels 2 and 3 that
meets the height and setback requirements as prescribed for flag lots, per TDC Sections
18.730.020(C) and 18.420.050(4)(e).
17. At the time of submittal for building permits for individual homes within the development, the
developer shall submit materials demonstrating that one (1) off-street parking space, which meets
minimum dimensional requirements and setback requirements as specified in Title 18, will be
provided on-site for each new home.
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 each shared flag lot driveway or private
s..
street that lists the addresses that are served by the given driveway or street.
� MLP2003-00015 HOFFMAN PARTITION PAGE 3 OF 20
20. The applicant shall either place the existing overhead utility lines along SW 90th Avenue
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the 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 $2,585.00 and it shall be paid prior
to issuance of building permit.
21. Prior to issuance of the building permit for Parcels 2 & 3, the applicant shall pay the standard
water quality and water quantity fees per lot (fee amounts will be the latest approved by Clean
Water Services (CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18)
MONTHS OF THE EFFECTIVE DATE OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Vicinit Information:
sing e- ami y residence currently occupies the site. The surrounding neighborhood is also comprised
of single-family residences.
Pro ert Histo :
e propert was developed as a single-family lot and enlarged by way, of a lot line adjustment in
February of�003. A search of City records provided no additional land use information for this particular
property.
Site Information and Pro osal Descri tion:
e app icant is see ing approva o a 3-lot Minor Land Partition of .62 acres. Parcel one has an
existing home on site, and parcels two and three are expected to be developed with sin le-family
residences. The lot sizes for this development would be 7,533 square feet, 7,554 square�eet, and
7,500 square feet respectively. There is a 15-foot-wide access easement along the western boundary
of parcel one for the benefit ofi parcels two and three.
SECTION IV. NEIGHBORHOOD COMMENTS
All neighbors within 500 feet of the proposal were given the opportunity to comment on the proposal.
Comments were received from 4 different neighbors. The comments raised concerns over aesthetic
impacts, impacts resulting from traffic, drainage, parking, and protection of lines of site. No other
neighborhood comments were received. The specific concerns are listed in the following section
followed by a staff response.
Neighbors were concerned with the traffic impacts that two additional homes will create as a result of this
development.
RESPONSE: According to the Institute of Traffic Engineers (ITE), a single family residence will add an
average of 10 daily trips to the traffic system. 7he neighbors can expect an increase of up
to 20 daily trips from the two additional homes that are proposed. While traffic is a
concern ofi nearly every citizen in the metropolitan area, the City of Ti ard has recently
adopted a Transportation System Plan and has identified areas tha� are in need of
improvement. There is no evidence to suggest that these 20 additional trips will cause any
intersection failures. The traffic impact created,by this development on the traffic system is
minimal. Prior to issuing building permits on either of these two lots, the developer will be
required to pay a Traffic Impac{ Fee of $2,530 for each residence that will be used for
improvements to the overall Transportation System.
Neighbors raised concerns with regard to the drainage that will be created by the additional impervious
surface created by this development.
� MLP2003-00015 HOFFMAN PARTITION PAGE 4 OF 20
RESPONSE: The applicant is required to collect the newly created drainage from this development and
carry it to an approved storm sewer pipe. In this cas fhe applicant is proposing to
convey the drainage to the existing storm sewer in SW 90��just south of the development.
The City's engineering department will review final construction plans to ensure that the
system that is proposed functions properly.
Neighbors raised concerns with regard to the height of any new structures built on the site. They were
concerned with the site lines, loss of privacy, and depreciation in property value.
RESPONSE: The height limitation for any new dwelling in this particular zoning classification is 30 feet.
However, because these two parcels are flag lots, there are additional height requirements
that are reviewed. Any structure over 1'/z story or 25 feet, must meet specific standards
that are implemented fo mitigate the impacts of taller structures. This review cannot be
completed until the buildings are applied for. Property values are dynamic and it would be
very difficult to illustrate a decrease in property value as a result of tF�is development.
Neighbors raised concerns with regard to parking.
RESPONSE: The Tigard Development Code (TDC) requires that each single family residence provide a
minimum of one parking space. It is likely that each residence will provide more than one.
There is no evidence in the record to suggest that parking will become an issue as a result
of this development.
One neighbor requested screening along the access.
RESPONSE: The TDC does in fact mandate a screen along this access. The applicant has already
provided a plan for this screen, and will be required to follow through with the plan.
One neighbor requested that the applicant place an 8-foot cedar fence along the property.
RESPONSE: The TDC does not require that the applicant provide the fence. Any request such as this
must be negotiated among the parties involved. The City cannot condition this request.
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summary of the applicable criteria in this case in the Chapter order in which they are addressed in this
decision are as follows:
A. Land Partitions
18.420 (Land Partitions)
B. Zoning Districts
18.510 (Residential Zoning Districts)
C. Specific Development Sfandards
18.705 Access, Egress & Circulation)
18.715 Density Computations)
18.725 Environmental Performance Standards)
18.730 Exceptions to Development Standards)
18.745 Landscaping and Screening�
18.765 Off-Street Parking and Loading Requirements)
18.790 Tree Removal)
18.795 isual Clearance)
18.390 Impact Study Section 18.390.040)
D. Street and Utility Improvement Standards
18.810 (Street and Ufility Improvement Standards)
The proposal contains no elements related to the provisions of Code Cha pters: 18.370 Variances and
Adjustments, 18.720 (Design Compatibility), 18.742 (Home Occupations), 18.750 (Manufactured/Mobile
Home Regulations), 18.755 (Mixed Solid Waste & Recyclable Storage), 18.760 (Nonconforming
Situations), 18.775 (Sensitive Lands), 18.780 (Signs), 18.785 (Temporary Uses), and 18.798 (Wireless
Communication Facilities). These Chapters are, therefore, found to be inapplicable as approval
standards.
MLP2003-00015 HOFFMAN PARTITION PAGE 5 OF 20
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
LAND PARTITIONS: CHAPTER 18.420
Future re-division: Section 18.420.020.D
When partitioning tracts into large parcels, the director shall require that the parcels be of such
size and shape to facilitate future re-partitioning of such parcels in accordance with the
requirements of the zoning district and this title.
The proposal is for a 3-lot Minor Land Partition of .62 acres. Parcel one has an existing home on site
and parcels finro and three are expected to be developed with single-family residences. The lot sizes for
this development would be 7,533 square feet, 7,554 square feet, and 7,500 square feet respectively.
There are no future partitioning opportunities for this property. This criteria is satisfied.
A roval Criteria: Section 18.420.050
e propose 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 compliance with the conditions of approval for this application. Therefore, this criterion
is met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision. Based on the analysis provided herein, staff
finds that adequate public facilities are available to serve the proposal. Therefore this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed later in this decision. Where the
application is deficient, conditions have been imposed on the application to ensure compliance.
Improvements will be reviewed as part of the permit process and during construction, at which time the
appropriate review authority will insure that City and applicable agency standards for construction are
met. Based on the analysis in this decision, this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width requirement in the R-4.5 zoning district is 50 feet. The widths of the newly
created Iots are�roposed to be as follows: Lot#1- 78.85 feet wide, Lot#2 —88.85 feet wide, and Lot#3
is 100.01 feet wide. All three lots will exceed the minimum lot width standard of 50 feet. Therefore, this
criterion is met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in �he lot area.
The minimum lot area requirement in the R-4.5 zoning district is 7,500 square feet for sin le-family
residences. The proposed parcels exceed the minimum lot size of the zone. Parcels two and�hree are
flag lots. The accessway was not included in the lot size area of any of the lots. This criterion is met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
Lot 1 has 78.85 feet of frontage along SW 90th Avenue; lots 2 and 3 are served by a 15-foot-wide access
easement. This standard has been met.
MLP2003-00015 HOFFMAN PARTITION PAGE 6 OF 20
Setbacks shall be as required by the applicable zoning district.
Setbacks for the existing house are compliant with the underlying zonin district with the exception of the
side yard. The existing house is non-conforming in that it protrudes in�o the required side yard. Since
the applicant is not proposing to enlarge this structure, it can remain as non-conforming. Future
development of lots 2 and 3 will be subject to all setback requirements at the time of development. This
standard is satisfied.
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.
Lots 2 and 3 are flag lots and are subject to this standard, however, the applicant has not applied for
building permits, and so the standard will have to be satisfied prior to the issuance of a building permit
for parcels 2 and 3.
FINDING: Parcels 2 and 3 are flag lots. As such they are required to maintain a side yard that is no
less than 10 feet.
CONDITION: Prior to the issuance of building permits on arcels 2 and 3, the applicant shall provide a
site plan that demonstrates compliance with �he ten-foot side yard setback.
A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ten feet of an abutting lot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The access easement for parcels 2 and 3 is located within ten feet of an abutting lot, and there is an
existing fence along the easement that the adjacent neighbor wishes to protect. The applicant has
proposed a screen along the access way to meet this standard. This standard is satisfied.
The fire district may require the installation of a fire hydrant where the length of an accessway
would have detrimental effect on fire-fighting capabilities.
The Fire District has provided comments that state that there is no need for any additional fire hydrants.
This criterion is not applicable.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
A 15-foot access easement is being recorded with this plat as an access easement to parcels 2 and 3.
This standard is satisfied.
Any accessway shall comply with the standards set forth in Chapter 18.705, Access, Egress, and
Circulation.
As discussed later in this analysis, the proposal will comply or be conditioned to comply with the Access,
Egress, and Circulation standards. This criterion is satisfied.
Where landfill andlor development is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrianlbicycle pathway plan.
There is no one-hundred year floodplain associated with this site. Therefore, this criterion is not
applicable.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
MLP2003-00015 HOFFMAN PARTITION PAGE 7 OF 20
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The applicant has not requested any development adjustment or variance. This standard is satisfied.
Residential Zonin Districts 18.510:
eve opmen s an ar s in resi en ial zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 PROPOSED
Lot 11Lot 2lLot 3
Minimum Lot Size
-Detached unit 7,500 sq.ft. 7,533 SF/7,554 SF/7,500 SF
-Duplexes 10,000 sq.ft.
-Attached unit 1
Average Minimum Lot Width
-Detached unit lots 50 ft. 78.85 feet/88.85 FeeU 100 Feet
-Duplex lots 90 ft. N/A
-Attached unit lots
Maximum Lot Covera e - -
Minimum Setbacks
-Front yard 20 ft. Applied at the time of building permit
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
- Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district
-Distance between ro ert line and front of ara e 20 ft.
Maximum Hei ht 30 ft. unknown
Minimum Landsca e Re uirement - -
(1]Single-family attached residential units permitted at one dwelling per lot with no more that five attached units in one grouping.
[2]Lot coverage includes all buildings and impervious surfaces.
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard; however, the site size will be confirmed by survey prior to final plat approval. Setback
standards, required by Table 18.510.2 will apply to all future development of the proposed lots. It should
be noted that the setbacks and hei�ht limits for the flag lots (Parcels 2 and 3) are different than the
underlying zone, as required by Sections 18.730.020(C) and 18.420.050(4)(e).
FINDING: Based on the analysis above, the Residential Zoning District Standards for all three
parcels can be met provided the following condition is satisfied.
CONDITION: The applicant shall submit a site plan with the building permit application for Parcels 2 and
3 that meets the height and setback re uirements as prescribed for flag lots, per TDC
Sections 18.730.020(C) and 18.420.050(4�(e).
Section: 18.705 Accesss Egress, and Circulation.
ec ion . . . s a es a 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 sig ht distance and deceleration standards as set by ODOT, Washingfon County, the City
and A�SNTO.
The applicant's engineer has submitted a sight distance certification for this project. The applicant also
indicates that the vision clearance area criteria can be met.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence
area of collector or arterial street intersections. Influence area of intersections is that area where
queues of traffic commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet, measured from the righf-
of-way line of the intersecting street to the throat of the pro osed driveway. The setback may be
greater depending u on the influence area, as determined �rom City Engineer review of a traffic
impact report submi�ted b the applicant's traffic engineer. In a case where a project has less
than 150 feet of street fron�age, 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.
MLP2003-00015 HOFFMAN PARTITION PAGE 8 OF 20
�;
The driveways for this project are over 800 feet from Greenburg Road, which is classified as an arterial
street. Therefore, this criterion is met.
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.
SW 90�' Avenue is classified as a neighborhood route and therefore the driveway spacing does not
apply.
Access, Egress and Circulation is partially addressed under Chapter 18.420 in this decision. In addition,
the following provisions are applicable:
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
s a connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
All three lots will have access onto SW 90`h Avenue. The applicant has provided a 15-foot access for the
benefit of parcels 2 and 3. The applicants' plans indicate that this standard will be met. This standard is
met.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Minimum access requirements for residential use.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the
turning around of fire apparatus by one of the following:
a. A circular, paved surFace having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;.
c. The maximum cross slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet. The access across parcel #1 is 117 feet long. There
is no need for a turnaround. This criterion is satisfied.
Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), may be required so as to reduce the need for excessive vehicular backin� motions in
situations where two vehicles traveling in opposite directions meet on driveways in excess of
200 feet in length;
There are no driveways associated with this project that are greater than 200 feet in length, the access is
15 feet wide, and serving two residences. This criterion is satisfied.
Where permitted, minimum width for driveway approaches to arterials or collector streets shall
be no less than 20 feet so as to avoid traffic turning from the street having to wait for traffic
exiting the site.
None of the three lots will have access onto either a collector or an arterial. This criterion is not
applicable.
DENSITY COMPUTATIONS: CHAPTER 18.715.
. . ensi y a cu a ion
Definition of net develo ment area. Net development area, in acres, shall be determined by
su rac ing e o owing an area s) from the gross acres, which is all of the land included in
the legal description of tFie property to be developed:
All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25/o;
c. Drainage ways; and
d. Wetlands.
MLP2003-00015 HOFFMAN PARTITION PAGE 9 OF 20
All land dedicated to the public for park purposes;
All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single-family development: allocate 20% of gross acreage;
b. Multi-family development: allocate 15% of gross acreage.
All land proposed for private streets; and
A lot of at least the size required by the applicable base zoning district, if an existing dwelling is
to remain on the site.
Gross Developable area 27,007.2 Square Feet
Existing Home - 7,500
Access Easement Tract A - 3739
et eve opa e rea , b`$.2 Square Feet
Calculatin maximum number of residential units. To calculate the maximum number of
resi en ia uni s per ne acre, ivi e e num er o square feet in the net acres by the minimum
number of square feet required for each lot in the applicable zoning district.
The maximum number of residential units that would be available to the site is 3 including the existing
residence. The proposal calls for two additional residential units for a total of three units on the parent
parcel including the existing house. This standard has been satisfied.
Calculatin minimum number of residential units. As required by Section 18.510.040, the
minimum num er o resi en ia uni s per ne acre shall be calculated by multiplying the
maximum number of units determined in Subsection B above by 80°/a (0.8).
The minimum number of residential units that the new lot can accommodate is one. This standard has
been satisfied.
ENVIRONMENTAL PERFORMANCE STANDARDS: CHAPTER 18.725
equires a e era an s a e environmen al laws, rules and regulations be applied to
development within the City of Tigard. Section 18.725.030 Performance Standards regulates:
Noise, visible emissions, vibration and odors.
Noise. For the purposes of noise regulation, the provisions of Sections 7.41.130 through 7.40.210
�Tigard Municipal Code shall apply.
Visible Emissions. Within the Commercial zoning districts and the Industrial Park (I-P) zoning
is ric , ere s a be no use, operation or activity.which results in a stack or other point- source
emission, other than an emission from space heating, or the emission of pure uncombined water
(steam) which is visible from a property line. Department of Environmental Quality (DEQ) rules
for visible emissions (340-21-015 and 3d0-28-070) apply.
Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
Perm�fea in any given zoning district which is discernible without instruments at the property
ne of the use concerned.
Odors. The emissions of odorous gases or other matter in such quantities as to be readily
aet�able at any p0-028-090 na the property line of the use creating the odors is prohibited. DEQ
rules for odors (34 ) pp y
Glare and heat. No direct or sky reflected glare, whether from floodlights or from high
empera ure processes such as combustion or welding, which is visible at the lot line shall be
permitted, and; 1) there shall be no emission or transmission of heat or heated air which is
discernible at the lot line of the source; and 2) these regulations shall not apply to signs or
floodlights in parkin� areas or construction equipment at the time of construction or excavation
work otherwise permitted by this title.
MLP2003-00015 HOFFMAN PARTITION PAGE 10 OF 20
S'
Insects and rodents. All materials including wastes shall be stored and all grounds shall be
main aine in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
FINDING: As this is a typical detached single-family,p,roject, which is a permitted use in the R-4.5
zone, none of the environmental conditions that have been listed above will be
compromised beyond allowable levels. The above performance standards are met.
These standards would be subject to code enforcement investigation if for some reason
the above standards were in question.
LANDSCAPING AND SCREENING: CHAPTER: 18.745.
Street trees: Section 18.745.040
ec ion . 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 applicant is not required to place street trees along SW 90th Avenue because the project has less
than 100 feet of frontage along the street. However, the driveway,is over 100 feet in length and is
required to be rovided with street trees. The applicant has provided a screening plan along this
access way tha�includes the installation of an unknown street tree type. Therefore this criterion is not
satisfied.
FINDING: The application does not provide the variety of proposed street trees as required by the
TDC Section 18.745.040.
CONDITION:Prior to final plat approval, the applicant must provide staff with the species name of the
street trees that are to be planted along the access way so that it can be verified that
type and spacing meet the requirements of the TDC.
OFF-STREET PARKING AND LOADING REQUIREMENTS: CHAPTER 18.765
�s ap er is app ica e or eve opmen pro�ec s w en there is new construction, expansion
of existing use, or chan�e of use in accordance with Section 18.765.070 Minimum and Maximum
Off-Street Parking Requirements.
The proposed project will create 2 new lots for single-family construction. Submittals of detailed plans
for the construction of any home within the development are not necessary at this time. Table 18.765.2
requires that one (1) off-street parking space be provided per detached dwelling unit. . There is no
maximum limit on parking allowed for detached single-family dwellings. There is also no bicycle parking
requirement for single-family dwellings. Staff notes that there is a 20-foot required setback from the face
of garages to property lines in all residential zones. To ensure that homes constructed in this
development comply with these standards, the following condition shall apply:
CONDITION: At the time of submittal for building permits for individual homes within the development,
the developer shall submit materials demonstrating that one (1) off-street parking space,
which meets minimum dimensional requirements and setback requirements as specified m
Title 18, will be provided on-site for each new home.
TREE REMOVAL: CHAPTER: 18.790
Tree Plan Requirement: Section 18.790.030
Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared by a
ce i ie ar oris s all be provided for any lot, parcel or combination of lots or parcels for which
a development application for a subdivision, partition, site development review, planned
development or conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has provided an arborist report from David Halstead, Certified Arborist. In his report,
David indicated that there are fourteen trees on site over twelve inches in diameter at diameter breast
height (DBH). Mr. Halstead indicated that all of the trees could survive and would be preserved.
Incidentally, the applicant has indicated that none of the trees would be removed for this partition.
��
MLP2003-00015 HOFFMAN PARTITION PAGE 11 OF 20
FINDING: Although there are no trees proposed for removal, there is a possibility that trees could be
affected during construction of the new access way and parcels 2 and 3. Therefore, the
following conditions shall apply.
CONDITIONS:
. The applicant shall comply with the recommendations of the arborist report, and
shall provide the City Arborist with a construction sequence including installation
and removal of tree protection devices, clearing, grading, and paving.
. The applicant shall notify the City Arborist when tree protection measures are in
place so that he may verify that the measures will function properly prior to
construction.
VISUAL CLEARANCE AREAS: CHAPTER 18.795
Visual Clearance Requirements: Section 18.795.030
At corners. Except within the CBD zoning district a visual clearance area shall be maintained on
e corners of all property adjacent to the intersection of two streets, a street and a railroad, or a
driveway providing access to a public or private street.
Obstructions rohibited. A clear vision area shall contain no vehicle, hedge, planting, fence, wall
s ruc ure or emporary or permanent obstruction (except for an occasional utility pole or tree),
exceeding three feet in height, measured from the top of the curb, or where no curb exists, from
the street center line grade, except that trees exceeding this height may be located in this area,
provided all branches below eight feet are removed.
Additional to o ra hical constraints. Where the crest of a hill or vertical curve conditions
con ri u e o e o s ruc ion o c ear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporary, or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
Computations: Section 18.795.040
Non-arterial streets.
on-a eria s ree s 24 feet or more in width. At all intersections of two non-arterial streets, a
non-arterial street and a driveway, and a non-arterial street or driveway and railroad where at
least one of the streets or driveways is 24 feet or more in width, a visual clearance area shall be a
trian�le formed by the right-of-way or property lines along such lots and a straight line joining
the right-of-way or property line at points which are 30 feet distance from the intersection of the
right-of-way line and measured along such lines.
(See Figure 18.795.1 on the following page)
MLP2003-00015 HOFFMAN PARTITION PAGE 12 OF 20
FIGURE 18.795.1
ILLUSTRATIONS OF VISUAL CLEARANCE REQUIREMENTS
h{vae�' s2r;Ja,� : �
• . ��k�oF �aca�
. �,,�Y , �
.�
..�
�� �1 �,�y - . .
/ " 5atba�ICg fJ , �. .�. �D'
` . ' Lt ht� . �
hD' 30' ��� �, �, --
3
�ee.� Y �vfree�{'
The applicant has identified visual clearance areas on the plans and staff has visited the site. There are
no obstructions to the visual clearance areas. Any violations of the vision clearance triangle will be
handled by code enforcement proceedings. This criterion is satisfied.
IMPACT STUDY: Section 18.390.040.B.e
equires a the applicant shall include an impact study. The study shall address, at a
minimum, the transportation system, including bikeways, the drainage system, the parks
system, the 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 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 addressing the required elements above.
ROUGH PROPORTIONALITY ANALYSIS
Based on a transportation impact study prepared for the A-Boy Expansion/Dolan/Resolution 95-61, TIF's
are expected to recapture 32 percent of the traffic impact of new development. Presently, the TIF for
each residential trip that is generated is $253.
According to the Washington County TIF ordinance, 32 percent of a projects impacts are met by its TIF
assessment in Tigard. This leaves 68 percent unmitigated. The actual cost of sxstem improvements
per trip generated by new development on the Tigard street system can be determined by tf�e following
equation (Larson, Mackenzie Engineering, Dolan Findings, June 1995):
$253 divided by .32 equals $790. ($253 is the residential use trip rate per trip TIF assessment according
to the Washington County TIF ordinance).
According to the ITE manual figures and the TIF ordinance, a single-family detached residential unit
generates 10 average weekday trips per dwelling unit, per day. As there are 2 new dwelling units
proposed, 20 trips are generated per day for this site.
Less Miti ated Costs
e app icant is required to dedicate 2 feet of right-of-way along 93.85 feet of frontage of SW 90"'
- Avenue. At an approximate cost of $3 (estimated cost) per square foot, this improvement is valued at
approximately$281.55.
MLP2003-00015 HOFFMAN PARTITION PAGE 13 OF 20
Estimate of unmiti ated im acts
u mpact is equa to ai y trips x $790 = $15,800
Less TIF Assessment 20 daily trips x $253 = $ 5,060
Less dedication of R-O-W = 281.55
qua s t e unmitiga�tec�mpact o : , ��
FINDING: Using the above cost factors, it can be determined that the unmitigated impacts of the
development exceed the costs of the conditions imposed and, therefore, the conditions are
roughly proportionate to the impacts sustained and thereby�ustified.
D. STREET AND UTILITY IMPROVEMENTS STANDARDS SECTION 18.810:
ap er . provi es cons ruc ion s an ar s or e imp emen a ion o public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Street Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an arterial street to
have an 80-foot right-of-way width and a 48-foot paved section. A local residential street must
have a ROW width between 42 to 54 feet and a paved width from 24 to 32 feet wide. Other
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 90th Avenue, which is classified as a neighborhood route on the City of
Tigard Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline,
according to the most recent tax assessor's map. The applicant should dedicate additional ROW to
provide �7 feet from centerline.
SW 90th Avenue is currently partially improved. In order to mitigate the impact from this development,
the applicant should construct half-street improvements or provide a future improvement guarantee.
The partition is not requirin� the creation of any new streets, and it is not feasible to construct this minor
of an improvement at this time. The applicant's narrative indicates that they will enter into a Restrictive
Covenant for future street improvements. This criterion is satisfied.
FINDING: SW 90"' Avenue is classified as a neighborhood route that requires 27 feet of right-of-way.
Currently, there is 25 feet of right-of-way available. The TDC requires that where land is
developed and the right-of-way widths are deficient, dedication of property to achieve the
desired width is required.
CONDITION: The final plat shall show a ROW dedication along SW 90th Avenue to provide 27 feet from
centerline.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan
shall be filed which shows the pattern of existing and proposed future streets from the
boundaries of the proposed land division. This section also states that where it is necessary to
give access or permit a satisfactory future division of adjoining land, streets shall be extended to
the boundary lines of the tract to be developed and a barricade shall be constructed at the end of
the street. These street stubs to adjoining properties are not considered to be cul-de-sacs since
they are intended to continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the property owners
which shall not be removed until authorized by the City Engineer, the cost of which shall be
included in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-
sac bulbs shall be constructed for stub streets in excess of 150 feet in length.
There is no opportunity to provide access to adjacent properties due to existing development.
MLP2003-00015 HOFFMAN PARTITION PAGE 14 OF 20
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet
between connections is required except where prevented by barriers such as topography,
railroads, freeways, pre�xisting developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street connections. A full street
connection may also be exempted due to a regulated water feature if regulations would not
permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut
a development site shall be extended within the site to provide through circulation when not
precluded by environmental or topographical constraints, existing development patterns or strict
adherence to other standards in this code. A street connection or extension is precluded when it
is not possible to redesign, or reconfigure the street pattern to provide required extensions.
Land is considered topographically constrained if the slope is greater than 15% for a distance of
250 feet or more. In the case of environmental or topographical constraints, the mere presence
of a constraint is not sufficient to show that a street connection is not possible. The applicant
must show why the constraint precludes some reasonable street connection.
Existing development and neighborhood patterns preclude additional street connections.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
Where street location is precluded by natural topography, wetlands or other bodies of water or,
pre�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.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The site is an infill lot surrounded by pre-existing development and there are no further opportunities to
provide any connections. This standard is met.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from beiny 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 widest lot is 100 feet in width and 75 feet deep. None of the lots are more than 2.5 times the
average lot width. This standard is met.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Parcel 1 has 78 feet of frontage onto SW 90�' Avenue, and Parcels 2 and 3 both have frontage onto a
15-foot-wide access easemenf. This standard is satisfied.
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.
MLP2003-00015 HOFFMAN PARTITION PAGE 15 OF 20
The applicant will enter into a restrictive covenant for future half-street improvements that includes
construction of sidewalks.
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-siziny: 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" sewer in SW 90�' Avenue. The existing home has a lateral connected to this
sewer line. The applicant's plans indicate that they will make one connection to the main for the two new
lots. This line will be constructed from the main to a cleanout at the ROW line and then a y-connection
will be installed in order to provide two laterals from the ROW line to Parcels 2 & 3.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate
provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or oufside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no existing upstream public drainageways that affect 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 facil�ty, 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).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Management Plan. Section V of that plan includes a recommendation that local
governments institute a stormwater detention/effective impervious area reduction program resulting in no
net increase in storm peak flows up to the 25-year event. The City will require that all new developments
resulting in an increase of impervious surfaces provide onsite detention facilities, unless the
development is located adjacent to Fanno Creek. For those developments adjacent to Fanno Creek, the
storm water runoff will be permitted to discharge without detention.
Developments of this small size, especially residential land partitions, are not required to provide on-site
detention. The applicant will be required to pay the water quantity SDC upon application for the building
permit for the two new parcels.
All proposed development within the City shall be designed such that storm wate�-h runoff is conveyed to
an approved public drainage system. There is an exisfing storm sewer in SW 90 Avenue just south of
this developm�nt. The ap�plicant indicates that they will provide a drainage ditch from the two new lots
out to SW 90 Avenue. The applicant will have to provide storm drainage plans, showing the private
' ditch design and what improvements will be completed in the ROW, which may include cleaning and
regrading the existing ditch, installing a culvert across the shared driveway and/or extending the public
sewer to their north property line.
MLP2003-00015 HOFFMAN PARTITION PAGE 16 OF 2a
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 90th Avenue is not a designated bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
The City reserves the right to approve location of all surface mounted facilities;
All underground utilities, includiny 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 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 90�' Avenue. If the fee in-lieu is
proposed, it is equal to $27.50 per lineal foot of street frontage that contains the ovefiead lines. The
frontage along this site is 94 lineal feet; therefore the fee would be $2,585.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S �stem:
ua a in a ey Vater District (TVWD) provides public water service in this area. The applicant will need
to contact NWD for new water services for the proposed parcels.
Storm Water Qualit :
e i y as agree 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.
MLP2003-00015 HOFFMAN PARTITION PAGE 17 OF 20
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 the two new parcels. Rather, the CWS standards provide that applicants should
pay a fee in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee in-lieu
for this application.
Gradin and Erosion Control:
esign an onstruction Standards also regulate erosion control to reduce the amount of
sediment and other pollutants reaching the public storm and surtace water system resulting
from development, construction, grading, excavating, clearin�, and any other activity which
accelerates erosion. Per CWS regulations, the applicant is required to submit an erosion control
plan for City review and approval prior to issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System
(NPDES) erosion control permit be issued for any development that will disturb one or more acre
of land. Since this site is over five acres, the developer will be required to obtain an NPDES
permit from the City prior to construction. This permit will be issued along with the site and/or
building permit.
A final grading plan shall be submitted showing the existing and proposed contours. The plan shall
detail the provisions for surface drainage of all lots, and show that they will be graded to ensure that
surface drainage is directed to the streef or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from a street and toward adjacent
lots, appropriate private storm drainage lines shall be provided to sufficiently contain and convey runoff
from each lot.
Address Assi nments:
e i y o igar 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 final plat approval.
For this project, the addressing fee will be $90.00 (3 lots and/or tracts X $30/address = $90.00).
The developer will also be required to provide signage at the entrance of each shared flag lot driveway
or private street that lists the addresses that are served by the given driveway or street. This will assist
emergency services personnel to more easily find a particular home.
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network. The applicant's engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features in the development, and their respective X and Y
State Plane Coordinates, referenced to NAD 83 (91�.
SECTION VII. OTHER STAFF COMMENTS:
City of .Tigard Water Department was notified and stated that the project is out of the district
boundaries. The applicant should contact the Tualatin Valley Water District for water service.
`= City of Tigard Operations Department reviewed the proposal but offered no comments.
MLP2003-00015 HOFFMAN PARTITION PAGE 18 OF 20
City of Tigard Building Division reviewed the proposal but offered no comments.
City of Ti�ard Arborist has reviewed the proposal his comments have been incorporated into the body
of this decision.
SECTION VIII. AGENCY COMMENTS
Clean Water Services was notified but provided no comments.
Tualatin Valley Fire � Rescue provided the following comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roa s s a ave an uno structe wi t o not ess t an eet eet or one or two dwelling units
and out buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches. (UFC
Sec. 902.2.2.1) Where fire apparatus roadways are less than 28 feet wide, "NO PARKING" signs
shall be installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted. (UFC Sec. 902.2.4)
The minimum clear width of the access shall be 15 feet. This may include 10 feet of asphalt
with 2'/z feet of all-weather surFace, such as gravel, on each side.
NO PARKING SIGNS: Where fire apparatus roadways are not of sufficient width to accommodate
par e ve ic es an feet of unobstructed driving surface, "No Parking" signs shall be installed on
one or both sides of the roadway and in turnarounds as needed. (UFC Sec. g02.2.4) Signs shall read
"NO PARKING - FIRE LANE - TOW AWAY ZONE, ORS 98.810 - 98.812" and shalf be installed with
a clear space above grade level of 7 feet. Signs shall be 12 inches wide by 18 inches high and shall
have black or red letters and border on a white background. (UFC Sec. 90'f.4.5.1) — (See diagram on
back)
DEAD END ROADS: Dead end fire apparatus access roads in excess of 150 feet in length shall be
provi e wit an approved turnaround. Diagrams of approved turnarounds are available from the fire
district. (UFC Sec. 902.2.2.4)
No turnaround will be required for fire apparatus.
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface
t at is easi y istinguis a e rom t e surrounding area and is capable of supportin� not less than
12,500 pounds point load (wheel load) and 50,000 pounds live load (gross vehicle weight). You may
need to provide documentation from a registered engineer that the design will be capable of
supporting such loading. Documentation from a registered engineer that the finished construction is in
accordance with the approved plans or the requirements of the Fire Code may be requested. (Design
criteria on back) (UFC Sec. 902.2.2)
TURNING RADIUS: The inside turning radius and outside turning radius shall be not less than 25
eet an eet respectively, measured from the same center point. (UFC Sec. 902.2.2.3)
GRADE: Private fire apparatus access roadway grades shall not exceed an average grade of 10
percent with a maximum grade of 15 percent for lengths of no more than 200 feet. Infersections and
turnarounds shall be level (maximum 5%a with the exception of crowning for water run-off. Public
streets shall have a maximum grade of 15/o. (UFC Sec. 902.2.2.6)
SINGLE FAMILY DWELLINGS AND DUPLEXES - FIRE HYDRANTS: Fire hydrants for single family
we ings, up exes an su - ivisions, s a e p ace at eac intersection. Intermediate fire
hydranfs are required if any portion of a structure exceeds 500 feet from a hydrant at an intersection
as measured in an approved manner around the outside of the structure and along approved fire
apparatus access roadways. Placement of additional fire hydrants shall be as approved by the Chief.
(UFC Sec. 903.4.2.2)
�
MLP2003-00015 HOFFMAN PARTITION PAGE 19 OF 20
No additional fire hydrants will be required.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for single
ami y we ings an up exes s a e , ga ons per minute. If the structure(s) is(are) 3,600
square feet or larger, the required fire flow shall be determined according to UFC Appendix Table
A-III-A-1. (UFC Appendix III-R, Sec. 5)
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
appara us access roa ways an ire ig ting water supp ies s a e insta e an operational pnor to
any other construction on the site or subdivision. (UFC Sec. 8704)
SECTION IX. PROCEDURE AND APPEAL INF4RMATION
Notice: Notice was mailed to:
X The applicant and owners
� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL SEPTEMBER 24, 2003 ON AND BECOMES
EFFECTIVE ON OCTOBER 9, 2003 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The apPeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues �roperly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON OCTOBER 8, 2003.
Questions:
you iave any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
.� i�/,'�
�'� � September 24, 2003
PREPARED BY: Brad Kilby DATE
Associate Planner
�� ��
- �-�� September 24, 2003
APPROVED BY: Richard Bewersdorff DATE
Planning Manager
� MLP2003-00015 HOFFMAN PARTITION PAGE 20 OF 20
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EXH IBIT�
Michael Hoffman
1223 NW 24th Avenue, #5 MLP2003-00015
Portland, OR 97210 HOFFMAN PARTITION
Matt & Kathleen Forman
11403 SW 90th Avenue
Tigard, OR 97223
Barbara A. White
11495 SW 90`h Avenue
Tigard, OR 97223-6406
Michele Matthews
11440 SW 91 St Avenue
Tigard, OR 97223
Floyd H. Bergmann
11600 SW 90th Avenue
Tigard, OR 97223
Matt and Kathleen Forman
11403 SW 90th Avenue y
Tigard, OR 97223
,}
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.
AFFIDAVIT OF MAILING CITYOFTIOARD
�'onan:uiaity�DeveG�prnerit
SFtaping f7 BetterCommunity
I, �Patricr'a L. Lu�ord, being first duly sworn/affirm, on oath depose and say that I am a SeniorArfministrative SpeciaCrst for
the �'ity of Trgar , 'Washington County, Oregon and that I served the following:
(Check Appropnate Box(s)Below}
❑x NOTICE OF DECISION fOR: MLP2003-00015/HOFFMAN PARTITION
❑ AMENDED NOTICE (File No.IName Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EXhlblt"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 September 24,2003,and deposited in the United States Mail on September 24,2003, postage prepaid.
, ^ , ,
,� .� _ ;
(Person that ared o� e
,57,�1?E O�'O�GON )
County of'Washington )ss.
City of�rigard )
Subscribed and sworn/affi ed before me on the � day of ` 1 ����`/���!/ , 2003.
� �� " I
� OFFICIAL SERL !'�
H: . . �:n J��NGTSqN My Commission Eyccpires: � !J
•' N07APY PURL�G��REGON
COMIUIIS310N N0.388086
MY COMMIS310N EXPIRES APR.27,2007
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2003-00015 CITYOFTIGARD
�ommunity�1�evelopment
HOFFMAN MINOR LAND PARTITI4N .sha�n9A��ttercommun1�
120 DAYS = 12/13/2003
SECTION I. APPLICATION SUMMARY
FILE NAME: HOFFMAN MINOR LAND PARTITION
CASE NO: Minor Land Partition (MLP) MLP2003-00015
PROPOSAL: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres.
Parcel 1 has an existing home on site, and the other two new parcels are expected
to be developed with residences in the future. The lot sizes for this development
would be 7,609, 7,556, and 7,500 square feet respectively.
APPLICANT/ Michael Hoffman
OWNER: 1223 NW 24th Avenue, Suite 5
Portland, OR 97210
LOCATION: 11475 SW 90th Avenue; Washington County Tax Map 1 S135DB, Tax Lot 400.
COMP. PLAN
DESIGNATION: Low-Density Residential.
ZONE: City of Tigard R-4.5 zoning district. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses
are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oT�ti 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 SEPTEMBER 24, 2003 AND BECOMES
EFFECTIVE ON OCTOBER 9, 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 OCTOBER 8, 2003.
Questions:
For further information please contact the Planning Division Staff Planner, Brad Kilbv at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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1 S 135DC-07300 1 S 135DD-03615
ALLEN ALMA M BOUSE JOHN R EXHIBIT�
11640 SW 91 ST 11470 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DA-03300 1 S 135DD-03618
ANSARI BEHROOZ&SHEILA BRADFORD GARY TR
11540 SW 90TH AVE 305 E FIFTH
TIGARD,OR 97223 THE DALLES,OR 97058
1 S135DD-03606 15135DA-01400
APPLETON REYNOLD G& BRAHMA PREMANANDA ASHRAM
MARLER LINDA L 11515 SW HALL BLVD
710�SW HAMPTON STE 103 TIGARD,OR 97223
TIGARD,OR 97223
1 S 135D8-12200 1 35DA-03503
ARCE JUAN P&ROSA M BRA P ANANDA ASHRAMA
11369 SW 91ST CT 115 L BLVD
TIGARD,OR 97223 ARD,OR 9 23
1 S 7 35DD-03704 1 S 135DA-02701
BAXTER ALAN T AND SOOK HEE BROYLES JENNIE A
11650 SW 90TH 11260 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1S135DB-11500 15135D8-04100
BECK NATHAN A&DAWNA R BUI J05EPH H
11315 SW 91ST CT 11330 SW 92ND
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-07200 1 S 135D8-04901
BELL CARROLL M&FLORENCE P BURRONE BARBARA J
11600 SW 91 ST AVE 11495 SW 92ND AVE
TIGARO,OR 97223 PORTLAND,OR 97223
1 S 135DC-07900 15 7 35DC-07400
BELL LEO LAMAR TRUSTEE CANTRELL CARROLL R
11635 SW 90TH 11700 SW GREENBURG RD
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03604 7 S 7 35D6-70800
BERGER CLIFFORD W&CYNTHIA A CHONG BENTON L
11455 SW LOMITA AVENUE 11250 SW 91ST CT
TIGARD,OR 97223 TIGARD,OR 97223
7 S135DD-03600 1 S135DB-04107
BERGMANN FLOYD H COOPER KIMBERLEY A
MARINE M 11300 SW 92ND AVE
11600 SW 90TH TIGARD,OR 97223
TIGARD,OR 97223
1 S135DD-03603 1 S 135DC-08100
COSHOW ELIZABETH I FERRIER GERALD L&JOYCE H
11425 SW LOMITA AVE 11565 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-08400 1 S 135DD-03607
CRAFT NEAL E&JEANIE M FITZPATRICK DAVID G 8�BETTY L
11730 SW GREENBURG RD 1395 NE 22ND
TIGARD,OR 97223 GRESHAM,OR 97030
1 S 135DB-11800 1 S t 35DB-02603
CRISP STANLEY&TONI K FORMAN MATTHEW B&
11277 SW 91ST CT KATHLEEN A
TIGARD,OR 97223 11403 SW 90TH AVE
TIGARD,OR 97223
1 S135DA-03200 1 S735DA-02802
DOLL THOMAS C AND DORIS M FREEDMAN STEPHEN H&
11500 SW 90TH ARCHER CANDACE
TIGARD,OR 97223 11300 SW 90TH AVE
TIGARD,OR 97223
1 S 135DC-06900 15135D8-04700
DRENNA JOHN W& GAVETT WESTON C&KERRY L
BURNETT JOHN F&STEPHANIE A 11435 SW 92ND AVE
PO BOX 23603 TIGARD,OR 97223
TIGARD,OR 97281
t S 135DC-07000 1 S 135DA-04200
DRENNAN JOHN W GHITA VASILE&DOMNICA
PO BOX 23603 11310 SW 90TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
1 S 135D8-03000 1 135DB-00300
EATON LINDA L&RICHARD B G VAS 8 DOMNICA
9625 SW LEWIS LN 1131 TH AVE
TIGARD,OR 97223 TLAND,O 97223
1 S 135DA-02803 1 S 135DB-04600
ELLIS DANIEL& GLAUBKE JOHN A 8�MARY MARTHA
ARACO-ELLIS PATRICIA CO TRUSTEES
11290 SW 90TH AVE 11405 SW 92ND
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 135D6-04000 1 S 135D8-02900
ERVIN ROBERT&KIM HAMPTON KENNETH B 8
11360 SW 92ND AVE KNOTT LAURA D
TIGARD,OR 97223 11515 SW 91 ST AVE
TIGARD,OR 97223
15135DB-02602 1 S 135DB-02604
FAULK JEFF&DOROHTY M HEITZ NANCY P AND RONALD L
11435 SW 90TH 11401 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1S135DD-03612 1S135DA-04800
HERBERHOLZ ANDREW B LAURENCE RAYMOND S&CARRIE A
FLORENCE L 8970 SW NORTH DAKOTA ST
8870 SW LOCUST TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DD-03608 1 S 135DD-03617
HERBERHOLZ ANDREW B 8 FLORENCE LOOFBOUROW DONALD IVAN 8�MARY P
Go HERBERHOLZ LARRY 11410 SW LOMITA AVE
8870 SW LOCUST PORTLAND,OR 97223
TIGARD,OR 97223
1 S 135DB-00400 1 S135DC-07100
HOFFMAN MICHAEL J LOWRY MARYLEE A
1223 NW 24TH#5 11595 SW 91ST
PORTLAND,OR 97210 TIGARD,OR 97223
1 S 135DD-03605 1 S 135DD-03609
HUGHES JEFFREY M&TAMI JO BARE MACKiNNON FERN E&
11485 SW LOMITA AVE DALE VIRGINIA E
TIGARD,OR 97223 11625 SW LOMITA
TIGARD,OR 97223
1 S 135DB-00600 1 S 135D8-11200
JACKSON LINDA J MAHON MARK F AND SUSAN M
11545 SW 90TH AVE 11310 SW 915T CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-03900 15135DB-01900
JOHNSON CHARLEY F AND MATTHEWS MICHELE L
D.J.STRAUSBAUGH 11440 SW 91 ST AVE
11390 SW 92ND AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 1350A-02900 1 S 135DD-03611
JUNG MARIA MCLOUGHLIN TIMOTHY R AND
11400 SW 90TH AVE K YVONNE
TIGARD,OR 97223 MCLOUGHLIN ROBERT C
5400 SW 198TH AVE
ALOHA,OR 97007
1 S 135D8-03700 1 S 135DA-02801
KOLMODIN NORMAN B&MARY LOU MCTAGGART BRENT
CO-TRUSTEES PO BOX 231207
11450 SW 92ND AVE TIGARD,OR 97281
PORTLAND,OR 97223
1 S 135DC-08500 1 S 135DB-11700
KOLYVANOV ALEKSANDR MEZENTSEV ALEKSANDR M&
KOLWANOV EMILYA OTROKHOVA MIRA M
11510 SW 92ND AVE 11285 SW 91ST CT
TIGARD,OR 97223 PORTLAND,OR 97223
t S 135DA-03500 1 S 135DB-12100
L N PROPERTIES LLC MILLER PAMELA S
342 SUNCREST CT NW 11338 SW 91ST CT
SALEM,OR 97304 TIGARD,OR 97223
1 S 135DC-08200 1 S 135D6-04601
MOLITOR LAWRENCE R/NANCY L PFAFFLE GRETCHEN
11587 SW 90TH AVE 11375 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-0367 4 1 S 135DC-06700
NEBERT SUSAN ETTA&TOMMY HENRY PHAM LUONG G&VERONICA J
11530 SW LOMITA PO BOX 23126
TIGARD,OR 97223 TIGARD,OR 97281
15135DD-03613 1 S 735DB-02600
NEBERT TOMMY HENRY POWLOSKI C KENT&LISA
SUSAN E 11405 SW 90TH
11530 SW LOMITA TIGARD,OR 97223
TIGARD,OR 97223
1 S 135D6-11600 7 S 7 35DD-03619
NELSON LINDSAY R QUILLEN DEANNA MARIE
11301 SW 91ST CT 11560 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DA-02702 1 S135DB-01600
NESS DORIS A RAMIREZ JOSE C/MARIA
11230 SW 90TH 11560 SW 91ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03703 1 S 135DB-10900
NUT MEG APARTMENTS LTD PTNSHP& RENFRO-GREENFIELD RENEE
CEDAR BARK ASSOCIATES LTD PTNSHP 11266 SW 91ST CT
PO BOX 389 TIGARD,OR 97223
PALO ALTO,CA 94309
1 S 135DB-01800 7 S 7 35DB-02800
O'CALLAGHAN COLLEEN C SANDBO JOHN R AND DONNA M
17702 OVERLOOK CIR TRAUBA DONNA M
LAKE OSWEGO,OR 97034 11475 SW 91ST
TIGARD,OR 97223
1 S 135DD-03700 1 S 135D8-00100
OH JANG W AND YON SOON SCHAFFER HARRY E&
11630 SW LOMITA LILLIAN E TRS
TIGARD,OR 97223 11245 SW 90TH
TIGARD,OR 97223
1 S 135DA-05000 1 S 135DD-03616
OSEI-AGYEMANG SIMON SCHROCK DONNA R
8950 SW NORTH DAKOTA ST 11440 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D8-11100 1 S 135DB-11000
PETERSON MICHAEL B& SCHULTZ BARBARA J
LOUIE TINA L 11280 SW 91ST CT
11292 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DB-04200 1 135D6-1140
SHEWMAKER BEATRICE BENNETT TE P PERTIES CORP
11270 SW 92ND AVE PO
TIGARD,OR 97223 LSBORO, 97123
1 S 135DA-04900 15135D6-03800
SHOOK TERRY&PAIGE VIAENE STEPHANIE l&KEVIN
8960 SW NORTH DAKOTA ST 11420 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 135D6-02700 1 S135DB-12000
SIMONSEN RORY L 8 VICE ALICIA K&RICHARD A
ADAMS CINDY L 11375 SW 90TH AVE
11435 SW 91ST AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DA-04300 1 S 135DA-03000
SMITH SHARON LOU VIRNIG SEAN&JUSTINE
11330 SW 90TH 11405-11407 SW LOMITA AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S7 35DB-03600 1 S135DD-03620
SMITH TERRENCE W AND WANG PING-JUI KAI
LISA R 22600 SW 93RD TER
11480 SW 92ND TUALATIN,OR 97062
TIGARD,OR 97223
1 S 7 35DAA3100 1 S 135DB-00500
SNYDER WILLIAM T&STEPHANIE WHITE BARBARA A
11480 SW 90TH 11495 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-08600 1 S 135DB-01700
SPECIALIZED HOUSING INC WHITMAN KATHLEEN R
5319 SW WESTGATE DR#124 11520 SW 91ST AVE
PORTLAND,OR 97221 TIGARD,OR 97223
1 S 135D6-04800 1 S t 35DB-00200
STRONG THOMAS L AND ROXANN S WILHELM CLARE
11465 SW 92ND AVE 11275 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-12300 1 S 7 35DC-06800
TARHUNI JAMAL WILKINSON VARIA J
11347 SW 91ST CT 11630 SW GREENBURG RD
TIGARD,OR 97223 T{GARD,OR 97223
t S 135D8-11300 1 S 135DC-07800
TENLY PROPERTIES CORP WINTER ELI RAVEN
PO BOX 927 12595 SW BROOKSIDE AVE
HILLSBORO,OR 97123 TIGARD,OR 97223
1 S135DD-03602
WORSECH HAROLD A
SANDRA K
11450 5W 90TH
TIGARD,OR 97223
, . . w �
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 �F TIGARD - EAST CIT SUBCOMMITTEE �i:lcurpinlsetupllabelslClT East.doc) UPDATED: April 18, 2002
V , � �
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE
NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2003-00015
Land Use File Name: HOFFMAN PARTITION
I, Brad Kilbv, Associate Planner for the Citv of Tiaard, 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) l�yr�, �l�! '���t` �}: ,
and did personally post notice of the proposed land use application(s) by means of weatherproof
posting in the general vicinity of the affected territory, a copy of said notice being hereto attached
and by reference made a part hereof, on the �s'`� day of �,�.�,,°± , 2003.
�
� �� �I 2�'��'
�� /�.
Signature of Person Who Perfor 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 � ��� � , 2pc�3 .
OFFlCIAL SFAL
DEBBIE R,ADAMSKI
NOTAAY PUBUC-OREGON � �
COMMISSION N0.355953 / � (�
MY COMMISSION IXPIRES MAR.21,2006 l �('� . 1J � �
� . b .�i.---#��bL-�� '� �� CS.��"L'' �--\
NOTARY PUBL C OF OREGONl
My Commission Expires: ,��}i (��
h:\login\patty\masterslaffidavit of posting for staff to post a site.doc
MIN4R LAND PARTITION (MLP) 2003-00015
REQUEST: The applicant is requesting approval of a 3-lot Minor Land
Partition of .62 acres. Parcel 1 has an existing home on site, and the other
two new parcels are expected to be developed with residences in the future.
The lot sizes for this development would be 7,609, 7,556, and 7,500 squar
feet respectively. LOCATION : 11475 SW 90th Avenue; 1 S135DB, Tax Lot
400. Z4NE: R-4.5: Low-Density Residential District. The R-4.5 zoning
district is designed to accommodate detached single-family homes with or
without accessory residential units at a minimum lot size of 7,500 square
feet. Duplexes and attached single-family units are permitted conditionally.
Some civic and institutional uses are also permitted conditionally.
APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.745, 18.76� .
18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division (staff contact: Brad
Kilb 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.
�
�� .N . . �
�EOGR�PMIC i FORMATION SVSTEM
�j� AREA NOTIFIED
(500')
ST
�"'""" FOR: Michael Hoffman
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♦ w w Intarma6on on this map is for pensnl location only and
� � should be verified with Me Oevelopment Services Divinion.
Q 13125 SW Hall Blvd
Tigard,OR 97223
(503)6341177
htlp:llwww.ci.liga rd.or.us
Community Development Plot date:Jun 27,2003;C:lmagicWIAGIC03.APR
1 S 135DC-07300 1 S135DD-03615
ALLEN ALMA M BOUSE JOHN R
11640 SW 91 ST 11470 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DA-03300 1 S 135D D-03618
ANSARI BEHROOZ&SHEILA BRADFORD GARY TR
11540 SW 90TH AVE 305 E FIFTH
TIGARD,OR 97223 THE DALLES,OR 97058
t S 135DD-03606 1 S135DA-01400
APPLETON REYNOLD G& BRAHMA PREMANANDA ASHRAM
MARLER LINDA L 11515 SW HALL BLVD
7100 SW HAMPTON STE 103 TIGARD,OR 97223
TIGARD,OR 97223
1 S135DB-12200 1 35DA-03503
ARCE JUAN P&ROSA M BRA P ANANDA ASHRAMA
11369 SW 91ST CT 115 L BLVD
TIGARD,OR 97223 ARD,OR 9 23
1 S 135DD-03704 1 S 135DA-02701
BAXTER ALAN T AND SOOK HEE BROYLES JENNIE A
11650 SW 90TH 11260 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D8-'I 1500 1 S 135DB-04100
BECK NATHAN A&DAWNA R BUI JOSEPH H
11315 SW 915T CT 11330 SW 92ND
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-07200 7 S135D6-04901
BELL CARROLL M&FLORENCE P BURRONE BARBARA J
11600 SW 91ST AVE 11495 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 135DC-07900 1 S 135DC-07400
BELL LEO LAMAR TRUSTEE CANTRELL CARROLL R
11635 SW 90TH 11700 SW GREENBURG RD
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03604 1 S 135D8-10800
BERGER CLIFFORD W&CYNTHIA A CHONG BENTON L
11455 SW LOMITA AVENUE 11250 SW 91ST CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03600 1 S 135DB-04101
BERGMANN FLOYD H COOPER KIMBERLEY A
MARINE M 11300 SW 92ND AVE
11600 SW 90TH TIGARD,OR 97223
TIGARD,OR 97223
7 S 135DD-03603 7 S 135DC-08100
COSHOW ELIZABETH I FERRIER GERALD L&JOYCE H
11425 SW LOMITA AVE 11565 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-08400 1 S 135DD-03607
CRAFT NEAL E&JEANIE M FITZPATRICK DAVID G&BETTY L
11730 SW GREENBURG RD 1395 NE 22ND
TIGARD,OR 97223 GRESHAM,OR 97030
1 S 135DB-11800 1 S 135D8-02603
CRISP STANLEY&TONI K FORMAN MATTHEW B&
11277 SW 91ST CT KATHLEEN A
TIGARD,OR 97223 11403 SW 90TH AVE
TIGARD,OR 97223
1 S 135DA-03200 1 S 135DA-02802
DOLL THOMAS C AND DORIS M FREEDMAN STEPHEN H&
11500 SW 90TH ARCHER CANDACE
TIGARD,OR 97223 11300 SW 90TH AVE
TIGARD,OR 97223
1 S 135DC-06900 1 S 135D6-047Q0
DRENNA JOHN W& GAVETT WESTON C&KERRY L
BURNETT JOHN F 8 STEPHANIE A 11435 SW 92ND AVE
PO BOX 23603 TIGARD,OR 97223
TIGARD,OR 97281
1 S 135DC-07000 1 S 135DA-04200
DRENNAN JOHN W GHITA VASILE&DOMNICA
PO BOX 23603 11310 SW 90TH AVE
TIGARD,OR 97281 TIGARD,OR 97223
1 S 135D8-03000 1 135DB-00300
EATON LINDA L&RICHARD B G VAS &DOMNICA
9625 SW LEWIS LN 1131 TH AVE
TIGARD,OR 97223 TLAND,O 97223
1 S 135DA-02803 1 S 135DB-04600
ELLIS DANIEL& GLAUBKE JOHN A&MARY MARTHA
ARACO-ELLIS PATRICIA CO TRUSTEES
11290 SW 90TH AVE 11405 SW 92ND
TIGARD,OR 97223 PORTLAND,OR 97223
7 S 135D8-04000 15135DB-02900
ERVIN ROBERT&KIM HAMPTON KENNETH B&
11360 SW 92ND AVE KNOTT LAURA D
TIGARD,OR 97223 11515 SW 91ST AVE
TIGARD,OR 97223
1 S 135D B-02602 1 S 135D8-02604
FAULK JEFF&DOROHTY M HEITZ NANCY P AND RONALD L
11435 SW 90TH 11401 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03612 1 S 135DA-04800
HERBERHOLZ ANDREW B LAURENCE RAYMOND S&CARRIE A
FLORENCE L 8970 SW NORTH DAKOTA ST
8870 SW LOCUST TIGARD,OR 97223
TIGARD,OR 97223
1 S135DD-03608 1 S135DD-03617
HERBERHOLZ ANDREW B&FLORENCE LOOFBOUROW DONALD IVAN&MARY P
c/o HERBERHOLZ LARRY 11410 SW LOMITA AVE
8870 SW LOCUST PORTLAND,OR 97223
TIGARD,OR 97223
1 S135DB-00400 1 S135DC-07100
HOFFMAN MICHAEL J LOWRY MARYLEE A
1223 NW 24TH#5 11595 SW 91ST
PORTLAND,OR 97210 TIGARD,OR 97223
1 S 135D D-03605 1 S 135DD-03609
HUGHES JEFFREY M&TAMI JO BARE MACKINNON FERN E&
11485 SW LOMITA AVE DALE VIRGINIA E
TIGARD,OR 97223 11625 SW LOMITA
TIGARD,OR 97223
1 S 135DB-00600 1 S 135D B-11200
JACKSON LINDA J MAHON MARK F AND SUSAN M
11545 SW 90TH AVE 11310 SW 91ST CT
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D6-03900 1 S 135DB-01900
JOHNSON CHARLEY F AND MATTHEWS MICHELE L
D.J.STRAUSBAUGH 11440 SW 91ST AVE
11390 SW 92ND AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DA-02900 1 S 135DD-03611
JUNG MARIA MCLOUGHLIN TIMOTHY R AND
11400 SW 90TH AVE K YVONNE
TIGARD,OR 97223 MCLOUGHLIN ROBERT C
5400 SW 198TH AVE
ALOHA,OR 97007
1 S 135D8-03700 1 S 135DA-02801
KOLMODIN NORMAN B&MARY LOU MCTAGGART BRENT
CO-TRUSTEES PO BOX 231207
11450 SW 92ND AVE TIGARD,OR 97281
PORTLAND,OR 97223
1 S 135DC-08500 1 S 135D B-11700
KOLYVANOV ALEKSANDR MEZENTSEV ALEKSANDR M&
KOLYVANOV EMILYA OTROKHOVA MIRA M
11510 SW 92ND AVE 11285 SW 91ST CT
TIGARD,OR 97223 PORTLAND,OR 97223
1 S135DA-03500 1 S135DB-12100
L N PROPERTIES LLC MILLER PAMELA S
342 SUNCREST CT NW 11338 SW 91ST CT
SALEM,OR 97304 TIGARD,OR 97223
1S135DC-08200 1S135DB-04601
MOLITOR LAWRENCE R/NANCY L PFAFFLE GRETCHEN
11587 SW 90TH AVE 11375 SW 92ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DD-03614 1 S 135DC-06700
NEBERT SUSAN ETTA&TOMMY HENRY PHAM LUONG G&VERONICA J
11530 SW LOMITA PO BOX 23126
TIGARD,OR 97223 TIGARD,OR 97281
1 S135DD-03613 1 S135DB-02600
NEBERT TOMMY HENRY POWLOSKI C KENT&LISA
SUSAN E 11405 SW 90TH
11530 SW LOMITA TIGARD,OR 97223
TIGARD,OR 97223
1 S 135D8-11600 1 S 135DD-03619
NELSON LINDSAY R QUILLEN DEANNA MARIE
11301 SW 91ST CT 11560 SW 90TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S135DA-02702 1 S135DB-01600
NESS DORIS A RAMIREZ JOSE C/MARIA
11230 SW 90TH 11560 SW 91ST
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135D D-03703 1 S 135D8-10900
NUT MEG APARTMENTS LTD PTNSHP& RENFRO-GREENFIELD RENEE
CEDAR BARK ASSOCIATES LTD PTNSHP 11266 SW 91ST CT
PO BOX 389 TIGARD,OR 97223
PALO ALTO,CA 94309
1 S 135DB-01800 1 S 135DB-02800
O'CALLAGHAN COLLEEN C SANDBO JOHN R AND DONNA M
17702 OVERLOOK CIR TRAUBA DONNA M
LAKE OSWEGO,OR 97034 11475 SW 91ST
TIGARD,OR 97223
15135DD-03700 1 S135DB-00100
OH JANG W AND YON SOON SCHAFFER HARRY E&
11630 SW LOMITA LILLIAN E TRS
TIGARD,OR 97223 11245 SW 90TH
TIGARD,OR 97223
1 S 135DA-05000 1 S 135DD-03616
OSEI-AGYEMANG SIMON SCHROCK DONNA R
8950 SW NORTH DAKOTA ST 11440 SW LOMITA
TIGARD,OR 97223 TIGARD,OR 97223
1 S135DB-11100 1 S135DB-11000
PETERSON MICHAEL B& SCHULTZ BARBARA J
LOUIE TINA L 11280 SW 91ST CT
11292 SW 91ST CT TIGARD,OR 97223
TIGARD,OR 97223
1 S t 35D6-04200 1 135DB-11
SHEWMAKER BEATRICE BENNETT TE P PERTIES CORP
11270 SW 92ND AVE PO
TIGARD,OR 97223 LSBORO, 97123
1 S 135DA-04900 1 S 135D6-03800
SHOOK TERRY&PAIGE VIAENE STEPHANIE L&KEVIN
8960 SW NORTH DAKOTA ST 11420 SW 92ND AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 135DB-02700 1 S 135DB-7 2000
SIMONSEN RORY L& VICE ALICIA K 8�RICHARD A
ADAMS CINDY L 11375 SW 90TH AVE
11435 SW 91 ST AVE TIGARD,OR 97223
TIGARD,OR 97223
1 S 135DA-04300 1 S 135DA-03000
SMITH SHARON LOU VIRNIG SEAN&JUSTINE
11330 SW 90TH 11405-11407 SW LOMITA AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S135D6-03600 1 S135DD-03620
SMITH TERRENCE W AND WANG PING-JUI KAI
LISA R 22600 SW 93RD TER
11480 SW 92ND TUALATIN,OR 97062
TIGARD,OR 97223
1 S 135DA-03100 1 S 135D8-00500
SNYDER WILLIAM T 8�STEPHANIE WHITE BARBARA A
11480 SW 90TH 11495 5W 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DC-08600 1 S 135D B-01700
SPECIALIZED HOUSING INC WHITMAN KATHLEEN R
5319 SW WESTGATE DR#124 11520 SW 91 ST AVE
PORTLAND,OR 97221 TIGARD,OR 97223
7 S 135D6-04800 1 S 135DB-00200
STRONG THOMAS L AND ROXANN S WILHELM CLARE
11465 SW 92ND AVE 11275 SW 90TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 7 35D B-12300 1 S 135DC-06800
TARHUNI JAMAL WILKINSON VARIA J
11347 SW 91ST CT 11630 SW GREENBURG RD
TIGARD,OR 97223 TIGARD,OR 97223
1 S 135DB-11300 1 S 135DC-07800
TENLY PROPERTIES CORP WINTER ELI RAVEN
PO BOX 927 12595 SW BROOKSIDE AVE
HILLSBORO,OR 97123 TIGARD,OR 97223
1 S135DD-03602
WORSECH HAROLD A
SANDRA K
11450 SW 90TH
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 78th 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 CIT SUBCOMMITTEE �i:\curpin\setup\labels\CIT East.doc) UPDATED: April 18, 2002
06/27/03 FRI 14:11 FAX 50�8274501 f�001
C111( OF TIGARD
COMMUNITI' pEYELOPMENT DEPARTMENT
PLANNING DIYISION
13125 SW HALL BOIILEYARD cmoFtro�uw
TI6ARQ, OREGON 91223 Comntuntry�Develaprr:ent
PNONE: 503-639-41T1 FAX: 503-684-7291 (A[rn_ Patly/Planning) ������ry
° Q o ° OO pp� Oo � o� o ° I�O� 6�
Property owner lnformation is valid for 3 mont�s from the date of your request
INDICATE ALL PROJECT MAP � TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot o0100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
IS i 35 D g � Do��ob � o�.�o�
INDICATE WHETHER YOU ARE REQUESTING �, 2 OR 3 SETS OF LABELS:
(NOTE: A minimum of 2 sets af labels wi11 be provided (unless only hQlding a neighborhood meeting at this time)to place on
your 2 sets of envelopes that applicants are required to submit at the time of appliCaaon submittal. If a neighborhood
meeting is required and you have not yet hEld that meeting, you can request 3 sets provided your land use applicatian will be
submitted and deemed complete by the Planning Division wif�in 3 manths from this request.)
NAME OF CONTACT PERSON: � �L��4�c.�o�v�� PHONE:C5o 3 ) �t � �33 0 0 _
This request may be mai,ed, faxed or an delivered #o t e City of Tigard. Please allow a
2-day minimum for processing reques�s. Upon completion of your request, the contact person will be
called to pick up their request that will be placed in "Wil1 Calf by their last name, at the Community
Development Reception Desk.
The cost of processing your request must be paid at the time of pick up, as exact cost can not be
pre-determined.
PLEASE NOTE: FOR REASONS OF ACCURACY, �NLY ORIGINAL MAiLING LABELS PROVIDED
gY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED.
Cost Descriotian;
$11 to genera#e the mailing list,plus$2 per sheet fo�prinang the list onto labels(20 addresses per sheet).
1'hen, multi I the cost to rink one set of labels b #te number of sets r� uested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of labels x$2/sheet=$5.00 x 2 sets= $16.00 sheet(s)of labels x$2lsheet=�x � sets=
2 sheets of labels x$2lsfieet for CIT area x 2 sets= $ 4.00 �sheet(s)o#labels x$2/sheet f CIT area=�2 x�sets=
GENERATE LIST =$11.00 � GENERATE LIST =
70TAL =$31.00 � TO7AL - ��'
CITY OF TIGARD
�'ommiuiity�17e�c�eCopment
S�aping A Better Co�nmunity
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 12/13/2003
FILE NO.: MINOR LAND PARTITION (MLP) 2003-00015
FILE TITLE: HOFFMAN PARTITION
APPLICANT/ Michael Hoffman
OWNER: 1223 NW 24th Avenue, #5
Portland, OR 97210
REQUEST: The applicant is requesting approval of a 3-lot Minor Land Partition of .62 acres. Parcel
1 has an existing home on site, and the other two new parcels are expected to be
developed with residences in the future. The lot sizes for this development would be
7,609, 7,556, and 7,500 square feet respectively.
LOCATION: 11475 SW 90�' Avenue; 1 S135DB, Tax Lot 400.
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 Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
CRITERIA: 18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: East
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: AUGUST 26, 2003 DATE COMMENTS ARE DUE: SEPTEMBER 9, 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: ):30PM
� STAFF DECISION [TENTATIYEI DATE OF DECISION: SEPTEMBER 19, 2003
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP � PARTITION PLAT ❑ ARBORIST REPORT
� SITE PLAN ❑ UTILITY PLAN � IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
STAFF CONTACT: Brad Kilby, Associate Planner (503) 639-4171, Ext. 2434
PRE,APP.HELD BY:
CITY OF TIGARD PLANNING DIVISION
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189
503.639.4171/503.684.7297
cirY oF noAe�
OREGON LAND USE PERMIT APPLICATION
File# Other Case#
Date B Recei t# Date A lication Com lete
TYPE OF PERMIT YOU ARE APPLYING FOR
❑AdjustmenWariance (I or II} � Minor Land Partition (II) ❑ Subdivision (II or III)
❑Comprehensive Plan Amendment (IV) ❑ Minor Modification (I) ❑Zone Change(III)
❑ Conditional Use (III) ❑ Planned Development(III) ❑Zone Change Annexation (IV)
❑ Historic Overlay(II or III) ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment (IV)
❑ Home Occupation (I or II) ❑ Site Development Review(II)
❑ Miscellaneous (I)- (Lot Line Adjustment/Temporary Use/Tree Removal/Director's Interpretation, etc.)
ress i avai a e
���-��� ��l�t� �� � (�-1�}�V�-� 1�-:,.
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= l�'.+, - � .c �(:C •,. L. -�—�'OZ • . ' �� . ' ', . ' .
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*When the owner and the applicant are different people, the applicant must be the purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner. The owners must sign this application in the
s ace rovided on the back of this form or submit a written authorization with this a lication.
ease e speci�c
_ �
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
THE APPLICANT SHALL CERTIFY THAT:
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
�7/1 � 3
Owner's Signatur e
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
;
Applicant/AgenURepresentative's Signature Date
Applicant/Agent/Representative's Signature Date
.�-_1
i
�
!�i
HOFFMAN LAND PARTITION
July 10, 2003
CONTENTS
SECTION A ..... APPLICATION/PRE-APPLICATION NOTES
SECTION B ..... GENERAL INFORMATION/NARRATIVE
SECTION C ..... IMPACT STUDY
SECTION D ..... REP�RTS - ARBORIST, FIRE MARSHAL,
S t� D1�`r�NC.E.
SECTION E ..... SERVICE PROVIDER LETTER - PRIDE
DISPOSAL, CLEANWATER SERVICES
SECTION F ..... MAPS - AREA MAP, TVWD WATERMAIN
LINE MAP, CWS SEWERMAIN LINE MAP�Su.R�20wV���b ToAbs
SECTION G ..... DEEDS/LEGAL DESCRIPTION
SECTION H ..... LANDSCAPE/SCREENING PLAN
. i
CITY 4F TIGARD
PRE-APPLICATION CONfERENCE NOTES ���,°�I��D��p�,�t
S(rvpingA BetterCammunity
(Pre-Application Meeting Notes are Yalid for Six (6) Months)
_ _ _ :: -
RESIDENTIAL
���� � �� a3 �` ��� �
�r�r�a�� R � � � �
_ _ _ __ __ _
APPLICANT: ,chnel {-�aF4'mn►� AGENT: �'��ku
Phone: � 1 , Phone: �,u3) �t�o—.330�
�
PROPERTY LOCATION: �,. ���3 Y +�
ADDRESS/GENERAL LOfATION: �t�-1'15 StS °l0 ���e:1t�
TAX MAP(S)/LOT #(S): IS�3S DA -06�4� . Oa�Q�.
NECESSARY APPLICATIONS: SuBr,����s�o�
PROPOSAL DESCRIPTION: �roposA� �o suUc��,��c�E a 33��1�3 sF �T � �o � -Sir�c�e�+h��.,� lrs�S•
COMPREHENSIVE PLAN
MAP DESIGNATION: Le� DE�s�T�, RGS�OEUTtAI..
ZONING MAP DESIGNATION: R'-1•5
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: �ASZ
ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. S�o l
MINIMUM LOT SIZE: SdD sq. ft. Average Min. lot width: SO 9oft. Max. building height: 3o ft.
SetbacKs: Front �� ft. Side S ft. Rear IS ft. Corner�_ft. from street.
MAXIMUM SITE COVERAGE: — % Minimum landscaped or natural vegetation area: — %.
GARAGES: ao ft.
[� NEI6NBORHOOD MEETING [Refer to the Neigh6orhood Meeting Nandoutl
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. Meetinq is to be held prior to submittinq vour application or the application will not be
acceqted.
' NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential ApplicationlPlanning Division Section
/
� NARRATIYE [Refer ta Code Chapter 18.3901 �
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
�MPACT STUDY [Refer to Code Secbons 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 18.7651 •
Minimum number of accesses: � Minimum access width: 15
Minimum pavement width: 10�
❑ WALKWAY REQUIREMENTS [Ref to Code Chapter 18.7051
Within all ATTACHED H SING (except two-family dwellings) and multi-family developments, each
residential dwelling S ALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON O EN SPACE AND RECREATION FACILITIES.
�RESIDENTIAL DENSITY CALCUlATION [Refer to Code Chapter 18.7151-SEE IXAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a pa�ticular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinq: "33�'�i 1� � G�ass
➢ Land within the 100-year floodplain; - � 5 ��' R-o�
➢. Slopes exceeding 25%; - '1,soo �;�}.., �.o�s�
➢ Drainageways; and I•S ET= � �Q�40 I
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. •
Public riqht-of-wav dedication: ^ �'s�
➢ 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. �r�' �-
EINMPLE OF RESIDENTIAL DENSITY CALCUlAT10NS:
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 riqht-of-wav 6 534 sq.ft. (15%)for public right-of-wa�C
NET: 34,848 square feet NET: 37,026 square feet
- 3.050(minimum lot areal - 3 050(minimum lot areal
= 11A Units Per Acre = 12.1 Units Per Acre
�ibe Derel�pmem Cede reqWros Watme net site'rea wdst f�r rne aWawhole uweuipg unit MO ROUNDIN6 UP IS PEBMRTEU.
�Minim�m Proiect Deusi4l is BOX�f tNe ma�ou��IlwYed�ensiql.TO OETEBMINE THIS STANDARD,MULiIPLY THE MIWMUM NUMBER OF UNRS BY.i.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 2 of 9
Residen6al Applica6onlPlanning Division Section
. � , I
�SPECIAL SETBACKS [R�f�r to Cede 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 applicadle zoning district for the primary structures'setback requirements.l
[�FLAG lOT BUILDIN6 HEI6NT PROYISIONS [R�fer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'h 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 NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may 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: Ac�ESSt,JAu
�LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
[�RECYCLING [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residential ApplicatioNPlan�i�g Division Sec6on
. + .
�PARIONG [Refer to Code Cdapters 18.765 a 18.1051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
� ➢ Single-family............ Requires: One 1 off-street parking space per dweiling unit; and
One �1� space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appro�riately 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 appropnate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Sectl 18.7651
BICYCLE RACKS are re ired FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycl racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.77
The Code provides REGULATIONS F LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO ARE WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AR S, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will tempt to preliminary identify sensitive lands areas at the pre-
application conference based on vailable information. HOWEVER, the responsibilitv to preciselv
identif sensitive land areas an their boundaries is the res onsibilit of the a licant. Areas
meetin the definitions of sen ' ive lands must be clearl indicated on lans submitted with the
development application.
Chapter 18.775 also provid regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DE LOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Secti 18.715.O10.C1
When STEEP SLOPES exi , 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. T report shall be based upon field exploration and investigation and shall
include specific recomm dations for achieving the requirements of Section 18.775.080.C.
CLfANWATER SERYICES[CWSI BUFFER STANDAR�S [Refer to R a 0 96-44/USA Regulations-Chapter 31
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
- vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanning Divisiai Section
� 3 ,
TABLE 3.1 YEGETATED CORRIDOR WIDTNS '
SOURCE: CWS DESIGN ANO CONSTRUCTION STANDARDS MANUAURESOLUTION$ORUER 96,44
____-----_ _ __ .
SLOPE ADJACENT WIDTH OF VEGETATED i
SENSITNE AREA DEFINITION TO SENSITIVE AREA' CORRIDOR PER SlDEZ '
i
_----- - -----__----- ---------_ __ ,
� __
• Streams with intermittent flow draining: �25�
� 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre �25� 50 feet
• Rivers, streams, and springs with year-round flow
• Streams with intermittent flow draining >100 acres
• Natural lakes and onds
. Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
�) >50 to <10U acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
♦ Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary,and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/sVeam 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 condiUon.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated comdor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setbadc from the top of ravine.
Restrictions in the Veqetate Corridor:
NO structures, development, construction activities, gardens, tawns, 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 fhe
USA Design and Construction Sfandards.
Location of VeQetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
'� CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAIN D PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Per its" handout is available upon request. Additional sign area or
height beyond Code standards y be permitted if the sign proposal is reviewed as part of a
development review application. Iternatively, a Sign Code Exception application may be filed for
Director's review.
�TREE REMOYAL PLAN REQUIREMENTS [Refer to Code Sectlon 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential Applica6on/Planning Division Sec6on
, • .
THE TREE PLAN SHALL INCLUDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
[�MITI6ATION [Refer to Code Section 18.790.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
[✓�CLEAR YISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residen6al AppficatioNPlanning Division Section
�
� � � �
[�RITURE STREET PLAN AND E)(1'ENSION OF STREETS [Refer to Code Section 18.810.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The �',
plan shall show the pattern of existing and proposed future streets from the boundaries of the ',
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
[�ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Cade Sectlon 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/z times the minimum lot size of the applicable zoning district.
�BLOCKS [Refer to Code Sectlon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECNAPTERS
� 18.330(Condiiti�onal Use) �S.6ZO(Tgard Triangle Design Standards) �'I$.T65(Off-Street ParkinglLoading RequiremenLs)
_ �H.34O(Diredors Interpretation) 18.630(washington Square Regiona�Center) _ 18.775(Sensitive Lands Review)
_ 18.350(Planr�ed Development) � 18.705(AccesslEgresslCircu�ation) _ 18.780(Sgns)
_ �H.3CO(Site Devebpment Review) �$.��O(Accessory Residential Units) 18.785(7emp�rary Use Pennits)
_ 'I H.37O(VarianceslAdjustments) � 18.715(Density Computations) �8.790(Tree Removaq
_ 18.380(Zoning Map/Text Amendments) ')8.720(Desgn Compatibility Standards) �8.795(Visual Clearance Areas)
_ 18.385(Misce��aneous Permits) � 'I H.725(Environmen�al Performance Standards) �9$(Wireless Commun'�ca6on Fadlities)
� 18.390(Decision Making Proceduresllmpact Study) 'I H.73O(Exceptions To Devebpment Standards) �.$��(Street&Utility Improvement Sfandards)
_ 'I S.4'I O(Lot Line Adjustrnenls) 18.740�H�co�a�y> -
18.420(�and Parti6ons) 18.742(Home occupation Permits)
✓18.430{s��N�«,s� � 18.745(�andscapin9 a�screenin9 standards)
�18.510�R�d�,c�i z«,����� �S.75O(ManufaduredlMobil Home Regulations)
_ 1 S.52O(Commercial Zoning Disbicls) � �8.755(Maed Solid WastelRe.ryding Srorage)
_ �8.530(Industrial Zoning Distridsy �8.760(Nonoonfamirg Situations)
1'
�
. ;�
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicatioNPlanning Division Section
ADDITIONAL CONCERNS OR COMMEMTS:
7F���Rti��1iS�N3 � ��nr�Ftd L�wl� �Qr�����ons Qf� �'.aPE,� (bcn,n,S�R?�Z��� \�Ev�EI�S
,�SuROi�iSiO)J I�P,�1 v�r�GS T1e.;c4.borl.00a (�,E.-(i nG li
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.k.
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— -Sakrs S- (D �.JEC�Gs or�c� �l,c aa�1; c��: �n �as ��ee•� dee�►,.ed c.ow.�le�e
�f C,uP {�2�J�r�l.� �o� fl�wle,a ��Jo�ld 6e 4 Seoa�a�e a�l;c.cr��o�n
-�,� I �wS �EC�t•C �O '��•,S �c�oAasA�
— TRrc.E M��;�G`I�•0..
" ��c to� ae�es5
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� �ro�n�acE i`�est»rGw�e�n� t�d�t t+.,e� �� St)�� ���S�ol,
l[E u�res ���,e. S���Q }�w�, Ce���, �ec� c�bar►5�
� 'REc�uc(`t3 Se.�J i C,e `�O�� � \+E�Ql� }r o w�. �1,.� LiS+�ZP c.S �-Q��O. Q�.c�,(so�� 6y�-8���
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.1 l EV C��'eV1n�Q,/�-1- �6 'e
T�l�e, �g
PROCEDUR� ,
Administrative Staff Review. S�g ? m�-P
�✓ Public hearing before the Land Use Hearings Officer. LuP
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 lications
submitted b mail or dro ed off at the counter without Plannin ivis�on acce tance ma e
returne . e P anninq counter c oses at 4:00 PM.
Ma�s submitted with an application shall be folded IN ADVANCE to 8.5 by 11 inches. One (1),
8;/�"�'T"�ma o�a ro ose ro'ect s�oula-be su6mitte or attac ment to t e sta re ort or
administrative ecision. pplication with un olded maps shall not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential ApplicatioNPlanning Division Section
. � , , I
The administrative decision or public hearing will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter
would be heard by the Tigard }��ct��s o�,�e� . A basic flow chart
which illustrates the review process is a ilable 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 RESERYATION [County Surueyo�°s Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re�Ulred 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.
BUILDINC PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the CitY's policv is to apply those svstem
development credits to the first building permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
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 by the Gode shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask any questions of City staff relative to Code requirements prior to submitting an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: R�o K��l��,
fITY OF TIGARD PLANNING DIVISION - STAFF PERSON HOLDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAX: (503) 684-1297
E-MAIL• (st�H's tac name)a�ci.tigard.or.us
S�no�t�
nnE�s(fITY OF TIGARD'S COMMUNITY DEYELOPMENT (ODE)INTERNETADDRESS: WWW.CI.tigard.01'.IIS
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
Residential ApplicabonlPlanning Division Section
r-�.,__�_, .
PRE-APPLICATION CONFERENCE NOTES
➢ ENGINEERING SECTI�N Q ��m�"nng�°��°"nt
S(utping A�Better Community
PUBLIC FACILITIES Tex Mep[Sl: 1S135DB
Tax�oas�: aoo a zso2
Use i�lpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City stafF and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
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 90�'Avenue to 54 feet (Neighborhood Route, parking both sides).
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW 90�'Avenue, to include:
� 16 feet of pavement from centerline to curb
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk w/ planter strips.
� street trees spaced per TDC standards.
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
Ctry 9F TI6ARD Pre-Aqplicad�n C��r�nce Net� Page 1�f 6
�I�urlq�q�rt�e�t S�etln
' ' " � Other: The appli t can opt to not construct improve► ts at this time, but would have to
provide a future improvement quarantee (see later section). The applicant must be clear in
their application as to what they are willing to do.
❑ 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
C�i1f OF TI6ARD Pre-llppltcad�n CeMer�nce Notes Page 2�f 6
Eqlu�Mq�e��rl���t S�etln
� ' ' ❑ storm sewers an� �er underground utilities
❑ -foot concrete 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 90"' Avenue. The applicant must state clearly in their application if they wish to take this
option.
�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 90th Avenue.
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 90th Avenue. The
proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide laterals to the new lots.
If existing houses are not connected to sewer now, they must be connected as a part of this partition.
• �.5, P...�•-�.,1 S�e— �� MJ�, �a'� �"t:��U U-st� -f�.; �;� Tm �
Je+v� �� l.�S.
Water Supply:
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:
CIT1f OF i1GARD Pro-Applicad�o Cemeronce Notes Page 3 of 6
E�flu�►1�!��P����l E�Etl�ll
- ' 'fualatin Valley Fire and R� ae District (South Division) [Cont� Eric McMullen, (503) 612-7010]
provides fire protection serv�ces within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
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.
Applicanf must provide a plan that shows how each new lot will be drained.
Storm Water Quality:
The City has agreed to enforce SurFace Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from newly created impervious surfaces.
The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing
an on-site facility provided specific criteria are met. The City will use discretion in determining whether
or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new
impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210.
Preliminary sizing calculations for any proposed water quality facility shall be submitted with the
development application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1. NFR will like/y have concem with fhe proposed access (90-degree tum and length). Applicant is
encouraged to contact Eric McMullen at TVFR to discuss these issues. The applicanf must also
contact fhe garbage hauler for this area and address any concems they may have.
2. Applicant must submit an access report that addresses sight distance on 90`h Avenue Sight
distance in each direction must be a minimum of 250 feef.
CITY OF TI6ARD Pro-Appltcatl�n Ce�eronce Notea Page 4�f 6
FaU�.••dp�•�,rt.•.t a•ea.■
TRA�FIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Tra�c
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of building permit issuance. In limited
circumstances, payment of the TIF 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 for the additional homes.
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.
CIT110F TI6ARD Pre-Appllcatl�n C��oro■ce Netes Page 5 N 6
EqINn1N����It�n[S�EII��
Building Permit (BUP�. This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
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 c 4 �3
ENGI NG DEPARTME STAFF A
Phone: [5031639-4171
Fax: [50316240152
i:lenglbnanrltemplateslpreap notes-eng.dot
Revised: March 21,2002
Clfl OF TI6ARD �ro-Applicatl�a C�Neronce N�tes Page 6 d 6
�.�i.••n.�e•�.ru..■�s.eu•.
. , � .
.
PRE-APPLICATION
CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hal!Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
' I FOR STAFF USE ONLY
Applicant: ��1 lC�1GtC'_.` � f'1 D���'Y.t.h
Address: � �� �' ��Phone: ��� `t )C°�1 Case No.: �RC o��O3 -6��
City: h �1 Zip: q 7v2�C7 Receipt No.:
Application Accepted By: giYl 1C
Contact Person: ! �� Phone: � �� Date: I��� � 3
Property Owner/Deed Hoider(s): 1
DATE OF PRE-APP.: 1 �3
�(� ���/[� 1� I D �1 TIME OF PRE-APP.: ��
Address: �_VVl e _Phone: PRE-APP. HELD WITH:
City: Zlp: Rev.7/�/2002 i:�curpin5masterslrevisedlPre-AppRequest.doc
Property Address/Location(s): � I '?�5� SGU ���'
T� L�C{,�. ��- Q � o2v23 REQUIRED SUBMITTAL ELEMENTS
-� (Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s):� �513:D[� LoTs y no � Z�OZ
Pre-Application Conf. Request Form
Zoning: � � �
. ��, •� .3 .3 � � 3 2 COPIES EACH OF THE FOLLOWING:
Site Size: T's '� �J
Brief Description of the Proposal and
any site-specific questions/issues that
PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research
rior to the meeting.
All of the information identified on this form are required to be ,�,�
ubmitted b the a licant and received b the Planning Division a 111� 5ite Plan. The site plan must show the
s Y PP Y
minimum of one (1) week prior to officiallv schedulinq a proposed lots and/or building layouts
pre-a�plication conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either cross the street.
Tuesday or Thursday morninas. Pre-application conferences are �he 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 Possible.
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:OO/MONDAY-FRIDAY. attach a copy of the letter and proof in
the form of an a�davit 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
GROUP.
,
sr .
Proposal:
It is my interpretation of the R-4.5 zoning codes that the criteria will be met and
thereby I am proposing to divide the back portion of lots 400 and 2602 for the use of two
single family detached homes.
I am still unclear as to why the access portion of the lot would not be considered
in the overall square footage and designated proportionally back into the lot footage. It
seems apparent for tax purposes the ownership would need to be distributed thereby
granting rights and responsibilities to each of the parcel owners. The lot sizes are then
increased making it possible for the creation of a duplex and single family as an
alternative to my proposal of two single family lots.
Proposed use:
For the use of two single family detached dwellings.
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4
GENERAL INFORMATION
APPLICATION/OWNER Michael Hoffman
1223 N.W. 24th Ave #5
Portland, OR 97210
503-810-3300
PLANNING/SURVEYING FIRM NLV Services/NealVescogni
16395 S.E. HWY. 212
Clackamas, OR 97015
503-329-5703
PROPERTY ADDRESS l 1475 S.W. 90�'
Tigard, OR 97228
TAX LOT 15135DB—00400
LOT SIZE 26,505 S.F. /0.62 acres
ZONING R-4.5
PRE-APPLICATION MEETING January 14, 2003
SITE DESCRIPTION
The site is located on the west side of 90`h just north of Greenburg Rd. There is an
existing house aligning 90th with the vacant property being to the west or rear portion of
the lot. The site slopes gently to the southeast and there are several trees which seem to
line up along the perimeter of the property.
PROPOSAL
The applicant is requesting approval to perform a three lot partition on a parcel of land
containing approximately 0.62 acres(26,505 s�. This partition will create Parcel 1
(existing) with approximately 7,609 sf, Parcel 2 with approximately 7,556 sf, and Parcel
3 with approximately 7,500 sf. Tract A (private driveway) would service lots 2 and 3 and
be approximately 3,840 sf.
The following discussion addresses the chapters of the Tigard City Development Code
that were determined to be relevant to this application during the pre-application meeting
held at the City of Tigard on January 14, 2003.
f�
I
NARRATIVE
Chapter 18.390 Decision Making Procedure
18.390.090 Type II Procedure
A. Pre-upplicution conference
A pre-application conference as held on January 14, 2003.
B. Applicution requirements
I am providing the foilowing as required:
- a type II application with all requested information and a check for$2435.00.
- two sets of pre-addressed and stamped envelopes for each property owner of
record as specified by city of Tigard
- a copy of the current deed and newly recorded boundaries
- an impact study
- a narrative addressing all applicable criteria in the land partition code as noted in
my pre-application meeting
- a service provider letter from Cleanwater Services
- a service provider letter from Pride Disposal
- a report of my communications with TVFR Marshal Eric McMullen
- an arborist's report
- landscape/screening plan for the access way
- preliminary development plans including;
vicinity map
preliminary partition and lot adjustment plan
grading and erosion control plan
sewer and water connections
storm water plan
existing conditions map
Chapter 18.420 Land Partitions
18.420.S Approval Criteria
A. �prova!Criteria
l. This application applies with all known statutory and ordinance requirements and
regulations.
2. Public facilities will adequately serve this proposal. A utility easement will run
through private tract"A" (private driveway) to service parcels 2 and 3. Sanitary
service for parcels 2 and 3 will be provided by connecting a 6" Y in SW 90th with
cleanouts in the easement. Continuing from there to the parcels with 4" or 6"
�
laterals meeting the elevation standards as allowed in the UBC. The storm water
will be flow directed to private tract "A"and canied from there out to the
stormwater ditch on the west side of 90`�. Water service will be provided by
tapping into the existing water main in SW 90`t' The applicant is choosing to pay
a"fee-in-lieu" of under grounding the overhead power lines fronting the property
on SW 90`f'. Power lines servicing the rear parcels will be run under ground in the
utility easement as per the requirements of this section.
3. All proposed improvements meet the City and applicable agency standards.
4. a. The parcels created with this partition meet the lot width requirement of 50 ft.
as per the R-4.5 zoning code.
b. The parcels created within this partition meet all minimum lot requirements and
in this case the access way has not been included in the lot area calculation.
c. The newly created parcels share a 15ft. private drive access easement.
d. The parcels created with this partition meet the required front, rear and side
yard setbacks for this zone.
e. This partition will create flag lots and the determination of the front yard
will be with respect to the setback requirements for this zone.
f. The screening and landscape plans for this development shall meet the
requirements for this section(see attached landscape plans).
g. I have been in communication with Deputy Fire Marshal Eric McMullen and it
has been determined that the fire district will not require the installation of a fire
hydrant for this development (see attached report).
h. Since this development creates a common drive to serve lots 2 and 3 there will
be a reciprocal easement recorded to ensure access and maintenance of the private
tract"A"(the driveway).
5. The proposed driveway for parcels 2 and 3 will comply with the city standards as
set forth in chapter 18.705.
6. This property development is not located in or adjacent to a l00 year floodplain.
7. This application is not proposing any adjustments or variances.
18.420.060 Final Plat Submission Requirements
The requirements for this section and any imposed conditions will be met when the
final plat is submitted to the city.
18.420.070 City Acceptance of Dedicated Land
This application is proposing to dedicate approximately 2 feet of right- of-way
dedication along SW 90�' Avenue as part of this partition, and is not proposing any
public easements.
I8.420.080 Recording Partition Plats
The requirements of this section will be met when the final plat is submitted to the
City and the time limit is duly noted.
Chapter 18.510 Residential Zoning Districts
18.510.020 List of Zoning Districts
U. R-�.5: Low-Densitv Residential District
This application is for the partition and development of three lots. The tirst of which
is an existing home to remain on the newly created 7,609 sf lot and two additional
lots of 7,556 and 7,500 sf. Additionally this proposal for partition will meet all
applicable requirements in the R-4.5 zone.
18.510.030 Uses
A. �pes of uses.
All of the uses proposed with this application are permitted.
18.510.040 Minimum and maximum densities
The minimum/maximum density allowed for this property under the current zoning
rules is three units. This application is proposing to partition the property into three
parcels thereby meeting the requirements of this section.
18510.050 Development Standards
A. C'ompliance requirec�
This development complies with ail applicable development standards and does not
propose any adjustments or variances.
B. Development Standar�is. ;�
This development meets the standards as listed in table 18.510.2 of the City of Tigard ��
Development C:ode.
..��
Chapterl8.705 Access/Egress/Circulation
18.705.030 General Provisions
A. Continuing, obli ut�n o�'prvpertv owner.
The provisions for access/egress maintenance shall be stipulated in the recorded
private tract "A" ownership contract and a continuing obligation of the owner/s of
record.
B. Acce.ti�.ti�plun requirements.
This application meets the requirements and includes preliminary development plans
which detail the proposed access/egress and circulation plans both for the new parcels
and the existing home.
C. Joint access.
This applicant will provide that the owners of record for both flag lot parcels(2 and
3) will comply with requirements as designated in this title and provide satisfactory
legal evidence as well as copies to be placed on permanent file with the City.
D. Public street access.
Parcel 1 fronts a public street (SW 90`i') while parcels 2 and 3 will connect with a
private drive to be maintained on a continuous basis as set forth in a recorded
maintenance agreement.
E. Curb cuts.
SW 90`h Avenue does not presently have curbs; therefore this section is not
applicable.
F: Reguired walkwav location.
The applicant is not proposing any public street improvements.
The applicant will enter into a Restrictive Covenant for future improvements of SW
90'�Avenue in accordance with City of Tigard standards.
G. Inadequate or hu.:urdous uccess.
Access for the existing house is in compliance with City standards and continues in
accordance with neighboring properties. Access for parcels 2 and 3 are also in
compliance with City requirements. Since it is a private drive,traffic will move in a
forward direction having a less hazardous impact. Additionally this development does
1
1
Chapter 18.790 Tree Removal
18.790.030 Tree Plan Requirement
A. Tree plan requirec�
A tree plan has been made in conjunction with a certified arborist report and is
submitted along with the preliminary development plans. Since this development
does not propose any tree removal mitigation will not be necessary.
Chapter 18.795 �sual Clearance Areas
This application is in compliance with the visual clearance standards as set forth by
this chapter. The visual clearance area and calculations are provided in the
Preliminary Development Plan include with this application. A site distance
certification has been performed by a licensed engineer and is also included with this
application.
Chapter 18.810 Slreet and Utiliry Improvement Standards
A. Improvements.
The ap�licant chooses to enter into a Restrictive Covenant for future improvements to
SW 90 Avenue, and does not propose any street improvements.
18.810.090 Sanitary Sewer
This development is proposing to connect sewer laterals to a 6" Y(with cleanouts)to
the existing sanitary main in SW 90�'. (See Engineered Plans in the Preliminary
Development Plans).
18.810.100 Storm Drainage
The storm water will be flow directed to private tract "A" and carried from there out
to 90`''as specified in the engineering pre-application notes. Additional runoff by this
development will be negligible, and it is not anticipated that any neighboring
properties will be negatively impacted.
18.810.120 Utilities
Water service will be provided by tapping into the existing water main in SW 90`}'�
The applicant is choosing to pay a "fee-in-lieu" of under grounding the overhead
power lines fronting the property on SW 90�'. The total length of the frontage along
SW90th Avenue is approximately 94feet; therefore,the fee should be $2,585
($27.50/foot multiplied by 94 feet or$2,585). Power lines servicing the rear parcels
�
not access arterial or collector streets and is not proposing any accesses that would
provide inadequate access for emergency vehicles.
H. Minimum access requ�remenls for residentiul use.
This development proposes a private drive from SW 90th to serve lots 2 and 3 with a
minimum paved access way of 10 feet.
Chapter 18.71 S Density Computations
18.715.020 Densiry Calculation
R. Calculating the maximum number uf unils
Maximum residential units
19,005 ��ross site area
-3,840 tract"A" right of way
15,165 net divided by 7,500 minimum lot sf = 2.02
C. Calculating the minimum number o units
Minimum residential units:
2.02 divided by 0.8 = 1.62
Chapter 18.725 Environmental Performance Standards
This application proposes a single family dwelling in an area sunounded by the same.
This applicant is not proposing any uses that would create any unusual noises,odors
or discharges that would not be typical of a single family dwelling in R-4.5 zone.
Chapter I8.745 Landscaping and Screening
This application is proposing landscaping and screening to meet the requirements of
this section(see attached landscape plan).
Chapter 18.765.070 Minimum and Ma�imum Off-Street Parking Requirements
The proposed parcels will have at least one off-street parking space per the
requirements of Table 18.765-15 of the City of Tigard Development Code.
Chapter 18.755 Mized Solid Waste/Recycling Storage
The application is proposing the addition of two single family dwellings. The
applicant has contacted Pride Disposal for a service provider commitment and has
included that in the file.
� •�
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IMPACT STUDY
PROJECT: HOFFMAN PARTITION
7RANSPORTATION SYSTF,M.•
Access to the existing house is off of SW 90`�'Ave. SW 90`i'Ave. is a 50 ft. street with
35ft.+/- paved that does not have curbs,gutters, or sidewalks. SW 90`�' Ave. is classified
as a Local Residential Street. The driveway to the proposed new lots, parcels 2&3, will
also access SW 90`i'Avenue. '1'he impact of the additional private drive will be minimal
and traffic will be entering and exiting in a forward motion thereby making it less
hazardous.
The public transportation stops are quite close(500-1000ft. away). This would make it
not only easy,but provide more incentive to use the public system thereby having a
potential positive affect on the transportation system and the roadways.
DRAINAGF, S'YSTF,M:
The storm water for the site drains southeast and this application does not propose to
change the current natural drainage pattern. The water is currently collected in a ditch
along SW 90`t' Avenue. The proposed two houses will also route the storm water into the
collection ditch fronting the street. A service provider letter has been issued by CWS
suggesting that the impact would be acceptable.
PARKS SYSTEM:
This development is not proposing to donate any land to the City of Tigard for open
space or parks. This development is proposing two additional single family homes. The
proportional impact of this development would than not suggest any real properiy
dedication requirement.
WATF'K SYSTEM
There is currently water service serving the existing house. This development will add
two additional water services to serve parcels 2&3. The water services will tap into the
existing water main located on SW 90th Avenue.
,SF.WER.SYSTEM:
�
The current house is on a public sanitary sewer system. For parcels 2&3, we will connect
to the main located on SW 90t'' Avenue with a 6" Y. From there, we will install cleanouts
and run 4 or 6" laterals to parcels 2&3 as per code requirements. Throughout my
application process for this development there has been no discussions nor have I seen
any documents that would suggest that the sewer system is at or near capacity. I believe
that the development I am proposing would have minimal impact.
NOISE IMPACTS:
The proposed development is a residential partition in a zone sunounded by residential
houses. The applicant is not proposing any development which would change, modify or
increase noise levels from what is currently acceptable. Any noise impact to the
surrounding neighborhood created by the addition of this development would be
negligible.
HALSTEAD'S
A R B O R I C U LT U R E ��Specialists in the care and
preservafion of trees"
CONSULTANTS
�� David Ha/stead, Consu/tant,B.S.
Phillrp Whitcomb, Consu/tant
� P.O.Box 1182•Tualatin,OR 97062
�' (503)245-1383
July 1, 2003
► Mr. Michael Hoffman
� 1223 NW 24'h Avenue
Portland OR 97210
�
! Reference: Tree Assessment for Proposed Development
Location: West Side of 1475 SW 90th Avenue, Tigard, Oregon
Subject: Tree Survey/Mitigation Report
With your approval, Mr. James Lowery and I have inspected the site and site
, _� plan for the proposed development project located on the west side of 11475 SW
� 90`h Avenue in, Tigard, Oregon. The purpose of this inspection was to identify all
trees on-site and evaluate the preservation potential of all trees twelve inches in
trunk diameter(measured at four feet above ground) and larger under the
� forthcoming construction in accordance with the City of Tigard's Tree Ordinance
�t, Chapter 18.150.
,, F
We have tagged and numbered all trees, both in the field and in this report that
�� will be affected by construction development using JK91821 through JK91834
series tags for easy identification. For the purposes of this report, all trees will be
� addressed using the last two digits of the tags only.
TREE ASSESSMENT
� There are a total of fourteen trees located within project boundaries and all of
these trees are twelve inches in trunk diameter measured at four feet above
� ground and are required to be part of the City of Tigard's "Tree Mitigation
� � Identification Program."
There are an additional five trees that are on or nea�the property lines and will
be part of this preservation report.
All of the trees are preservable and are not within hardscape boundaries and will
not be mitigated under the City of Tigard's Mitigation Plan.
1
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I
Email: hac�spiritone.com
www.spi ritone.com/--hac
ccsa oosssas
Page 2
July 1, 2003
Reference: Tree Assessment for Proposed Development
Location: West Side of 1475 SW 90th Avenue, Tigard, Oregon
Subject: Tree Survey/Mitigation Report
Number of Trees that will not survive construction trauma. will be removed
and therefore mitiQated:
Zero.
Trees that will be preserved are as follows:
Tree numbers: 21-36.
Amount of Preservable Tree Retainage = 100%
"Retainage of 100 percent or greater of existing trees over 12 inches in caliper
requires no mitigation" according to City Ordinance 18.150.025—2b.
*** It shoutd be noted that five (5) trees located on neighboring properties and/or
very close to project boundaries_ These trees will be protected and measures
taken for their preservation (See tree care and preservation guidelines). Those
trees are recognized with an "N" after the tree number and are as follows: 824-
26, 835-36N.
N824-26 are Douglas-fir trees and they are located on the west side of the SW
11475 90th Avenue property and 835-36 are located on the east side of the
11435 SW 90th Avenue property.
At this writing and with the proposed site plan all preserved trees should do well
and survive construction trauma providing their root zones are not unnecessarily
disturbed and the tree care and preservation guidelines listed below are followed.
Per your proposed driveway plan it will be necessary to be extremely careful
during the construction process in order to keep the root damage to a minimum.
Once you have a definite plan and the proposed driveway is staked in the field
we will submit a specific preservation for the trees that will be affected.
Page 3
July 1, 2003
Reference: Tree Assessment for Proposed Development
Location: West Side of 1475 SW 90'h Avenue, Tigard, Oregon
Subject: Tree Survey/Mitigation Report
Tree Care and Preservation Guidelines
Before construction begins, preserved tree(s) root zone(s)will need to be
protected by the installation of orange colored Tree Protection Fencing out to the
canopy drip line of preserved tree(s). Fencing needs to be attached to 7-foot tall
steel fence posts placed eight feet apart on center forming a protective line
around the preserved trees and fence posts need to be securely anchored in the
soil to a depth of two feet. A small diameter cable and/or heavy wire should be
weaved and sewn through the protective fencing two feet above ground to
secure the fencing. The fencing, as described, will need to be maintained
throughout the entirety of the project.
Before any wo�lc is done within the protected area and/or if the fencing needs to
be adjusted due to hardscape construction, it will first require the approval of the
consulting arborist and then be supervised on-site.
Structural and deadwood tree pruning will also need to be completed during
construction site preparation/site clearing in order to make these trees safe for
surrounding persons and property. The arboriculture technicians working within
the trees will also need to inspect the tree/s very carefully to make sure that
preserved trees are well prepared for the forthcoming construction. After project
completion, therapeutic fertilization will be necessary for all preserved trees to
help stimulate new root growth from roots damaged dunng construction and
replenish any Ioss of soil nutrients for optimum tree growth.
If I can be of further assistance and/or if more technical information is needed,
please contact me immediately.
Sincerely,
����
David Halstead BS CA ASCA
James Lowery CA 1808 (Field Consultant)
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Fire Marshall Report
On July 7, 2003 I sent Eric McMullen (TVFR) a site plan for my
intended use. He responded the next day with the following
questions and information:
1 . Fire Hydrant within SOOft — We located a fire hydrant on
the east side of 90�' avenue just north of the property
within the allowable distance requirements to service all
the proposed parcels.
2. Driveway distance — In our discussion we determined that
the driveway be altered to include a 25ft inside radius for
further access into parcel 3. The driveway is within there
allowable requirements for access/egress and presents no
emergency vehicle haza.rds.
3. Fire hose restriction — also in our discussion for
emergency service is the distance for which the fire hoses
can reach. It has been noted that parcel 3 building
footprint be placed in the Southeast corner of the lot as is
proposed.
4. The driveway shall be that for the intended use and not for
any off street vehicle parking.
7—?8-2�03 4_01PM FROr' ��ON CUSHING ASSUC 503 620 ��71 p_ y
Don Ctishing A.9oociates
Civil&►�tteess
e75o Franklin saccc sai�c R.7�asa,oR 9r�
l�62a7B&F•Fa�c(503)62a-2T/1
July 23, 2003
Citv of Ti�ard
13123 SW Hall&►ulevard
'�.garc�, OR 97223
Re: Site Distance Certification
Hoffmsn Property
11�75 SW 90�Avenue
To Whom It May Concern:
We have visited the site at 11475 SW 90*�Avenue and veri.fied that the site distance
Szom th�propo�ed driveway meets City of�4gard requirement of 250 ft. in both
directiuns from the i.nteisectii►n ot the drivewt�y and SW 94�h Avenue.
Siucexely,
Duu Cushing Associates
Rob Sunderlage. P.E.
__ OK!27iU1 1�:06 F9T 5038�61525 CLEAN �'9TER SERVICES I�ool
' . G�)[� f� � (I '� �
�`-�� JUN 2 4 2003
. �' 3�69
�lcatt��rtici`�\'�` - g�
��r.ic.e�
c;,�� ��„�„„�;��,,.�,i �> �-i��,��. Sensitive Area Pre-Screening 51Es AssQSSRien
.Jurisdiction TiGMzp . ate fc a� .Zo
Map a�Tax L.vt _�S13 S e ct — pp�DO Owner r-Qi oFFM�n!
Site Address �l4�1 r� S W 9 0-��►
Tib�ARD fc Corttact �t�t �1-EL �RMAI
Proposed Adivity �T Address
� �S
_ - 1 x�s i d D/( 9 �fL ro - ��
Phone �o3r�1_4_- 3�0o fo�t
$Z 3��i Al
. Y N N,4 Y N NA •. /
❑ � � Sensitive Area Gomp�site Mip ❑ � � �tvrmwatAr lnfrasbveturF "
Map# ! �J QS# y,'C�o
Y N NA ' Y N IVA
❑ ❑ � ��ca11Y adoPted studies or maps ❑ ❑ �]Other -
5��� Specliy
Basod on a re�►iew of the above informatlon�nd the requ�remer�ts o}CtNn Water Sewi�
Design and Censtruction Standards Resolution end Order Plo.00.7:
❑ Sensitive areas potentlally sxist on site or with�n 200' of the sit�e.7'HE APPLICAN
PE�ORM A sITE CER7'lFICATtON PRt�R T8ISSUANCE OF A SEf�VICE PROVI[
LETTER OR STORMWATER CONNECTION PERMfT. {f Sansitive 1U�eas axist or+ ti
witt�in 200 fc�t on adjaoQnt properpea,a Natural Resouraes Aasessmer�t Report
be required.
� Sensitive areas do not appear to exist on site or within 200�ofi the site.7h{s pre-
screening site assessmertt does NaT elimfnate the need to tvalua�l�e ano protecc
quality�ensitive areas if they ar+e subsequently discoverod on your p�roperty. N(
FURTH�R SITE ASSESSMENT�R SERYlCE PROVIDER LETTER I;� RE�UIRED."
FaRM WI�L SERVE 4S AUTHORIZ/�ITION TO ISSUE A STORMWA7"ER CONNECT
PERMIT.
[] The proposed activity does not meet the definitfan of developmer�C. NO 51TE
AS5ES9MENT OR SlRVICE PROViOER LETTER IS REQUIRED.
Cwnments:
Reviewed BY: /� ��.�,�` Oato; �f�Z�fD 3
Retutn ed to Applicari
POSt-it°Fax Note 767t�� ��e d�• �s► � �
To l.,�. � From s+Ei�
co.�a. �° ��
PMne R Phorw 1t
�'"3—Srys- 3Sf�
Fax� G - SI Z� -Y So� Fax�
�4�`� TUSfi�S$k:05 RVa Ab=ST AfI.T. rniF� on
I
Michael and Jutie Hof&nan
Fax: 503-�27-45�1
RE: 114?5 SW 90t6
Tigard, UR
D�ar Nir. And Mrs. Ho�nan,
Thank you for submitting a site plan for the above address. T am
acknowledging th�at service can be provided for the two proposed homes at
this site. As they are flag lots, this will require the residents to plac�their
garbage and recycle containers on the Shoulder af S�90"'Avenue for our
�ck.s to access them.
F�el frez to cvntact me if you have any additional questions.
Sincerely,
�����-'��
Julia Fletchez
Pride Disposal
543-625-617?
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�j� AREA NOTtF1ED
(500')
ST
�°""'" FOR: Michael Hoffman
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City of Tigard
ww Infortn�tion on IAia map is lor penerel loution only�nd
� � should he vsriled v6th the Development Serviee�Division.
Q 13125 SW Hall Blvd
Tiqard,OR 97223 .
(503)639-l177
hltpllwvnv.ci.tiqard.or.us
Community Development Plot date:Jun 27,2003;C:lmagiclMAGIC03.APR
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NLV SERVICES, INC.
SUR ijEYING-MAPPING
16395 S.E. HWY. 2I2, CLACKAMAS, OREGON 97015
PHONE 503-329-5703 FAX 503-658-6453
PR�PERTY LEGAL DESCRIPTION FOR USE IN LEGAL INSTRUNIENT, "TRACT 2"AS SH�WN 4N
NLV SERVICES�INC "RECORD OF SURVEY, PROP��ED PR4PERTY LINE ADNSTMENT"DATED
APRIL 14, 2003
DATE: April 14, 2003
REFERENCE DOCUMENTS: 1. City Of Tigard Plannin�Case File No. MIS2003-00003
2. NLV Services, Inc., "Record Of Survey,Praposed Property Line
Adjustment", dated 4/14/2003
EXHIBIT "A"
A tract of land situated in the East one-haif of Lot 4"Tigardville Park", in the Southeast one-quarter of Section
3 5, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard,Washington County, Oregon, being
more particularly described as follows: a.
Beginning at the Northeast corner of Lot 4, "Tigazdville Park";thence S89°49'OQ"V�25.00 feet along the North
line of said Lot 4 to a point on the Westerly right-of-way line of Southwest 90�' Avenue;thence SO°03'30"W
93.90 feet along said Westerly right-of-way to the True Point Of Beginning of the tract herein to be described,
said point being the Southeast corner of that tract of land conveyed in Book S 11,Page Z10,Records of
Washington County, the Northeast corner of that tract of land conveyed in Document No. 96106648, Records of
Washington County and monumented by a 5/8-inch by 30-inch iron rod with a yellow plastic cap s#amped "NI,V
�R PLS 2204";thence continuing along said Westerly right-of-way line SO°43'3�"W 93.90 feet ta the Southeast
corner of that tract of land conveyed in Document No. 96106648, Records of Washington County, the Northeast
corner of that tract of land conveyed in Document No. 8806017, Recards of Washingtan County and being
monutnented by a 5l8-inch by 30 inch iron rod with said N�,V cap;thence leaving said Westerly right-of-way line
589°49'00"W 207.85' along the North line of said tract conveyed in Document No. 8806017, Records of
Washington County to a point on the Easterly line of"Charben"monumented by a 5/S-inch by 30-inch iron rod
with saic3 NLV ca.p;thence NO°08'S5"E 163.90 feet along the Easterly line of"Charben"to the Northwest
corner of that tract of land cvnveyed in Book 511, Page 210, Records of Washington Counry, the Southwest
corner of tha.t tract of la.nd conveyed in Document 97022023,Records of Washington County , and from which a
5/8-inch iron rod bears SO°OS'S5"W 0.13 feet;thence N89°49'40'� 100.00 feet along the South line of
Document No. 97022423 and the South line of Document No. 90064348, Records of Washington County to a
point monumented by a Sl8-inch by 30-inch iron rod with said NLV cap;thence SO°16'16"W 70.00 feet to a
point on the South line of said Book 511,Page 210 monumented by a 5/8-inch by 30-inch iron rod with said
NLV cap;thence N89°49'00"E 107.85 feet along said South line to the True Point Of Beginning.
�-------..___._._ .
�- ----_
�5aid tract contains 26,505 square feet.� R�G[s ERED
--__. � _----
- _--.__ PROFESSiotva�
LAhtD SURVEYOR
E rvz-i rze p,q-�c2� f .
/ �. . p.�,�.�
°���.�"
NEAL L. VESCOGNi
204
� �xP �/� zaa�
. . ,
� NLV SERVICES, INC.
SUR VEYING--MAPPING
16395 S.E. HWY. 212, CLACKAMAS, OREG4N 97015
PHONE 503-329-57�3 FAX 503-658-6453
PRQPERTY LEGAL DESCRiPTION FOR USE IN LEGAL INSTRLTMENT, A P4RTION OF`°TRACT 2"
AS SHOWN ON NLV SERVICES. INC. "RECORD OF SURVEY, PRQPOSED PROPERTY LINE
ADN�1'MENT"'DATED APRIL I4 2003
DATE: April 14, 2003
REFERENCE DOCCTMENTS: l. City Of Tigard Planning Case File No. MIS2003-00003
2. NLV Services, Inc., "Record Of Survey,Proposed Properiy Line
Adjustment", dated 4/14/2003
EXRIBIT"A"
A tract of land situated in the East one-half of Lot 4 `�'igardville Parl�', in the Southeast one-c}uarter of Section
35, Township 1 South, Range 1 West, Willamette Meridian, City of Tigard, Washington Counry, Qregon, being .
more particularly described as follows: .�
Beginning at the Northeast corner of Lot 4,"Tigardville Park"; thence S89°49'00"W 25_00 feet a.tong the North
line of said Lot 4 to a pc�int on the Westerly right-of-way line of Southwest 90�'Avenue;thence SO°03'30"W
23.90 feet along said Westerly ri�ht-of-way to the Northeast corner of that tract of land conveyed in Book 511,
Page 210, Records of Washington County,the Southeast corner of that tract of land conveyed in Document No.
90054348,Records of Washin$ton County and monume�ted by a S/8-inch hy 30-inch iron rod with a yellow
plastic cap stamped"NLV OR PLS 2244";thence leaving sa.id Westerly right-of-way line S89°49'00"W 107.59
feet along the North Eine of said Book 51 l, Page 210 to a point monumented by a SIS-inch by 3a-inch iron rod
with said NLV cap, said point being the Trne Point Of Beginning of the traet herein to be described;thence
SO°l b'16"W 70.00 feet to a point on the South Iine of said Book S 1 I, Page 210 monumented by a 518-inch by
30-inch iron rod with said NLV cap;thence S89°49'00"W 99.85 feet along said South Iine to a point on the East
li.ne of"Charbe�n"which bears NO°08'SS"E 4.50 feet and N89°51'OS"W 0.85 feet from a 1-1/2-inch iron pipe;
thence NO°08'S5"E 70.00 feet along the East line of"Chazben"to the Northwest corner of said Book 51 i, Page
210, the Southwest corner of that tract of land conveyed in Document No. 97022023, Records Of Washington
Coun#y, said point bea.rs NO°OS'S5'�0.13 feet from a 5/8-inch iron rod;thence N89°49'00'� 100.00 feet along
the North Iine of said Book 51 l, Page 210 to the True Point Uf Beginning.
�Said tract contains 6,995 square feet; �
`
R�C1�T�i��D
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NEAL L. VCSGOChI.
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STATE OF OREGON �
County of Washington
SS
� OREGON TITLE °
'��� ��1 Insurance Company • i, Jerry R, Hanson, t}irector of Assess-
ment and T3xation and Ex-�Jf�icio County
Clerk for s2�id county, do hereby certify that
' the within irrstrurnenf Ofi writir�g was,received
� • and reot�rc#�d in boo[c of, re�o�ds of said
> After Recor�ir,g, Return to: �ounty. {
� Michael J. Hoffmar. � : �t. ��
a � i���S Sw 9�Gh Avs�u� , j��s�`�'��`
Tiqard, OR 97223 ��J -
� � � dErry R.-�Ha�3ort,,:�irector of
• , RSS�ssm�r�t°�„�Taxa:ion, Ex-
Untii a change is requested, tax statements . �'fi��[�yCterk
shall be sent to the following address: .
-----s1�t� �s p,BOVE----- �oc : 961U664t3
� ' Rect: 176242 201 . ��0
' X1/29/1996 ].[}: 13 : X6am
> '
� STATIIT4RY �VAR1z1�ITY DS�D .
t,3 .
�y (Individual; . . . . .. . _ . . . . . _ . . . . . . .
? tAbove Space Reserved for Recorder' s ilse)
w
� Patsy Lamb, as Trustee, under that certain Trust Agreement dateci May 1C, 1989
_ 1—
-� � conveys and warrants to
� Michael J. Hoffman
� `'� the following deacribed real property in the S�ate of Oregon and County of Washington
free of eacumbrances, except as apecifically set forth herein:
1^he 5outr hal� oi the Easr halt of Lot 4, according to the duly filed plat of TIGARDVILLE
� `� PARK, ir. the ;:ity of Tigard, riied July 9, 194�5, in Plat Book 2, Page 50, Records of the
County of washington and State of Oregor�.
,�� °� iMASHINGTptd COUNTY
``.�� ��� +°�'����;i' TR�4Hs'F£R TiiA'
'—"'—'—a � iw C� /_ �
4� •v ,O �
- FEE PAID W1TE
Tax Account Ntimber(s) r R27S543
This property is free of �icumbrances, EXCSPT:
1. The subject property lies with�l� the boundaries of the Unified Sewerage Agency and is
subject to the levies and asses/Alents chereof.
2. The subject property lies within the boundaries of the 'Itiialatin Valley Water District
and is subject to the levies and assessmenta thereof.
The true consideration for this conveyance is $168,0OO.OQ vhich is p aid by an
accommodator as part ot a iO3I deferred exchang e.
THI3 INSTRUMENT WILL NOT ALLOW IISE OF THT PROPgRTX p$$CRI$�� II�r TF�I� =NgTRUMgAJT rZJ VIOF,p-
TION OF APPLICAHLL LAND 'USE LAWS AND R8(3IILATIONS. 88FORS SIC3NING �R ACGBPT�NG THI3 INSTRII-
M�NT, THE P�RSON ACQQIRING F$$ TITL� TO THB PROPERTY SH�IILD CHSCIC WITH TH$ APPROPRIATS CI'J'Y
OR COIINTY PLANNID?G DSPARTMSNT TO VSRZFY APPROVFD IIS&S AND TO DBT$RMINS ANY LIMITS ON LAW-
SUITS AGAINST FARMING OR FORSST PRACTICBS AS DEFINBD IN ORS 30.93Q.
AATED thi� —U�,�—/��-�--- day of Navember. 1996 .
-�--�� �-7f�� ,{ �/a_.-
_� l.c..f�.e�/,..t L/ 1L1,���yV �f �(�,cl�i°✓—
�acsy Lam}� 'Trustee
_ ���
i
CHICAGO TITLE INSURANCE CQMPANY �F OREGON
BUYERS FINAL SETTLBMENT STATEMENT
MICHAEL J. HOFFMAN Escrow No. : 5500-37850-MLH
, Buyer: Order No. : 267388
Date: 06/16/03
Selier: 3EFF FAULK
DOROTHY M. FAULK
Property 11435 S�P 90th Ave./Rear
Address: Tigard, �R
�� Escrow Officer: Mic Howe Settlement Date: 06/16/03
Charges Credits
Purchase Price. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20,000.00
Deposit or Earnest Money. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10,000.00
County taxes from 06/16/03 to 07/O1/03 . . . . . . . . . . . . . . . . . . . . . . . 27.66
Escrow Fee to CHICAGO TITLB INSURANCE CO. . . . . . . . . . . . . . . . . . . . . 250.00
County Transfer Tax. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . • • • • • 10.00
Recording of Deed. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27.00
Deposit to Close-Hoffman
Chicago Title_ . . . . . . • • • . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11,000.00
� Suh-totals 20,314.66 2i,040.00
Balance due to Buyer 685.34
Totals 21,000.00 21,OOC.00
Prepared By: Chicago Title Insurance Co.
1
Mic Howe
Escrow Officer
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PROPERTY lNFORMAT/ON:
OWNER: MIKE HOFFMAN
ADDRESS: 71475 SW 90TH
TAX�OT: 75135D8-00400
LOT SIZE:26,505 SQ.FT.
���.I�'���
ZONlNG: R 4.5
OWNER ADDRESS:
�- 1 "[��3
MIKE HOFFMAN 's�� � �.� e��HN��
i223NW24THAVE. #5 : , ,--,�,.,:,, '.����
PORTlAND, OR 97210 � ��"�
503-810-3300
' SI TE V1 ClNI TY MAP
-
Don Cushing Associates MIKE HOFFMAN PROPERTY
Civil Engineers
6750 Franklin Strcet,Suite B 114 75 SW 90TH
Tigard,OR 97223
(503)620-7884• Fax:(503)620-2771 TIGARD, �R
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SURVEY PROVIDED BY:
NLV SERVI CES, 1 NC. oF 2
,
HALSTE. �'S
A R BO R I C U LT U R E ��Specialists in the care and
preservation of trees"
CONSULTANTS, INC.
�� David Halstead,Consultant,B.S.
Phillip Whitcomb,Consultant
♦ P.O. Box 1182•Tualatin,OR 97062 R EC E I V E D
�' (503)245-1383
JAN 2 6 2004
qTY�TIGARD
January 13, 2004 n�q��g�g�q�NG
►
�
�. ATTN.: Mr. Matt Stine, City Arborist
City of Tigard, Oregon
� 13125 SW Hall Blvd.
Tigard, OR 97223
Reference: Non-Commitment
Location: 90'h Avenue, Tigard, Oregon
� � -' Subject: Tree Care and Preservation
Matt:
.
Mr. Mike Hoffman finally convinced me that I did not want to build on the flag lot.
�+ Primarily because he has other ideas on what should be built there. We parted
�• � company as far as the building of my house is concemed.
�' I am not sure he will continue the tree preservation with Halstead's Arboriculture
� � I Consultants either. This might change but I don't think so.
�I
Therefore, I wanted to make you aware that neither HAC nor t are retained by
Mr. Hoffman and no longer have anything to do with the project as of this date.
� �
� Thank you for your time and consideration in this matter.
�� Sincerely,
� t� �
�tif �,� �� .�
�
David Halstead BS CA
� ' 3
�C� 0 ���,
c;� � a Ger���:F� �
� (�lQ. �o�man t�QS ►-�a-r��,EO �� �e�e�h0�� � --�,� �2�or�S�' �Da�-�:
�81��0 YICJR- -YU �`C l���Q.n� C1$ �e�V�TQ JD`'� '[
� �r1C vJ�'��,•^ GtpSe �r'C)�C�rn , � ,� �a ��� �f�eS �'���k,
� �r� �
Q�e �•p �e � e s e_c J�e.� . �j�-7 �
Email: hacC�3spiritone.com
www.halsteadsarboriculture.com
ccea oosasas
� 12/31/2003
,��� Conditions Associated With 2:41:15PM
T I D E M A R K Case #: MLP2003-00015
COMpUTEA S�STEMS. INC
� 4t:di�� �'Cf��iiatec! � ::
C utuliti�;n '
('Frd�� "Citle f[f}I�l Sttttuti C'hru��,�c�t [3�>. "1'.E�; �xte ��' : :
_ _.....
1 I. T�lic applicant'a iin.il �>I�it �li,ill cunt<<in 5t,n� Pl.i[�c 1�����r�liuutcs on ri��o ntunun�cnts ��itli a tie t�� llie City's global
positioning system(GPS)gcodetic control network(GC 22). These monunients shall be on the sanie line aud 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 norW to grid north. These
coordinates can be establisherl by:
-GPS tie networkerl to the City's GPS survey.
- By random traverse using conventional surveying methods.
1 F-PLAT SUBMISSION REQUIREMENTS None Met 11/24/2003 KSM 12/24/2003 ST
12. Final Plat Application Submission Requirements:
A. Submit for City review four(4)paper copies of the final plat prepared by a land surveyor licensed to practice in
Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee(Contact Planning/Engineering Permit
Technicians, at(503) 639-4171, ext. 2421).
C. The final plat and data or narrative shall be drawn to the minimum standards set forth by the Oregon Revised
Statutes(ORS 92.05), Washington County, and by the City of Tigard.
D. The right-of-way dedication for 90th Avenue 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 applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit two inylar copies of the final plat for City Engineer
signature(for partitions),or City Engineer and Community Development Director signatures(for subdivisions).
1 COMPLIANCE WITH ARBORIST REPORT None NOT MET BMK 10/21/2003 PLL
13. The applicant shall comply with the recommendations of the arborist report, and shall provide the City Arborist
with a consuuction sequence including installation and removal of tree protection devices, clearing,grading, and
paving.
1 NOTIFY CITY ARBORIST None NOT MET BMK 10/21/2003 PLL
14. The applicant shall notify the City Arborist when tree protection measures are in place so that he may verify that
the measures will function properly prior to conswction.
1 PARCELS 2 &3 SIDE YARD SETBACKS None NOT MET BMK 10/21/2003 PLL
I5. Prior to the issuance of building permits on parcels 2 and 3, the applicant shall provide a site plan that
demonstrates compliance with the ten-foot side yard setback.
1 PARCELS 2 &3 HEIGHT/SETBACK REQ. None NOT MET BMK 10/21/2003 PLL
16. The applicant shall submit a site plan with the building permit application for Parcels 2 and 3 that meets the
height and setback requirements as prescribed for flag lots,per TDC Sections 18.730.020(C) and 18.420.050(4)(e).
1 OFF-STREET PARKING SPACES None NOT MET BMK 10/21/2003 PLL
17. At the time of submittal for building permits for individual homes within the development,the developer shall
submit materials demonstrating that one(1)off-street parking space,which meets minimum dimensional requirements
and setback requirements as specified in Title 18,will be provided on-site for each new home.
1 F-PLAT PHOTOMYLAR None Met 12/24/2003 KSM 12/24/2003 ST
18. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a"photomylar"
copy of the recorded fuial plat.
1 DRIVEWAY ENTRANCE SIGNAGE None NOT MET KSM 10/21/2003 PLL
19. The applicant shall provide signage at the entrance of each shared flag lot driveway or private street that lists the
addresses that are served by the given driveway or street.
1 LJNDERGROLTND UTTLiTiES OR PAY FEE None Met 12/31/2003 KJP 12/31/2003 PLN
20. The applicant stiall eitlicr place the cxisting overhead utility lines along SW 90th Avenue underground as a part
of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be$27.50 per lineal foot. If the fee option is chosen,the amount will be
�2,585.00 and it shall be paid prior to issuance of building permit.
Page 2 of 3 CaseConciitions..rpt
, Washinp' ounry,Oregon 20�3-197227
' 11f25/2 ::55:02 PM
� � D-Rld CM■1 8tn■6 J OREGORY
520.00 Se.OD 511.00-Total=S37.00
After recording, return to:
City of Tigard —Records Division
13125 SW Hall Blvd. ooas2ass2ooso�s�22�ooaooas
Tigard, OR 97223 �,J�rry Han�on,Dlnctor of Au�tsm�nt�nd Tax�tlon
�nd Ez•Otllclo County Cl�rk for Wuhlnpton Counly, '�`
Or�pon,do h�r�by urtly that th�wlthln Inttrummt of;°�
wrldnp wn nedv�d�nd neord�d In th�book of �;';', � �;
neord�of�dd eounty. �spy� �-,;, �,
i-•�.; ��`
J�rry R.Han�on,Dlr�ctor�smmt�nd Tax�tlon;�'�,�^''
En-0fTlclo County Cl�rk
RESTRICTIVE COVENANT
(FUTURE STREET IMPROVEMENTS)
THIS AGREEMENT is entered into this � day ofN�V , 20�3 , by the City of Tigard, a
Municipal Cor or tion of Washington County, Oregon, ("CITY"), and
/v!�C/��4F—L �- f�� �"�t�J , ("OWNER").
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 MLP2003-00015 dated 09/19/03, and
WHEREAS Chapter 18.810 of the TMC (Tigard Municipal Code} contains certain conditions applicable to
street irnprovements, 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 of a
building permit in advance of OWNER constructing improvements required by the TMC, the parties agree
as foliows:
Section 1: The real property subject to this Agreement is described as follows:
doa3- c�7.3 �Zo�3/ 97L2�
Parcels 1, 2 & 3 of Partition Plat No. , recorded as Document No. , Washington 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 90�' Avenue
Half street improvements per City of Tigard standards.
Restrictive Covenant(Future Street Improvements) Page 1 of 4
Revtsion d�le:1/1N1
iiii���������������� �,��
'� , 2003-197227
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 owner(s) of property in addition to the property described 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 witl specially
benefit OWNER'S property as described in Section 1.
Section 6: If CITY decides to form a Local Improvement District as a mechanism for the installation 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
Revlslon aete: 111rof
' IIIIIIIII IIIIII I'"' '�II I III
. 2003-197227
(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 within 60 days of the notice. If the installment
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 '/z%) per month from the date the payment is due until paid.
(2) Where 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 Secti�n 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 Section 1. The parties agree the CITY 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, �WNER'S failure or refusal to comply with this
Agreement shall constitute a violation of the TMC and the rights, remedies, and penalties
provided in the TMC may also be enforced.
Restrictive Covenant(Future Street Improvements) Page 3 of 4
ReWslon tlale:1I1f07
. • iiiiiiiii�u������►� ��������
2003-197227
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):
/� ,...
Signature Signature
/�I� L�•y c L �!• �'J (/i�o�n�
Name (Print or Type) Name (Print or Type)
Title (Print or Type) Title (Print 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 OREGON )
County of �ltnomah �
On this 7th day November , 20 03 , before me a Notary Public,
Michael J. Hoffman personally appeared and acknowledged that
the foregoing instrument to be their voluntary act and deed. ,
Before me: ��'L w�--
OFFICIAL SEAL otary Public for Oregon
J S BROWN
NOTARY PUBLIC-OREGON M commission ex ires:
' COMMISSION NO.369693 y p
MY COMMISSION EXPIRE3 JUNE 29�2007
'�a
Accepted on behalf of the City of Tigard this a day of No��+.�b�� , 20 D3.
Q � P Q�.--�
City Engineer
NO CHANGE IN TAX STATEMENT
Aowment9
Restrictive Covenant{Future Street Improvements) Page 4 of 4
Rev��onaa�e: �nroi
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a Mr. Michael Hoffman
; ° 1223 NW 24'�Avenue
Portiand OR 9721 p
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,s Referonce� Tree Assessment for Proposed Development
Location_ West Side of �475 SW 90'h Avenue, 7;gard, Oregon
Subjed: Tree Survey/Mitigation Report
►
, With your approval, Mr. Jamss Lowery and I have �nspected the site and s�te
� _ � plan for the p�oposed development pru�ed located on the west side of �1475 S+N
90fi Avenue in, Tigard, Oregon. The purpose of this inspection was to idEntity a►f
�, trees on-site and evaluate the preservation potential of all trees twelve inches in
trunk diarneter (measured at four feet above ground} and Parger under the
forthcoming construction in accordance with the City of Tigard's Tree Ordinance
. ,� Chapter 18_150.
• .
We have tagged and numbered all trees, both in the field and in this report that
' ',c�. � will be affected by construction development using JK91821 through JK91834
_ � ! series tags for easy identific,ation. For the purposes of this report, all trees will be
" i i addressed using the last two diqits of the tags anly.
i
� ,
r i TREE ASSESSMENT
�
�
, �, � There are a tota( of fourt�en trees located within prvject boundaries and all of
� !hese trees are twelve inches +n trunk diameter measured at four feei above
� +i ground and are required to be part of the Ciry of Tiga�d's "Tree Mitigation
f.�, , Identification Program.°
� �y There are an additional five trees that
� � are on or near the property iines and wiii
y be part of this preservation report.
_ � ! All of the trees are preservable and are not within hardscape boundanes and w�ll
� � not be mitigated under the City af Tigard's Mitigation Plan.
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l�i 1G ��S THT- 15: 15 F.�� 5�i;s�s:;-15n1 �3juu3
Page 2
Jt�ly 1, 2003
Reference: Tree Assessment tor Proposed Development
Location: West Sic}e of 1475 SW 90''' Avenue, Tigard, Oregon
Sub�ect i ree Survey/MiUgation Report
Number of Trees that w+ll not survive construction trauma, will be removed
and ther�fbre mitis�atecf.
Zero.
Tr�es that will be oreserv�d are as fotlows:
Tree numbers: 21-38.
Amount of Preservable Tree Retainage = '100�0
"R�#ainage of 100 percent ar greater of existing trees over �2 inches in caliper
requir�s no mitigation" acc�ording to City �rdinance '18.150.025- 2b.
'�" It should be noted that five (5)Vees loc�ted on neighboring propertias and/or
very close to project boundaries. These trees will be protected and rriessures
taken for their preservation (See tree care and preservation guideiines) Thos2
trees are recognized with an `N° after the Vee n�mber and are as follows: 824-
26: 83�36N_
N82428 are Douglas-fir trees and they are located on thE west side of the SW
11475 90'" Avenue property and 835�36 are located on the east side of the
11435 SW 90'" Avenue praperty.
Ai tt►is writing and with the proposed site plan all preserved trees should do well
and survive construction trauma providing their root zones are not unnecessarily
disturbed and the tree care and preservation guideiines iisted below are followecl.
Per your proposed dnveway plan it will be nacessary to be extremely carefui
dunng tne construction process in order to kaep the root damage to a mmimum.
Once you nave a definrte pfan and the proposed driveway is staiced in the field
we will submit a sp�cific p�eservation for the trees that will be afiected.
lli lli ��:i THT' 1a: 15 Fa�C 511;5827�5111 �un�
PagE 3
Juiy 1, 2003
Reference� Tree Assessment f�f Proposed Development
Location: West Side of 1475 SW 90'h Avenue, Tigard. 4regon
Sub�ect: Tree Survey/Mitigation Report
Tree Care and Praservation Guidelines
Before construction begins, preserved tree(s) cvot zone(s) wil( need to be
prot�cted by the installation of orange wiored Tree Protection F�ncing out to the
canopy drip line of preserved tree(s). Fencing needs to be attached to 7-fvot tail
steei fence posts placed eight feet apart on center forming a p�otective line
around the preserved trees and fence posts need to be securely anchored in the
soil to a �eptt� of two feet. A srnall diameter cable and/or heavy wire should be
weaved and sewn through the protective fencing two feet above ground to
secure the fencfng. The fencing, as described, will need to be maintained
throughout the entirety of the project.
Before any worK is done within the pratected area andlor rt the tenc�ng neeas to
be edj�sted due to hardscape construction, it will first requ�re the approval of the
consuiting arborist and thQn be supervised on-site.
Strurtural and deadwood tree pn�ning v+nll also need to bE completed dunng
construction site preparation/sit� clearing in order to make these t�ees safe for
surrounding persons and property_ The arboncutture techn��ians woricing within
the trees will also need to inspect the tree�s vary carefully to make sure that
preserved trees are well prepared for the forthcoming �nstruction_ After pra�ed
comptetion, therapeutic fertilization wiH be necessary for all preserved trees to
help stimulate new root growth from roots damaged during construction and
replenish any Ioss of soil nutnerrts for opt�mum Uee g�owt�.
If I can be of fuRher assistance and/or if more technical information is nE�sded,
please contac� me imrrtediately.
Sincerely,
- ;�� � :
l�,%��'=Li- C..�..'�
Oavid Halstead BS CA ASCA
James Lvwery CA �f808 {Field Consultant)
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` � 4ctober 8, 2003
� Mr. Michae! Hoffman
� 1223 NW 24�'Avenue
`� Port{and OR 97210
+ _,� Fx 503.827.4501
`:�
� - Reference: StrQet Tree Ptantir�g for Proposed Development
Location: South Side of 't475 5W 90'"Avenue, T'�gard, Oregon
Subjecr Flowesing Pear Trees
�` Du�to the lar9e wide spread+ng cenopies of the existing Westgm Red Ceda�and
•� • Redwood irees that border the sculh property lir�e from the no�thw�st comer a€
; the g,arag�ta th�property comer of you�proposed sout� lot, it is my
� recornmendat�on that only iwa (2) street trees be planted. These tress need to
-� ��� columnnr and recommend a speaes of the flowering pear_
; i
� If ( can be ot turtRer assistance please caH.
� � SinCerefy�
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August 15, 2003
,.,_
cinr oF Ti���
Michael Hoffman OREGON �
1223 NW 24�h Ave. #5
Portland, OR 97210
RE: MLP2003-00015 Letter of Completeness
Dear Michael:
The City of Tigard received your application submittal for a minor land partition on July
10, 2003, and the additional items requested on July 29, 2003. The development site is
located at 1 S135D6, tax lots 00400, and 02602. This letter is to inform you that your
application has been deemed complete, and is scheduled for review. A decision on your
application is scheduled to be issued around September 19, 2003.
If you have any questions, please contact me at (503) 639-4171, x2434.
Since
2j�Brad Kilby
Associate Planner
cc: Land Use Casefile No. MLP2003-00015
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
�
_ i
�uiy 25, 2003
,.,.,, � ,;,��,,
Michael Hoffman ��� Q� ����p
1223 NW 24�''Ave. #5
Portland, OR 97210 OREGON �
RE: MLP2003-00015 Letter of Incompleteness
Dear Michael:
The City of Tigard received your application submittal for Site Development on July 10,
2003. The development site is located at 1 S135DB, tax lots 00400, and 02602. This
letter is to inform you that additional materials will be needed in order to deem your
application complete. The necessary materials are as follows:
1. Visual clearance triangles should be shown on all intersections (public and private)
on the plans.
2. You mention exhibits on your landscape plan, but they are not in the packet.
3. Address the items identified as deficient in the enclosed completeness check list that
was provided by Kim McMillan, the Development Review Engineer. She can be
contacted at extension 2642. �
Once these items are submitted, you will be scheduled for agency review. I will need an
additional 15 copies of all application materials. If you have any questions, please
contact me at (503) 639-4171, x2434.
Sincerety,
,�i�Z"c'l � !
Brad Kilby
Associate Planner
cc: Land Use Casefile No. MLP2003-00015
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
-- - �
Project:_` � �e4��flv-r«'�a�1 �l-��003-(X?!i`_:
LAND USE APPLIG_ .rION Date: . .s�r:
COMPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE
r
TANDARD INFORMATION:
, Deed/Title/Proof Of Ownership ��:'(� Neighborhood Mtg. Affidavits, Minutes, List Of Attendees [� Impact Study (18.390)
USA Service Provider Letter ;�[� Construction fost Estimate ❑ # Sets Of Application Materials/Plans
[Jf Pre-Application Conference Nutes [1� Envelopes With Po erify Count}
}l`j
p t�OJECT STATISTICS:
Q Building Foatprint Size ❑ % Of Landscaping On Site ❑ % Of Building Impervious Surface On Site
0 lot Square Footage
PLANS DIMENSIONED:
❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck laading Space Where Applicable
❑ Building Height ❑ Access Approach And Aisle ❑ Yisual Clearance Triangle Shown
ADDITIONAL PLANS:
�, Vidnity Map ❑ Architectural Plan ❑ Tree Inventory
d Existing �onditions Plan ❑ Landscape Plan
❑ Site Plan ❑ Lighting Plan
TREE PLAN/MITIGATION PLAN:
°a _ °❑
ADDITIONAL REPORTS: (list any special reports)
❑
❑
o °a
RESPONSE TO APPLICABLE CODE SECTIONS•
❑ I 8.330(c.o�e�ao��use) ❑ I B.GZO(figud Trungk Design Shnduds) ❑ 18.165(oR-sueet�irking�ding Requircmen�)
❑ 18.340(o��mr:�c�Rauo�) ❑ I 8.630(wuhi��sq��kpo�i�ce��er� ❑ I8.115����ri�►
❑ I8.350(�oee u��opme�g ❑ I 8.105 Ncass/Egrcss/Gro�uuo�) ❑ I8.180(��)
❑ I 8.360�c�o����c��� ❑ I S.�I O(Accenory ksidmb�l Uni�) ❑ 18.785�r��u�P��a►
❑ I 8.370(vN�as/r�dw:mu�n) ❑ I 8.7I S(oens�ry c«npuouau) ❑ I 8.790 Rree kmor�
� I 8.3EO(loning M�p/fat Amendmeno) ❑ I 8.720��c��catih swa�a:� ❑ I 8J95(��w�q�u�a�u)
❑ I 8.385 m�n�r��a� ❑ I E.11S(Ennronmenhl Perfartuntt Snnduds) ❑ I 8.797�w�o������o��r u�oxc�
� �$.390(De6sion M�king Procedurts/knpict Smd� ❑ I H.I3O(Exapuons Ta Devebpment Standuds) ❑ I E.198�rekss Cormmniaoon F�dlioa)
❑ I 8.4 I 0(�t�ne Aejusmie��) ❑ I 8.740(►�ucaic overu� ❑ I$.E I O(Sotet&UuGq knprorement ftinduds)
❑ I 8.420�a r�ou�� ❑ I 8.742 Mome o�o�Pino�P�rr�a) .
❑ I 8.430�ba��� ❑ I 8.145�dsnpi�g&saeening Sonduds)
� I B.S I O(Residenu�l Ioning D�tricts) ❑ I a.�SO(M�nufuwrcd/Mo6il Hame kgu�oom)
❑ I$.SZO(Commerd�l Ioning Districts) ❑ I 8.755�n�x�d�ua wuo�ang SOOnge)
❑ I H.$3O(Indusoi�l Ioning Disuicu) ❑ I 8.760(No�con�omYng Sim�uau)
ADDITIONAL ITEMS:
I:�curpinlrnastersUevisedUand use application completeness review.dot REVISED: 17-Jan-01 �
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� PUL�LIC FACILITY PLAN Project: Hoffman Partition �
COMPLETENESS CHECKLIST Date: 2/21/03 �
GRADING �
� Existin and ro osed contours shown.
� Does proposed grading impact adjacent parcels?
❑ Yes � No
❑ Ad'acent arcel rades shown. Not shown
STREETISSUES
� Ri ht-of-wa clearl shown.
❑ Centerline of street s clearl shown. Not shown
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown. NA
❑ Future Street Plan: Must show street profiles, topo NA
on ad'acent arcel s , etc.
❑ Traffic Im act Re ort NA
❑ Street rades com liant?
❑ Street widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
� Other: Street Improvements Applicanf will enter into a Restrictive
Covenant for fufuie improvements.
Applicanf has not submitted an access
report that addresses sight distance on 90th
Avenue. Applicant says that a sight distance
certification was done, but it was not
included in a lication acka e.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
� Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
❑ Existin / ro osed lines w/ sizes noted? xistin water line size not shown.
❑ Existin / ro osed fire h drants shown? Not shown
❑ Pro osed meter location and size shown? Meter size nof shown
❑ Pro osed fire rotection s stem shown? NA
STORM DRAINAGE AND WATER QUALITY ISSUES
� Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention NA
rovided?
❑ Water ualit /detention facilit shown on lans? NA
❑ Area for facilit match re uirements from calcs? NA
❑ Facilit shown outside an wetland buffer? NA
� Storm stubs to ad'acent arcels re uired/shown? Draina e ditch shown in Tract A
�
REVISED: 07/22/03
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The submittal is hereby deemed OMPLETE INCOMPLETE
By: Date: �Z Z •p 3
� 8•8 •03
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REVISED: 07/22/03
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