MLP2004-00003 NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2004-00003
��:�, CITY OF TIGARD
L��S PAR.T�T�ON Community�e��eCopment
S�rapingA�13etterCommunity
20 DAY = 9 9 2004
SECTION I. APPLICATION SUMMARY
FILE NAME: LOOS PARTITION
CASE NO: Minor Land Partition (MLP) MLP2004-00003
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1)
existing parcel of .29 acres into two (2) parcels consisting of 5,466 and 5,046
square feet respectively. An existing single-family dwelling is present on the
subject parcel and is proposed to remain.
APPLICANT: Helen A, Loos Revocable Living Trust OWNER: Same
By Helen A. Loos Trustee
7935 SW PfafFle Street
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 7935 SW PfafFle Street; WCTM 1S136CA, Tax Lot 3300.
PROPOSED PARCEL 1: 5,466 Square Feet
PROPOSED PARCEL 2: 5,046 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 1 OF 18
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATtSFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, CLEARING, EXCAVATION ANDIOR FILL
ACTIVITIES:
u mit to t e anning epartment at ew c ei egger , , ext. or review an
approval:
1. Provide a plan that shows the intended area of paving within the proposed accessway. If the
paving of the access is within 10 feet of the abutting property to the north, the applicant must
provide a screen that effectively screens the access from the abutting property to the north.
2. Prior to any site work, the applicant shall submit a final Tree Protection Plan that follows the
recommendations of the City Forester, as outlined under the discussion of Chapter 18.790, Tree
Removal, in this decision.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, , ext. or review an
approval:
3. The applicant shall dedicate one additional foot of property along SW Pfaffle Street for a total �f
31 feet of right of way. An additional two feet of nght-of-way shall be dedicated along SW 79
Avenue for a total of 27 feet of right-of-way.
4. A Public Facility Improvement (PFI) permit is required for this project to cover removal of the
driveway and sidewalk replacement and any other work m 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.tiqard.or.us).
5. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example,.specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
6. Prior to approval of the final plat, the ap licant shall obtain a Site Permit from the Building
Department to cover all grading for the lot s), all on-site private utility installation (water, sewer,
storm, etc.) and all driveway construction. NOTE: this permit is separate from a public Facility
Improvement permit issued by the Engineering Department for work in the public right-of-way.
7. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $50.00.
(STAFF CONT'ACT: Shirley Treat, Engineering).
8. The applicant shall execute a Restrictive Covenant whereby th�y agree to complete or participate
in the future improvements of SW Pfaffle Street and SW 79 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 im�rovements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
9. Parcels 1 & 2 shall not be permitted to access directly onto Pfaffle Street. The shared access
shall be placed as far north of the intersection as possible.
NOTICE OF DECISION MLP20Q4-00003 LOOS PARTITION PAGE 2 OF 18
10. 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 pnor
to recording.
11. Prior to final plat approval, the applicant shall pay $568.00 to the City for the striping of the bike
lane along the frontage of Pfaffle Street.
12. 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.
13. The applicant shall either place the existing overhead utility lines along SW Pfaffle Street
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the fronta�e of the site that is parallel to the utili� lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $3,990 0 and it shall be paid prior
to final plat approval. If power is taken from the frontage along 79�' Avenue instead of Pfaffle
Street the fee will be ad�usted to $2,590.00.
14. 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.
15. The applicanYs final plat shall contain State Plane Coordinates on two monuments with a tie to
the City's global positioning system (GPS) geodetic control nefinrork (GC 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates
can be established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional surveying methods.
16. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washingt�n County, and by the City of Tigard.
D. The right-of-way dedication for Pfaffle Street and 79 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 D.epartment indicating that the City has reviewed the final plat
and submitted comments to the applicanYs surveyor.
F. After the City and County have reviewed the final plat, submit three mylar coPies of the
final plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit to t e ann�ng epartment at ew c ei egger, , ext. or review an
approval:
17. Provide a plan showing the type of street tree to be planted and their spacing.
18. Provide a plan showing existing vegetation and obstructions within the visual clearance area and
evidence that visual clearance will be met prior to building permits.
NOTICE OF DECISION MLP2004-00003 L005 PARTITION PAGE 3 OF 18
19. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a fnal
report describing how the Tree Protection Plan was implemented and detailing any failures to
comply with the Tree Protection Plan. The report shall also describe the health of all remaining
trees on the site, with details provided as to any tree that has had its root system disturbed or that
has otherwise been damaged.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
20. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final plat.
21. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of
the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG"format,
if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the
City's 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 $3 (91).
22. During issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE`
DATE OF THIS DECISI�N NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
SECTION III. BACKGROUND INFORMATION
Property History:
The property is designated Medium-Density Residential on the Tigard Comprehensive Plan and Zoning
Map. The subject site is within the Friendly Acres Subdivision, which was platted in 1949. No other land
use approvals were found to be on file.
Site Information and Proposal Descriptions
The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel of .29 acres
into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing single-family
dwelling is present on the subject parcel and is proposed to remain.
SECTION IV. PUBLIC COMMENTS
No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements
and regulations as demonstrated by the analysis contamed within this administrative decision and
through the imposition of conditions of development approval. All necessary conditions must be satisfied
as part of the development and building process. Therefore, this criterion is met.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 4 OF 18
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed im rovements are discussed and conditioned as applicable later in
this decision under Chapter 18.810 �Street & Utility Improvement Standards). Improvements will be
reviewed as part of the permit process and durmg construction, at which time the appropriate review
authority will ensure that City and applicable agency standards are met. Based on the analysis m this
decision, Staff finds that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-7 zoning district is 50 feet. Parcel #1 is approximately 80 feet
in width. Parcel #2 is approximately 56 feet in width. Therefore, this standard has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zoning district is 5,000 square feet for detached
single-family units. The proposed partition creates two (2) lots that are 5,046 and 5,466 square feet
respectively. This criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
Th� proposed partition plat illustrates that parcel #1 will have approximately 75 feet of frontage on SW
79 Avenue and 80 feet of frontage onto SW Pfaffle Street. Proposed parcel #2 will have 56 feet of
frontage on to SW Pfaffle Street. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-7 zoning district are as follows: front, 15 feet; side, 5 feet; street side, 10 feet; and
rear, 15 feet. The existing home on parcel #1 will meet the required setbacks. Setbacks for the future
home will be reviewed at time of building permit. Therefore, this standard has been 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.
None of the proposed parcels will be a flag lot; therefore this standard is not applicable.
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 applicant intends to widen the existin� driveway of parcel #1 to accommodate a 30-foot-wide access
for both parcels. However, the applicant is only required to provide a 15-foot wide access with 10 feet of
pavin�. The applicant has not shown the parameters of the paved area within the proposed accessway.
There ore, the applicant is required to provide a plan that shows the intended area of paving within the
accessway. If the proposed paving of the access is within 10 feet of the abutting property to the north,
the applicant must provide a screen that effectively screens the access from the abutting property to the
north.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 5 OF 18
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
The nearest fire hydrant is approximately 350 feet from the furthest corner of proposed parcel #2.
Therefore, no additional fire hydrants will be required with this partition.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
The applicant has proposed that both parcels will share one access drive. Therefore, the applicant is
required to record access and maintenance rights on the approved partition map.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill andlor development is allowed within or adjacent to the one-hundred year
floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for
greenway adjoining and w�thin the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are not within nor adjacent to a one-hundred-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accorc�ance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, the Land Partition standards have not been fully met.
However, if the applicant complies with the condition below, the Land Partition standards
will be met.
CONDITION: Provide a plan that shows the intended area of paving within the proposed accessway. If
the pavin� of the access is within 10 feet of the abutting property to the north, the applicant
must provide a screen that effectively screens the access from the abutting property to the
north.
Residential ZoninQ Districts (18.510):
Deve opmen s an ar s in resia�ial zoning districts are contained in Table 18.510.2 below:
(See table on the following page)
NOTICE OF DECISION MLP2004-00003 L005 PARTITION PAGE 6 OF 18
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-7 Parcel1 Parcel2
Minimum Lot Size
-Detached unit 5,000 sq.ft. 5,466 sq.ft. 5,046 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit 5,000 sq.ft.
Average Minimum Lot Width
-Detached unit lots 50 ft. 139 ft. 56 ft.
-Duplex lots 50 ft.
-Attached unit lots 40 ft.
Maximum Lot Coverage 80% 36% Can be met
Minimum Setbacks
-Front yard 15 ft. 16 ft. Can be met
-Side facing street on corner&through lots 10 ft. 19 ft. Can be met Can be met
-Side yard 5 ft. 6 ft. Can be met
-Rear yard 15 ft. 24 ft. N/A
-5ide or rear yard abutting more restrictive zoning district 30 ft — Can be met
-Distance between property line and front of garage 20 ft. 20 ft. N/A
-Side Yard Setbacks for Fla Lots DC 18.420.050 A 4 e 10 ft.
Maximum Height 35 ft. n/a Can be met
Minimum Landscape Requirement 20% n/a Can be met
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 5,046 and
5,466 square feet meet this standard. Setbacks for future homes will be reviewed at time of building
permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Continuin� obli�ation of property owner. The provisions and maintenance of access and egress
stipulated in this title are continuing requirements for the use of any structure or parcel of real
property in the City.
Access shall be continually maintained. Therefore, this standard has been satisfied.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washingfon County, the City
and AASHTO.
The applicant ha�s indicated that visual clearance areas will be met at the shared driveway and at the
intersection of 79 Avenue and Pfaffle Street.
Section 18.705.030.H.2 states that drivewa�rs shall not be permitted to be �laced 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 intersectin� street to the throat of the proposed drivewa�. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The applicant is proposing to provide a shared driveway for the two lots. The lot frontage is less than
150 feet and therefore, the shared driveway shall be constructed as far from the intersection as possible.
NOTtCE OF DECISION MLP2004-00003 L005 PARTITION PAGE 7 OF 18
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
No driveway will be placed on SW Pfaffle Street, which is classified as a collector.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use• and copies of the deeds, easements, leases or contracts
are placed on permanent file with the G�ity.
The applicant has proposed to use the existing driveway location off of SW 79�' Avenue for both parcels.
The proposed drive will be widened to a 30-foot-wide access. Access easements, are conditioned later
in this decision (18.810 Street & Utility Improvement Standards) to estabfish joint access and
maintenance rights.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
Both of the proposed parcels will have access to SW 79�' Avenue. This standard is met.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
The proposed parcels will share a 30-foot-wide access drive that is approximately 80 feet in length.
Therefore, no fire apparatus turn-around is required.
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%.
As described above, the proposed driveway will not exceed 150 feet in length. Therefore this standard
does not apply.
To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of driveways on streets and require
the location of driveways be placed on adjacent streets, upon the finding that the proposed
access would cause or increase existing hazardous traffic conditions; or provide inadequate
access for emergency vehicles; or cause hazardous conditions to ex�st which would
constitute a clear and present danger to the public health, safety, and general welfare.
Staff does not foresee any need to restrict the location of access on the proposed parcels.
FINDING: Based on the analysis above, the Access Egress and Circulation standards have been
met.
Densitv Computations (18.715):
A. Definition of net development area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal description of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
NOTICE OF DECISION MLP2004-00003 LQOS PARTITION PAGE 8 OF 18
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units Per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80% (0.8�
The standards for density computation address the intensity of residential land uses, typically
expressed as the number of housing units per acre. The total square footage of the subject property
is 11,942 square feet. There is an existing home to be retained on proposed parcel #1. Therefore,
5,466 s uare feet is subtracted from the total square footage, leaving 5,046 square feet for proposed
parcel #� which meets the minimum lot size for the R-7 zoning district.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscapinq and Screeninq (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.
This proposed project has frontage on SW 79�' Avenue, and SW Pfaffle Street. The applicant has
indicated that street trees will be pranted. Therefore, the applicant must provide a plan showing the type
of street tree to be planted and their spacing.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met.
However, if the applicant complies with the conditions below, the Landscaping standards
will be met.
CONDITION: Provide a plan showing the type of street tree to be planted and their spacing.
Tree Removal (18.790):
ree p an or ��a ting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
The applicant has indicated that there are a row of six cedar trees eight inches and above that are to be
saved. The applicant has submitted an arborist report suggesting that orange construction fencing be
erected at the drip line of the trees. However, a tree protecfion ptan is required to show where the tree
protection fencing will be located in relation to the buildin� footprint of the home on proposed parcel #2.
It is difficult to determine if any construction will occur within the trees' driplines. If construction does
occur within the driplines, the Project Arborist must explain or set guidelines for how the tree roots will be
protected."
Below are the City Forester's tree protection plan guidelines:
TREE PROTECTION PLAN REQUIREMENTS
The full text of these following requirements shall be placed on the tree protection plan.
Any tree fhat will not be removed onsite thaf is within fhe limits of disturbance of this project must be
protected. Any tree fhat is located on property adjacent to fhe consfruction projecf that will have more
than 95% of its root system disturbed by construction activities shall also be protected.
NOTICE OF DECISION MLP2004-00003 L005 PARTITION PAGE 9 OF 18
Prior to construction, a Tree Protection Plan, conforming fo fhe Internafional Society of Arboriculture
(ISA) guidelines, shall be submitted with the proposed construction drawings for review and approval by
the Cify Forester. This plan shall include the existing and proposed gradrn contours and a composite
utility plan to ensure m�nimization of utility lines and street improvemen�s within the specified tree
protect�on zone (TPZ). A/l tree profection devices, along with their details and sp eci�cafions, shall be
shown on the Tree Protection Plan and shal!show, to scale, exact!y how far the tree protection fencing
will be from the face of each protected free. This plan sha/l also inc/ude fhe proposed burlding footpnnts
shown in relation to fhe trees being preserved. These footprints represent the maximum limrts of
disturbance for home construction and are binding upon the applicant and future owners of lots within
the subdivision.
If construction is to occur within the trees' driplines, the applicant, through their Project Arborisf, shall
justify the close proximity of the construction act�v�fies to the frees. He shall certify that the activities will
not adversely impact the overall and long-term health and sta,bility of each tree. Any construction that
occurs within the neighboring frees' driplines should be justified by the applicant and approved by the
City Forester. The applicanf shall note that damage infl�cted upon neighboring trees may be subjecf to
privafe civi! action by the ad�oining property owner. Prior to any site work, tree protecfron measures
must be rnstalled around a!I frees to be reta�ned. Once installed, the City Forester must inspect fhe tree
protection measures. Work may proceed on the sife only after fhe City Forester has approved the
placement of the tree protection measures.
Prior to site work, the applicanf shall submit a detailed construction schedule to the City Forester with
notations as to when tree protecfion devices will be either insfalled or removed throughout construction
of the project.
A note shal!be placed on the fina!set of plans indicating that equipmenf, vehicles, machinery, grading,
dumping, storage, burial of de6ris, or any ofher construcfion-relafed actrvrties sha!!not be located inside
of any tree protection zone or outside of fhe limits of disturbance where other trees are being profected.
Al!tree protection devices sha/l be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2"O.D. steel posts. Each
post shall be no less than four feet high from fhe top of grade. Each post shall be driven into the
�round to a depth of no less than two and a half feet below grade. Each posf shal!be spaced no
urther apart than four feet.
. Between each post, securely attached to the chain-link fencing, sha/l be a sign indicating fhat the
area behind the fencing is protected and no construction activrty, including maferial storage, may
occur behind the fencing.
. Inspected and approved in the field by the project arborist and Cify Forester prior fo clearing,
grading, or the beginning of construction.
. Remarn in place and ma�ntained unfi! all construcfion is complefed and a final inspecfion is
conducted.
To determine fhe size of the tree protection zone (TPZ) the projecf arborist shall follow one or more of
the guidelines listed below:
. For individual trees follow the trunk diameter method. For every one-inch of diameter at breast
height (DBH), or 4 % feet above the ground, allow 12 inches of space from the trunk of the free.
For example, a tree that is 15"at DBH musf have af least 95'of free profection zone around the
entire canopy of the tree.
. For groups of trees the free protection zone must be oufside of the drip line of the trees on the
edge of the stand. If there are con�fers with narrow crowns on the edge of the stand follow the
trunk diameter method or the drip line mefhod, whichever is greater.
. Calculate and follow the Op timal Tree Protection Zone calculation as shown in `Trees and
Development: A Technica! Guide to Preservation of Trees During Land DevelopmenY'by Nelda
Matheny and James R. Clark.
. The project arborist may propose an alternafe method for the establishment of the TPZ, provided
fhe effort is coordinafed with the C�ty Forester.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 10 OF 18
!f it is necessary to enfer the tree protection zone at any time with equipmenf_(trucks, bulldozers, efc.) fhe
project arborist and Cif Foresfer must be noti�ed before any entry occurs. Before enfering the TPZ, the
pro�ecf arborist and C��y Forester shall defermine fhe method by which entry can occur, along with any
addrt�ona!tree protection measures.
The Project Arborist shall submit written reports fo fhe City Forester, at least, once every two weeks, as
he monitors the construction activities and progress. These reports should include any changes that
occurred to the TPZ as well as the condition and location of fhe free.protection fencing. !f fhe amounf of
TPZ was reduced then fhe Projecf Arborisf shall jusfify why the fenc�ng was moved, and sha!!certifV that
the construction activities to the trees did not adversely impacf the overall and long-term healfFi and
sfability of the tree(s). If the rep orts are not submitted or received by the City Forester at the scheduled
intervals, and �f it appears the TPZ's or the Tree Profection Plan is nof being followed by fhe contractor,
the City will stop work on the project until an inspection can be done by fhe City Forester and the Project
Arborisf. This inspection will be to evaluafe fhe tree profection fencing, defermine if the fencing was
moved at any point during construction, and determme �f any part of the Tree Protection Plan has been
violated. !f a vrolation has occurred, one or more of the followmg penalfies will be pursued through fhe
infraction process.
Notwithstanding any ofher provision of this title, any parfy found to be in violation of this chapter pursuanf
fo Chapter 1.16 of fhe Tigard Munrc�pal Code shal/be subject to a civi!penalfy of up to $500 and sha/l be
required to remedy any damage caused by fhe violation. Such remediation shall include, but not be
limifed to, the follow�ng:
A. Replacemenf of unlawfully removed or damaged frees in accordance with Section 18.790.060 (D)
of the Ti ard Development Code; and
B. Paymen�of an additional civil penalfy representing the esfimated value of any unlawfully removed
or damaged tree, as determined usmg the mosf current lnternafional Socrety of Arboriculture's
Guide for Plant Appraisal.
Prior to issuance of building permits, the Project Arborist shall submit a final certification indicating the
elements of the Tree Protecf�on Plan were followed and that all remaining frees on fhe site are healthy,
stable and viable in their modified growing environmenf.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for the reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condition of approval for a conditional use, and shall not be subject to
removal under any other section of this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree may be removed only if the tree dies or is hazardous according to a certified
arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in
accordance with this section should either die or be removed as a hazardous tree. The form of
this deed restriction shall be subject to approval by the Director.
The applicant will be required as a condition of ap�roval to record a deed restriction limiting the removal
of trees that are retained on the project site following completion of the partition improvements, in
accordance with this standard.
FINDING: Based on the analysis above, the Tree Removal standards are not presently met but the
proposal can be made to comply, by the imposition of the following conditions:
CONDITIONS:
. Prior to any site work, the applicant shall submit a final Tree Protection Plan that
follows the recommendations of the City Forester, as outlined under the discussion
of Chapter 18.790, Tree Removal, in this decision.
. Prior to issuance of building permits the Project Arborist shall submit to the City
Forester a final report describing how the Tree Protection Plan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall
also describe the health of all remaining trees on the site, with details provided as to
any tree that has had its root system disturbed or that has otherwise been
damaged.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 11 OF 18
Visual Clearance Areas (18.7951:
TFis ap er requires�ia�rar vision area shall be maintained on the corners of all property
ad�acent to intersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees ma� be placed within this area provided that all branches below eight (8)
feet are removed. A visua clearance area is the triangular area formed by measuring from the
corner, 30-feet along the right of way and along the driveway and connecting these finro points
with a straight line.
The applicant has indicated t�iat the visual clearance requirements will be met for the proposed driveway
and intersection of SW 79 Avenue and SW Pfaffle Street. The narrative also states that any
obstructions which currently exist in the clear vision area for either one of the locations will be removed,
relocated, or altered to meet the requirement. The applicant's statement indicates that visual clearance
is currently substandard. Therefore, the applicant is required to provide a plan showing existing
vegetation and obstructions within the visual clearance area and evidence that visual clearance will be
met prior to building permits.
FINDING: Based on the analysis above, the Visual Clearance standards have not been fully met.
However, if the applicant complies with the condition below, the Visual Clearance
standards will be met.
CONDITION: Provide a plan showing existing vegetation and obstructions within the visual clearance
area and evidence that visual clearance will be met prior to building permits.
PUBLIC FACILITY CONCERNS
Street And Utilit Im rovements Standards Section 18.810 :
ap er . provi es cons ruc ion s an ar s or e implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to
have a 62 foot right-of-way width and 34-foot paved section. Other improvements rec�uired may
include on-streef parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adJ'acent to SW Pfaffle Street, which is classified as a Collector on the City of Tigard
Transportation Plan Map. At present, there is approximately 30 feet of right-of-way (ROW) from
centerline, according to the most recent tax assessor s map. The applicant should dedicate an
additional foot of ROW.
This site also lies ad1'acent to SW 79"' Avenue, which is classified as a Local Street on the City of Tigard
Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according
to the most recent tax assessor's map. The applicant should dedicate an additional 2 feet of ROW.
SW Pfaffle Street and SW 79�' Avenue are currently partially improved. In order to mitigate the impact
from this development, the applicant has requested that fhey be allowed to enter into a restrictive
covenant for future street improvements, agreeing to participate in any future widening project for the
streets carried out by the City, a third party or through a local improvement district. This agreement must
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 12 OF 18
be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The proposal is a two lot partition. No blocks are associated with this project.
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 env�ronmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
The proposal is to partition one parcel into two. Therefore, no blocks are created through this decision.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot dePth from bein� more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
Neither of the proposed parcels are more than 2.5 times the average lot width. Therefore, this standard
does not apply,
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.
Proposed parcel #1 has approximately 157 feet of frontage on SW Pfaffle Street and SW 79�' Avenue.
Parcel #2 has 56 feet of frontage on SW Pfaffle Street. Therefore, this standard has been 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.
The existing driveway along Pfaffle Street shall be removed and replaced with sidewalk to match the
existin�. While the exis�ng sidewalk along Pfaffle Street does not meet the current standards and there
is no sidewalk along 79 Avenue the criterion will be met by the applicant entering into the Restrictive
Covenant for future improvements.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 13 OF 18
There is an existing 8 inch public line north of this property. The applicant's plan indicates that the
existing home is connected to this line and that they will instali a lateral for the proposed lot.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or 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 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
drainaye facility, the Director and Engineer shall withhold approval of the develoQment 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 new parcel.
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 Pfaffle Street is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development permits issued for planned
unit developments, conditional use permits, subdivisions, and other developments which will
principally benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
The striping of the bike lane adjacent to this site should be deferred until a larg er striping project is
undertaken. The applicant will instead be required to pay the striping fee that will be placed in account
for striping projects.
The amount of the striping would be as follows:
. 114 feet of 8-inch white stripe, at$2.50/If $285.00
. 2 Mono-directional reflective markers @ $4.00/ea. $ 8.00
. 1 Bike lane legends @ $175/ea. $175.00
. 1 Directional mini-arrows @ $100/ea. �10�0.�00�
Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 14 OF 18
roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from
the road is eight feet.
The future bike lane will be 6 feet wide.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, excePt for surFace mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, tem porary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
. The City reserves the right to approve location of all surface mounted facilities;
. All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underground will serve the development and the
approval authority determines that the cost and technical difficult� of under-grounding the
ut�lities 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 alon the frontage of SW Pfaffle Street and SW 79�' Avenue. If
the fee in-lieu is roposed, it is equal to $�35.00 er lineal foot of street frontage that contains the
overhead lines. The frontage along this site is 114 lineal feet; therefore the fee would be $3,990.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S �stem:
ua a in a ey P�a e�r bistrict provides service in this area. The applicant will need to contact TVWD for
the new water service required to serve Parcel 2.
Storm Water Qualit :
e iy as agree to enforce Su�face Water Management (SWM regulations established by
Clean Water Services (CWS) Design and Construction Standards �adopted by Resolution and
Order No. 00-7) which require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100 percent of the storm
water runoff generated from newly created impervious surfaces. In addition, a maintenance plan
shall be submitted indicating the frequency and method to be used in keeping the facility
maintained through the year.
The CWS standards include a provision that would exclude small projects, such as residential land
partitions, from providing on-site water quality treatment. Rather, CWS standards provide that applicant
should pay a fee-in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee
in-lieu for this development.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
NOTICE OF DECISION MLP2004-00�03 LOOS PARTITION PAGE 15 OF 18
prior to approvai of the final plat.
Address Assi nments:
e i y o igar is responsible for assigning addresses for parcels within the City of Tigard and within
the Urban Sennce Boundary (USB). An addressing fee in the amount of $50.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $50.00 (1 lots and/or tracts X $50/address = $50.00).
Surve Re uirements
e app ican s ina p at shall contain State Plane Coordinates [NAD 83 (91� on two monuments with a
tie to the City's global positioning system (GPS) geodetic control network ( C 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie networked to the City's GPS survey.
. By random traverse using conventional sunreying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS nefinrork. The applicanYs engineer
shall provide the City with an electronic file with points for each structure (manholes, catch basins, water
valves, hydrants and other water system features in the development, and their respective X and Y
State Plane Coordmates, referenced to NAD 83 (91�.
Impact Study (18.390)
��ion states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the a��licant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet City standard, and to
minimize fhe impact of the development on the public at large, public facilities systems, and
affected private property users.
In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either sPecifically concur with a requirement for �ublic right-of-way
dedication, or provide evidence that supports that the real property dedication is not roughly
proportional to the projected impacts of the development. Section 1$ 390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the
approval authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
The applicant has submitted an impact study. The applicant will not be required to physically improve
any of the fronting streets. Southw&st Pfaffle Street is currently developed with curbs, sidewalks,
pavement and gutters. Southwest 79 Avenue has no sidewalks. Th� applicant has been required to
enter into a restrictive covenant for future improvements along SW 79 Avenue. The applicant will be
connecting to existing sanitary sewer and storm drain taps to account for the additional impervious area
being added to the site and to mitigate for the increased sewer need from the new house. Sewer is
already available and has sufficient capacity to serve the develo ment. Other impacts to public facilities
are offset by the collection of Systems Development Charg es �SDC's) collected at the time of building
permit issuance. Therefore, this standard can be satisfied through meeting the conditions of approval in
this decision.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of
developmenf. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy
Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's
of approximately $2,530 per new dwelling unit.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 16 OF 18
Based on the estimate that total TIF fees cover 32 percent of the impact on ma or street improvements
citywide, a fee that would cover 100 percent of this prol'ects tra�c impact is $�,906 ($2,530 times one
new unit divided by .32). The difference between the TIF paid, and the full impact, is considered the
unmitigated impact on the street system. The unmitigated impact of this project on the transportation
system is $5,376. Given that the estimated cost of the dedication is $803.82, and the abandonment of
the existing driveway on SW Pfaffle Street $1,500 the value of these improvements is less than the
value of the unmitigated impacts, the exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Tree protection fencing is still necessary although construction will not occur within the dripline of the
cedars.
. Provide a more detailed descri ption of each tree.
. It appears that the driveway will impact the 20-inch Oak. How will they protect it?
. Pro�ect arborist has to follow guidelines for tree plan under Section 18.790.030.
City of Tigard Residential Plans Examiner has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services comments have been discussed above under Public Facility Concerns.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments:
�> Fire hydrants for single family dwellings, duplexes ,and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire hydrants
shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
z� Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
a� Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall
be blue. They shall be located adjacent and to the side of the centerline of the access road way that
the fire hydrant is located on. In case that there is no center line, then assume a centerline, and
place the reflectors accordingly. (UFC Sec. 901.4.3)
a� The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per
minute. If the structure(� is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to U C Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
s> Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior to any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTIQN VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 17 OF 18
Final Decision:
THIS DECISION IS FINAL ON JUNE 3, 2004 AND BECOMES
EFFECTIVE ON JUNE 18, 2004 UNLESS AN APPEAL IS FILED.
Appeai:
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 JUNE 17, 2004.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
�-� �1 June 3, 2004
PREPA E Y: hew ch ' e er DATE
Associate anner
• �ivi June 3, 2004
APPRO ED BY: Richard Bewers DATE
Planning Mana r
i:lcurpinlmathew�MLPUnIp2004-00003 deasion.doc
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 18 OF 18
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Informadon on this map is fa general bcation onry and
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1 73125 SW Hall Blvd
� rgard,OR 97223
(/ (50318344171
� http:/MMnv.cl.tigard.a.us
Community Development Plot date:May 13,2004;C:lmagic\MAGICo3.APR
NOTICE OF TYPE II DECISION
. MINOR LAND PARTITION (MLP) 2004-00003 � �
CITY OF TIGARD
LO�S PARTITION c°"�"��r`i`'`�`"`°p"1e't`
,S(apiry��t B�ttcr�omm�u�iitv
0 DAY = 9 200
SECTION I. APPLICATION SUMMARY
FILE NAME: LOOS PARTITION
CASE NO: Minor Land Partition (MLP) MLP2004-00003
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1)
existing parcel of .29 acres into two (2) parcels consisting of 5,466 and 5,046
square feet respectively. An existing single-family dwelling is present on the
subject parcel and is proposed to remain.
APPLICANT: Helen A, Loos Revocable Living Trust OWNER: Same
By Helen A. Loos Trustee
7935 SW Pfaffle Street
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with
or without accessory residential units, at a minimum lot size of 5,000 square feet,
and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks
and subdivisions are also permitted outright. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 7935 SW Pfaffle Street; WCTM 1S136CA, Tax Lot 3300.
PROPOSED PARCEL 1: 5,466 Square Feet
PROPOSED PARCEL 2: 5,046 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 M�NTHS
�R�7�1 i�i� t�F�CTiii� uA I E t��F '�FiiS 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:
oN t ce mailed to:
X The applicant and owners
�— Owner of record within the required distance
—� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 3, 2004 AND BECOMES
EFFECTIVE ON JUNE 18, 2004 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 4N JUNE 17, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew ScheideqcLer at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE TNIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CITYOFTIGARD
MINOR LAND PARTITION s�ap�A��t�r�`m utt�ty
DATE OF NOTICE: May 13, 2004
Fi�E NunnBER: MINOR LAND PARTITION (MLP) 2004-00003
FILE NAME: LOOS PARTITION
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An
existing single-family dwelling is present on the subject parcel and is proposed to remain.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without
accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a
minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: 7935 SW Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300.
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
�-��
�. f� �?1��� �:m ���T.= 004: All comments should be directed to Mathew Scheideqger, 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 matts(c�ci.tigard.or.us.
ALL COMMENTS MUST BE RECEIYED BY THE CITY OF TIGARU IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN OROER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 24, 2004. 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. Speci�c findings
directed at the �elevant 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."
— i — — — —�—�� ' .' ..
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— � LOOS PARTITION
; i__ --� _— -- -- _ --
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� � -�,�:
REQUEST FOR COMMENTS CITYOFTIGARD
(,'ommunity�DeveCopment
S(apittg�BetterCo�nmunity
DATE: May 13,2004
T0: Mark Vandomelen.Residential Plans Examiner RECEIVED PLANNING
FROM: City of Tigard Planning Division MAY 2 4 2004
STAfF CONTACT: Mathew Scheide9ger,Associate Planner[x24311 C�-�-y OF TIGARD
Phone: [5031639-4171/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into finro (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
single-family dwelling is present on the subject parcel and is proposed to remain. LOCATION: 7935 SW
Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: MAY 27, 2004. 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:
� � -� --
��.:
REQUEST FOR COMMENTS CITYOFTIGARD
� Community�[�ez�eCopment
ShapingA�etterCom�aunity
DATE: May 13,2004
T0: Matt Stine,Urban Forester/Public Works Annex RECEIVED PLANNING
FROM: Cit�l of Tigard Planning Division
MAY 2 0 2004
STAFF CONTACT: Mathew Scheide99er,Associate Planner[x24311 CITY OF TIGARD
Phone: [5031639-41T1/Fax: [5031684-7297
MINOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into finro (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
single-family dwelling is present on the subject parcel and is proposed to remain. LOCATION: 7935 SW
Pfaffle Street; WCTM 1S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: MAY 27, 2Q04. 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:
— IP-EE �t�it��rr�� �Nc�r�� �s =����-� n�c Ess,�� �uf�t� L�� r+ c�w:s�-ctivzc i cc�✓
v���-�- �p� oc.� u� vs���l Ttif� vj2rPuN� v F �TtE c�A�s.
� i �D�i b� A- fYIcI�E D�-`ro�i zr�l ��s�=f�+Pi ccr�is � 1= t fFC Ff T12EE�
— �r A�P�S ��t�-A� r�f-E r���i'I� w� ��- � N���� r�+� 1�,>`' I'in� ��Ak _
H�ov� ���+- �t-I-�Y ��o��c� �.��
�c' � ' �Ci l}�BCR�L� ��S rt� F0�+.1�1� G�i�.���1.1r��� Fut� i�'EE �L-�/�i�
r ) �) t1 �) l
. R
Name& Number of Person Commenting: � '
,�
REQUEST FOR COMMENTS ��=YOF���aARo
� Comn:unity�7�c•c�elopment
S�a�ringA�ei:ter Comrn�.nity
DAT • - M_.�[13 2004
. �
Tualatin Valley Water oistrict Adminis ue Otfices
FROM� Citv oi Ti9ard Planpin Divisi
Si'AFF CONTACT: Mathew Scheide �r As ociate Planner[x243n
Pdooe: [5031659-4111/F�: [5031684-1297
MfNOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITI�N Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
� single-family dwelling is present on the subject parcel and is proposed to remain. LOCATIQN: 7935 SW
Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 squ;�re feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. Some civic an evelo't ment Code Chapters 8 390t 8 420,118 51I0, 1E,705,'C8.B15,
REVIEW CRITERIA: Cornmunity D p
� 1 g,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 in#orm��tion supplied by
various departments and agencies and from other information available to our staff, a report and recommendation will
be prepared and a decision will be rendered on the pro�osal in the near future. lf you wish to comment on this
application, . _' '7 R `� ', " ' ' '��»?�'�� � °r � You may use the spacE� provided below
�� �'� ,.,.: �. ; . . ;. �..��. (wl�'��.;� . t�::� ��' �ll,,�'Y �, 3�0 �;
or attach a separate letter to return your comments. If ou are unable to res ond b the above da1:e, please phone
the staff contact noted above with your comments and confirm your commenis in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 5W Hall Blvd., Tigard, OR 97223.
'PL,E E CHECK�'H� FOLLOWING ITEMS THAT APPLY:
We have reviewed the proposal and have no objections to it. of our office.
� Please contact r
^ Please refer to the enclosed letter.
Written comments provided below:
Name&Num6er of Person Commenting: � '�/ , �(� �`� �� J �
_ .
_ _
T00�j 9HI2I��uI9N� QMAJ. 9860 T6S E09 XF3 9T�IT u0i� Ta/60/90
REQUEST FOR COMMENTS CITYOFTIGARD
�'ontmunity�Ue�c�eCopmertt
S�apirzgA Better�'ommunity
DATE: May 13,2004
T0: Barbara Shields,Long Range Planning Manager
FROM: City of Tigard Planning Division
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24311
Phone: [5031639-4111/Fax: [5031684-1297
MINOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
single-family dwelling is present on the subject parcel and is proposed to remain. LOCATION: 7935 SW
Pfaffle Street; WCTM 1S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: MAY 27, 2004`. 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:
�
�J iL �
� � ���
��'�.
Name& Number of Person Commenting:
. REQUEST FOR COMMENTS CITYOFTIGARD
Community�DeveCopment
Shaping A Better Com�nunity
DATE: May 13,2004
T0: lim Wolf Ti ard Police De artment Crime Prevention Officer
EIVED PLANNING
FROM: City of Tigard Planning Diuision
JUN 0 2 2004
STAFF CONTACT: Mathew Scheitlegger,Associate Planner[x24311
Phone: [5031639-4111/Fax: [5031684-1291 CITY OF TIGARD
MINOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
single-family dwelling is present on the subject parcel and is proposed to remain. LOCATION: 7935 SW
Pfaffle Street; WCTM 1S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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 Yt7UI�C+�}MMEt�TS BA�K BY�NIA'�'.�7`.2i}t���; You may use the space provided below
or attach a separate letter to return your comments. If vou 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 FOLLOWI.NG 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:
- I,tJL c�J L��
_ ..
REQUEST FOR COMMENTS CITYOFTIGARD
Community�l�ec�e(opment
S(apingA�etter�'ornmunity
DATE: May 13,2004
T0: PER ATTACHED
FROM: Cii�of Tigard Planning Diuision
STAFF CONTACT: Mathew Scheide99er,Associate Planner[x24311
Phone: [5031639-41n/Fax: [5031684-1291
MINOR LAND PARTITION[MLPI 2004-00003
➢ LOOS PARTITION Q
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing
single-family dwelling is present on the subject parcel and is proposed to remain. LOCATION: 7935 SW
Pfaffle Street; WCTM 1S136CA, Tax Lot 3300. ZONE: R-7: Medium-Density Residential District. The
R-7 zoning district is designed to accommodate attached single-family homes, detached single-family
homes with or without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: MAY 27, 2004. You may use the space provided below
or attach a separate letter to return your comments. If you are unable to resqond by the above date, please phone
the staff contact noted above with your comments and confirm your comments in writing as soon as possible. If you
have any questions, contact the Tigard Planning Division, 13125 SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8� Number of Person Commenting:
, ;Y OF TIGARD REQUEST FOf �MMENTS
NOTIFICATION LIST FOR LAND USE & COMMUNITY DEVELOPMENT APPLICATIONS
FILE NOS.: '7 t ��--1E'� ` -��'�S FILE NAME: � �'�S ��` � f =
CITIIEN INYOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO CIT AREA: ❑Central �ast ❑South ❑West OProposal Descrip.in Library CIT Book
CITY OffICES
�LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. �OLICE DEPT.lJim Wolf,Crime Prevention Officer
BUILOING DIVISION/Gary Lampella,Building Official �ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer J�PUBLIC WORKS/Matt Stine,Urban Forester
CITY ADMINISTRATION/Cathy Wheatley,City Recorder �PUBLIC WORKS/Brian Rager,Engineering Manager
✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING I7EM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING!
SPECIAL DISTRICTS
TUAL.HILLS PARK 8 REC.DIST.�;�TUALATIN VALLEY FIRE&RESCUE� � TUALATIN VALLEY WATER DISTRICT ik � CLEANWATER SERVICES+1�
Planning Manager Fire Marshall Administrative Office ' �ee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (piace in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE _OR.DIV.OF STATE LANDS
Planning Manager Planning Manager 2501 SW First Avenue MBI�f1Cl2 WOOCI(WLUN Form Raquirad)
Irish Bunnell,Development Services 18880 SW Martinazzi 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.&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 Kr�ight,oaiartew�rcecente�fzcn� _U5 ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,GrowlhManapementCoorOinator OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris
Mel Huie,GreenspacesCoordinator(CPAlLOA) LBffY F(Cf1CI1(Comp.PlanAmenOmentsOnly) Routing CENWP-OP-G
CITY OF KING CITY� Jennifer Budhabhatti,Regional Planner(Wetlands) 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.�. Manager,Growlh Manapement Services Salem,OR 97301-2540 Portland,OR 97208-2946
153D0 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY(Powaninesinnrea) _OR.DEPT OF AVIATION�Monopo�eTOwers� Dept.of Land Use&Transportatic
Bonneville Power Administration Tom Highland,Planninp 155 N. First Avenue
CITY OF LAKE 05WEG0� 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 972OS�362� _SY@V8 COf1W8y(GeneralApps.)
Lake Oswego,OR 97034 _Gregg Leion�cPn�
OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�can>
CITY OF PORTLAND (No�ity tor weuands and Potentia�Environmenta��moacts) _M2f2h Def11eISOf1,Development Review Coortlinator _DOfl1 M9fBJ8(ZCA)MS 74
Planning Bureau Director Regional Administrator Carl Toland, Right-of-Way Section tva���o�� _Sr.Cartographer�oPaa�.��,.
1900 SW 4`"Avenue,Suite 4100 2020 5W Fourth Avenue,5uite 400 123 NW Flanders
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� ODOT,RAIL DIVISION _STATE HISTORIC
Dave Austin�wccca���9„"�Manopob Tewn) Jane Estes,Permit Specialfs� (Notity It ODOT R/R-Hwy.Croaainy is Only Access to Land� PRESERVATION OFFICE
PO Box 6375 5440 SW Westgate Drive,5uite 350 Craig Reiley (Nolily II Property Has HD OveNay)
Beaverton,OR 97007-0375 PoRiand,OR 97221-2414 555-13'"Street,NE,Suite 3 1115 Commercial Street,NE
Salem,OR 97301-4179 Salem,OR 97301-1012
UTILITY PROYIDERS AND SPECIAL A6ENCIES
PORTLAND WESTERN R/R, BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Bu��ingtor Northem/Santa Fe R/R Predecessor)
Robert I.Melbo,President&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 D0bf8 P2IRlBf(nnnexations On�y) Randy Bice (6rMq1aN��Cmlc1) (If Projed is Wilhin'/.Mile of a Transit Roule)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Po�tland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Portland,OR 97232
J` PORTLAN�GENERAL ELECTRIC aC NW NATURAL GAS COMPANY _VERIZON _QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Ken Perdue,Engineering Richard Jackson,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..MR�aM..���n Diana Carpenter,�.,,,,Ea�.Ma�,
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 PoRland,OR 97232
+It INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANYIALL
CITT PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify�. h:\palty\maslers\Request For Cortunents Notificatlon Lisl.doc (UPDATED: 12-May04)
(Also update:"i:\curpin\setupUabelslanne�tion_ulililies and franchises.doc'when updaling lhis document)
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 5/27/04
TO: Matt Scheidegger, Associate Planner
FROM: Kim McMillan, Development Review Engine���
�
RE: MLP2004-00003 Loos Partition
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant has indicated that visual clearance areas will be met at the shared
driveway and at the intersection of 79th Avenue and Pfaffle Street.
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 applicant is proposing to provide a share driveway for the two lots. The lot
frontage is less than 150 feet and therefore, the shared driveway shall be
constructed as far from the intersection as possible.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
No driveway will be placed on Pfaffle, which is classified as a collector.
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 1
Street And Utility Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Collector street to have a 62 foot right-of-way width and 34-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 Pfaffle Street, which is classified as a Collector on
the City of Tigard Transportation Plan Map. At present, there is approximately 30
feet of ROW from centerline, according to the most recent tax assessor's map.
The applicant should dedicate an additional foot of ROW.
This site also lies adjacent to SW 79th Avenue, which is classified as a Local
Street on the City of Tigard Transportation Plan Map. At present, there is
approximately 25 feet of ROW from centerline, according to the most recent tax
assessor's map. The applicant should dedicate an additional 2 feet of ROW.
SW Pfaffle Street and SW 79th Avenue are currently partially improved. In order
to mitigate the impact from this development, the applicant has requested that
they be allowed to enter into a restrictive covenant for future street
improvements, agreeing to participate in any future widening project for the
streets carried out by the City, a third party or through a local improvement
district. This agreement must be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shalt 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.
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 2
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.6.2 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 befinreen connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The existing driveway along Pfaffle Street shall be removed and replaced with
sidewalk to match the existing. While the existing sidewalk along Pfaffle Street
does not meet the current standards and there is no sidewalk along 79th Avenue
the criterion will be met by the applicant entering into the Restrictive Covenant for
future improvements.
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 3
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an existing 8 inch public line north of this property. The applicant's plan
indicates that the existing home is connected to this line and that they will install
a lateral for the proposed lot.
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.
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 4
Effect on Downstream Drainage: Section 18.810.100.D states that where it
is anticipated by the City Engineer that the additional runoff resulting from
the development will overload an existing drainage facility, the Director and
Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions
have been made for storage of additional runoff caused by the
development in accordance with the Design and Construction Standards
for Sanitary and Surface Water Management (as adopted by Clean Water
Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek
and adopted the Fanno Creek Watershed Management Plan. Section V of that
plan includes a recommendation that local governments institute a stormwater
detention/effective impervious area reduction program resulting in no net
increase in storm peak flows up to the 25-year event. The City will require that
all new developments resulting in an increase of impervious surfaces provide
onsite detention facilities, unless the development is located adjacent to Fanno
Creek. For those developments adjacent to Fanno Creek, the storm water runoff
will be permitted to discharge without detention.
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 new parcel.
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 Pfaffle Street is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development
permits issued for planned unit developments, conditional use permits,
subdivisions, and other developments which will principally benefit from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
The striping of the bike lane adjacent to this site should be deferred until a larger
striping project is undertaken. The applicant will instead be required to pay the
striping fee that will be placed in account for striping projects.
The amount of the striping would be as follows:
• 114 feet of 8-inch white stripe, at $2.50/lf $285.00
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 5
• 2 Mono-directional reflective markers @ $4.00/ea $8.00
• 1 Bike lane legends @ $175/ea $175.00
• 1 Directional mini-arrows @ $100/ea $100.00
$568.00
Minimum Width: Section 18.810.110.0 states that the minimum width for
bikeways within the roadway is five feet per bicycle travel lane. Minimum
width for two-way bikeways separated from the road is eight feet.
The future bike lane will be 6 feet wide.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 6
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 Pfaffle Street
and SW 79th Avenue. If the fee in-lieu is proposed, it is equal to $ 35.00 per
lineal foot of street frontage that contains the overhead lines. The frontage along
this site is 114 lineal feet; therefore the fee would be $ 3990.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
Tualatin Valley Water District provides service in this area. The applicant will
need to contact TVWD for the new water service required to serve Parcel 2.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects, such
as residential land partitions, from providing on-site water quality treatment.
Rather, CWS standards provide that applicant should pay a fee-in-lieu of
constructing a facility if deemed appropriate. The applicant shall pay the fee-in-
lieu for this development.
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to
cover all on-site private utility installations (water, sewer, storm, etc.) and
driveway construction. This permit shall be obtained prior to approval of the final
plat.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 7
in the amount of$ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to approval of the final plat.
For this project, the addressing fee will be $50.00 (1 lots and/or tracts X
$50/address = $50.00).
Survev Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required for this project to
cover removal of the driveway and sidewalk replacement 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.tiqard.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 MLP2004-00003 LOOS PARTITION PAGE 8
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 obtain a Site Permit from
the Building Department to cover all grading for the lot(s), all on-site private
utility installation (water, sewer, storm, etc.) and all driveway construction.
NOTE: this permit is separate from a Public Facility Improvement permit
issued by the Engineering Department for work in the public right-of-way.
. Prior to final plat approval, the applicant shall pay an addressing fee in the
amount of$50.00. (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 Pfaffle Street and
SW 79�h 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.
. Parcels 1 &2 shall not be permitted to access directly onto Pfaffle Street.
The shared access shall be placed as far north of the intersection as
possible.
. 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.
. Prior to final plat approval, the applicant shall pay $568.00 to the City for the
striping of the bike lane along the frontage of Pfaffle Street.
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 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.
. The applicant shall either place the existing overhead utility lines along SW
Pfaffle Street underground as a part of this project, or they shall pay the fee
in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the
fee option is chosen, the amount will be $ 3990.00 and it shall be �aid prior
to final plat approval. If power is taken from the frontage along 79t Avenue
instead of Pfaffle Street the fee will be adjusted to $2590.00.
. 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 two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
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 Pfaffle Street and 79th 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
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 10
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 three mylar
copies of the final plat for City Engineer signature (for partitions), or City
Engineer and Community Development Director signatures (for�
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar"copy of the recorded final plat.
. Prior to issuance of building permits, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG" format, if available; otherwise "DXF" will be
acceptable, and 3) the as-built drawings shall be tied to the City's 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).
. During issuance of the building permit for Parcel 2, the applicant shall pay
the standard water quality and water quantity fees per lot (fee amounts will
be the latest approved by CWS).
ENGINEERING COMMENTS MLP2004-00003 LOOS PARTITION PAGE 11
�
AFFIDAVIT OF MAILIHG CITYOFTIGARD
�'onirnunity,l�ei,elopme�tt
S�tapingt7 BetterCommunity
I, �Pat�icia L. Lu Q being first duly sworn/affirm, on oath depose and say that I am a SeniorAdminr:rtrative Special`ut for
the �'ity of7'rgar�asfiington County, Oregon and that I served the following:
{Check Appropnate Boz(s)Below}
❑X NOTICE OF �ECISION fOR: MLP2004-00003/L005 PARTITION
❑ AMENDED NOTICE (File No./Name 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 lune 3,2004,and deposited in the United States Mail on lune 3,2004, postage prepaid.
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Subscribed and sworn/affirmed before me on the� day of , 2004.
OFFICIAL SEAL
SUE ROSS
NOTARY PUBLIC-OREGON ������
COMMISSION N0.375152
MY COMMISSION IXPIRES DEC.1,2007 My Commission Expires:
EXHIBIT�
NOTICE OF TYPE II DECISION
_ ' MINOR LAND PARTITION (MLP) 2004-00003 CITYOFTIGARD
LOOS PARTITION Community,�E�Erop��r�nr
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SECTION I. APPLICATION SUMMARY
FILE NAME: LOOS PARTITION
CASE NO: Minor Land Partition (MLP) MLP2004-00003
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1)
existing parcel of .29 acres into two (2) parcels consisting of 5,466 and 5,046
square feet respectively. An existing single-family dwelling is present on the
subject parcel and is proposed to remain.
APPLICANT: Helen A, Loos Revocable Living Trust OWNER: Same
By Helen A. Loos Trustee
7935 SW Pfaffle Street
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 7935 SW PfafFle Street; WCTM 1 S136CA, Tax Lot 3300.
PROPOSED PARCEL 1: 5,466 Square Feet
PROPOSED PARCEL 2: 5,046 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements); 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request subject to certain conditions. The findings and conclusions on which the
decision is based are noted in Section V.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 1 OF 18
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, CLEARING, EXCAVATION AND/OR FILL
ACTIVITIES:
u mit to t e anning epartment at ew c ei egger , , ext. or review an
approval:
1. Provide a plan that shows the intended area of paving within the proposed accessway. If the
paving of the access is within 10 feet of the abutting property to the north, the applicant must
provide a screen that efFectively screens the access from the abutting property to the north.
2. Prior to any site work, the applicant shall submit a final Tree Protection Plan that follows the
recommendations of the City Forester, as outlined under the discussion of Chapter 18.790, Tree
Removal, in this decision.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
u mit to t e ngineering epartment im c i an, , ext. or review an
approval:
3. The applicant shall dedicate one additional foot of property along SW Pfaffle Street for a total c�,f
31 feet of right of way. An additional two feet of right-of-way shall be dedicated along SW 79
Avenue for a total of 27 feet of right-of-way.
4. A Public Facility Improvement (PFI} permit is required for this project to cover removal of the
driveway and sidewalk replacement 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.tiqard.or.us).
5. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate entity who will be designated as the "Permittee", and who will
provide the financial assurance for the public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Also specify the state within which the entity is
incorporated and provide the name of the corporate contact person. Failure to provide accurate
information to the Engineering Department will delay processing of project documents.
6. Prior to approval of the final plat, the ap licant shall obtain a Site Permit from the Building
Department to cover all grading for the lot s), all on-site private utility installation (water, sewer,
storm, etc.) and all driveway construction. NOTE: this permit is separate from a Public Facility
Improvement permit issued by the Engineering Department for work in the public right-of-way.
7. Prior to final plat approval, the applicant shall pay an addressing fee in the amount of $50.00.
(STAFF CONTACT Shirley Trea�, Engineering).
8. The applicant shall execute a Restrictive Covenant whereby th�y agree to complete or participate
in the future improvements of SW Pfaffle Street and SW 79 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 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 improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others ad�acent to the subject site.
9. Parcels 1 & 2 shall not be permitted to access directly onto Pfaffle Street. The shared access
shall be placed as far north of the intersection as possible.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 2 OF 18
10. 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 pnor
to recording.
11. Prior to final plat approval, the applicant shall pay $568.00 to the City for the striping of the bike
lane along the frontage of Pfaffle Street.
12. 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.
13. The applicant shall either place the existing overhead utility lines along SW Pfaffle Street
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $3,990 00 and it shall be paid prior
to final plat approval. If power is taken from the frontage along 79{h Avenue instead of Pfaffle
Street the fee will be ad�usted to $2,590.00.
14. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection pnor to issuance of the City's Public Facility Improvement permit.
15. 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. 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.
16. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS 92.05), Washingt�n County, and by the City of Tigard.
D. The right-of-way dedication for Pfaffle Street and 79 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 three mylar copies of the
final plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
u mit to t e anning epartment at ew c ei egger, , ext. or review an
approval:
17. Provide a plan showing the type of street tree to be planted and their spacing.
18. Provide a plan showing existing vegetation and obstructions within the visual clearance area and
evidence that visual clearance will be met prior to building permits.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 3 OF 18
19. Prior to issuance of building permits the Project Arborist shall submit to the City Forester a final
report describing how the Tree Protection Plan was implemented and detailing any failures to
comply with theTree Protection Plan. The report shall also describe the health of all remaining
trees on the site, with details provided as to any tree that has had its root system disturbed or that
has otherwise been damaged.
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642) for review and
approval:
20. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
21. Prior to issuance of building permits, the applicant shall provide the City with as-built drawings of
the public improvements as follows: 1) 3 mil mylar, 2) a diskette of the as-builts in "DWG"format,
if available; otherwise "DXF" will be acceptable, and 3) the as-built drawings shall be tied to the
City's 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) m the development, and their respective X and Y State Plane Coordinates, referenced
to NAD 83 (91).
22. During issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE
DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
SECTION III. BACKGROUND INFORMATION
Property History:
The property is designated Medium-Density Residential on the Tigard Comprehensive Plan and Zoning
Map. The subject site is within the Friendly Acres Subdivision, which was platted in 1949. No other land
use approvals were found to be on file.
Site Information and Proposal Descriptions
The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel of .29 acres
into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An existing single-family
dwelling is present on the subject parcel and is proposed to remain.
SECTION IV. PUBLIC COMMENTS
No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comply with all statutory and ordinance requirements
and regulations as demonstrated by the analysis contained within this administrative decision and
through the imposition of conditions of development approval. All necessary conditions must be satisfied
as part of the development and building process. Therefore, this criterion is met.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 4 OF 18
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed im rovements are discussed and conditioned as applicable later in
this decision under Chapter 18.810 �Street & Utility Improvement Standards). Improvements will be
reviewed as part of the permit process and during construction, at which time the appropriate review
authority will ensure that City and applicable agency standards are met. Based on the analysis in this
decision, Staff finds that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-7 zonin district is 50 feet. Parcel #1 is approximately 80 feet
in width. Parcel #2 is approximately 56 feet in wid�h. Therefore, this standard has been met.
The lot area shall be as required by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the lot area.
The minimum lot area requirement in the R-7 zoning district is 5,000 square feet for detached
single-family units. The proposed partition creates two (2) lots that are 5,046 and 5,466 square feet
respectively. This criterion has been satisfied.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
Th� proposed partition plat illustrates that parcel #1 will have approximately 75 feet of fronta e on SW
79� Avenue and 80 feet of frontage onto SW Pfaffle Street. Proposed parcel #2 will have�6 feet of
frontage on to SW Pfaffle Street. Therefore, this standard has been satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-7 zoning district are as follows: front, 15 feet; side, 5 feet; street side, 10 feet; and
rear, 15 feet. The existing home on parcel #1 will meet the required setbacks. Setbacks for the future
home will be reviewed at time of building permit. Therefore, this standard has been 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.
None of the proposed parcels will be a flag lot; therefore this standard is not applicable.
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 applicant intends to widen the existin� driveway of parcel #1 to accommodate a 30-foot-wide access
for both parcels. However, the applicant is only required to provide a 15-foot wide access with 10 feet of
pavin�. The applicant has not shown the parameters of the paved area within the pro�osed accessway.
There ore, the applicant is required to provide a plan that shows the intended area o paving within the
accessway. If the proposed paving of the access is within 10 feet of the abutting property to the north,
the applicant must provide a screen that effectively screens the access from the abutting property to the
north.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 5 OF 18
The fire district may require the installation of a fire hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
The nearest fire hydrant is approximately 350 feet from the furthest corner of proposed parcel #2.
Therefore, no additional fire hydrants will be required with this partition.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved partition
map.
The applicant has proposed that both parcels will share one access drive. Therefore, the applicant is
required to record access and maintenance rights on the approved partition map.
Any access way shall comply with the standards set forth in Chapter 18.705, Access, Egress and
Circulation.
This standard is addressed under Chapter 18.705 (Access, Egress and Circulation) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year
floodplain, the city shall rec�uire consideration of the dedication of sufficient open land area for
greenway ad�oining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are not within nor adjacent to a one-hundred-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
No variances or adjustments have been submitted with this application. Therefore, this standard does
not apply.
FINDING: Based on the analysis above, the Land Partition standards have not been fully met.
However, if the applicant complies with the condition below, the Land Partition standards
will be met.
CONDITION: Provide a plan that shows the intended area of paving within the proposed accessway. If
the paving of the access is within 10 feet of the abutting property to the north, the applicant
must provide a screen that effectively screens the access from the abutting property to the
north.
Residential Zoninq Districts (18.5101:
eve opmen s an ar s in resiaen ial zoning districts are contained in Table 18.510.2 below:
(See table on the following page)
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 6 0F 18
TAB LE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-7 Parcel1 Parcel2
Minimum Lot Size
-Detached unit 5,000 sq.ft. 5,466 sq.ft. 5,046 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit 5,000 sq.ft.
Average Minimum Lot Width
-Detached unit lots 50 ft. 139 ft. 56 ft.
-Duplex lots 50 ft.
-Attached unit lots 40 ft.
Maximum Lot Covera e 80% 36% Can be met
Minimum Setbacks
-Front yard 15 ft. 16 ft. Can be met
-Side facing street on corner 8�through lots 10 ft. 19 ft. Can be met Can be met
-Side yard 5 ft. 6 ft. Can be met
-Rear yard 15 ft. 24 ft. N/A
-Side or rear yard abutting more restrictive zoning district 30 ft --- Can be met
-Distance between property line and front of garage 20 ft. 20 ft. N/A
-Side Yard Setbacks for Fla Lots DC 18.420.050(A(4(e) 10 ft.
Maximum Height 35 ft. n/a Can be met
Minimum Landscape Requirement 20% n/a Can be met
A minimum lot size of 5,000 square feet is required for each lot. The proposed lot sizes of 5,046 and
5,466 square feet meet this standard. Setbacks for future homes will be reviewed at time of building
permits.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Continuin� obli�ation of property owner. The provisions and maintenance of access and e ress
stipulated in this title are continuing requirements for the use of any structure or parcel o� real
property in the City.
Access shall be continually maintained. Therefore, this standard has been satisfied.
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 ha� indicated that visual clearance areas will be met at the shared driveway and at the
intersection of 79t Avenue and Pfaffle Street.
Section 18.705.030.H.2 states that drivewa�s 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 intersectin� street to the throat of the proposed drivewa�r. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The applicant is proposing to provide a shared driveway for the two lots. The lot frontage is less than
150 feet and therefore, the shared driveway shall be constructed as far from the intersection as possible.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 7 OF 18
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
No driveway will be placed on SW Pfaffle Street, which is classified as a collector.
Joint Access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided: Satisfactory legal evidence shall be presented in the form of deeds, easements, leases
or contracts to establish the joint use• and copies of the deeds, easements, leases or contracts
are placed on permanent file with the G�ity.
The applicant has proposed to use the existing driveway location off of SW 79th Avenue for both parcels.
The proposed drive will be widened to a 30-foot-wide access. Access easements, are conditioned later
in this decision {18.810 Street & Utility Improvement Standards) to establish joint access and
maintenance rights.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and
18.705.0301 shall connect directly with a public or private street approved by the City for public
use and shall be maintained at the required standards on a continuous basis.
Both of the proposed parcels will have access to SW 79�' Avenue. This standard is met.
Minimum access requirements for residential use. Private residential access drives shall be
provided and maintained in accordance with the provisions of the Uniform Fire Code.
The proposed parcels will share a 30-foot-wide access drive that is approximately 80 feet in length.
Therefore, no fire apparatus turn-around is required.
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%.
As described above, the proposed driveway will not exceed 150 feet in length. Therefore this standard
does not apply.
To provide for increased traffic movement on congested streets and to eliminate turning
movement problems, the Director may restrict the location of driveways on streets and require
the location of driveways be placed on adjacent streets, upon the finding that the proposed
access would cause or increase existing hazardous traffic conditions; or provide inadequate
access for emergency vehicles; or cause hazardous conditions to exist which would
constitute a clear and present danger to the public health, safety, and general welfare.
Staff does not foresee any need to restrict the location of access on the proposed parcels.
FINDING: Based on the analysis above, the Access Egress and Circulation standards have been
met.
Density Computations (18.715):
A. Definition of net development area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal descr�ption of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 8 OF 18
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80% (0.8�
The standards for density computation address the intensity of residential land uses, typically
expressed as the number of housing units per acre. The total square footage of the subject property
is 11,942 square feet. There is an existin home to be retained on proposed parcel #1. Therefore,
5,466 s uare feet is subtracted from the to�al square footage, leaving 5,046 square feet for proposed
parcel #� which meets the minimum lot size for the R-7 zoning district.
FINDING: Based on the analysis above, the Density Computation Standards have been met.
Landscapinq and Screeninq (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.
This proposed project has frontage on SW 79th Avenue, and SW Pfaffle Street. The applicant has
indicated that street trees will be pfanted.. Therefore, the applicant must provide a plan showing the type
of street tree to be planted and their spacing.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met.
However, if the applicant complies with the condifions below, the Landscaping standards
will be met.
CONDITION: Provide a plan showing the type of street tree to be planted and their spacing.
Tree Removal (18.790):
ree p an or e p anting, removal and protection of trees prepared by a certified arborist shall
be provided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition site development review, planned development or
conditional use is filed. Protection is pre�erred over removal wherever possible.
The applicant has indicated that there are a row of six cedar trees eight inches and above that are to be
saved. The applicant has submitted an arborist report suggesting ti�at orange construction fencing be
erected at the drip line of the trees. However, a tree protecfion plan is required to show where the tree
protection fencing will be located in relation to the buildin� foot rint of the home on proposed parcel #2.
It is difficult to determine if any construction will occur within �he trees' driplines. If construction does
occur within the driplines, the Project Arborist must explain or set guidelines for how the tree roots will be
protected."
Below are the City Forester's tree protection plan guidelines:
TREE PROTECTION PLAN REQUIREMENTS
The full text of these following requirements shall be placed on the tree protection plan.
Any tree that wil! not be removed onsite that is within the limits of disturbance of this project musf be
protected. Any tree that is located on property adjacent to the construction project that wrll have more
than 15% of its root system disturbed by construct�on act�vities shall also be protected.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 9 OF 18
Prior to construcfion, a Tree Protection Plan, conforming fo fhe lnternafional Sociefy of Arboriculture
(ISA) uidelines, shall be submitted with the proposed constructron drawings for review and approva!by
the Ci�y Forester. This plan shall include the existing and proposed grading contours and a composrte
utility plan fo ensure mrnrmization of utility lines and street rmprovements within the specified tree
protectron zone (TPZ). All free profecfion devices, along with fheir detarls and sp ecifications, shall be
shown on the Tree Protecfion Plan and shall show, to scale, exact!y how far fhe tree profection fencing
will be from the face of each protected tree. This plan shal!also include the proposed building foofprints
shown in relafion fo the frees being preserved. These foofprints represent fhe maximum lim�fs of
drsturbance for home construction and are b�nding upon the applicant and future owners of lots within
fhe subdivision.
If construction is to occur wifhin fhe trees' driplines, the applicant, through their Project Arborisf, shal!
justify the close proximity of the construction actrvrt�es to the trees. He shall certify fhat the activities will
not adversely rmpact the overall and long-term health and stability of each tree. Any construction that
occurs within the neighboring frees' driplines should be justified by fhe applicant and approved by fhe
City Forester. The applicant shall note that damage inflicfed upon neighboring trees may be subject to
private c�vi! acfion by the adjoining properfy owner. Prior to any site work, tree protection measures
must be rnstalled around all trees fo be refamed. Once installed, the Cify Forester must inspect the tree
protection measures. Work may proceed on fhe site only after the Cify Forester has approved the
placement of fhe tree protection measures.
Prior to site work, the applicanf shall submit a detailed construction schedule to the City Forester with
notations as to when tree protection devices will 6e either installed or removed throughouf construction
of the project.
A note shall be placed on the final set of plans indicating thaf equipment, vehicles, machinery, grading,
dumping, storage, bur�al of debris, or any other constructron-relafed actrvities shall not be located inside
of any tree protectron zone or outside of the limits of disfurbance where other trees are being protected.
Al!tree protection devices shall be:
. Visible.
. Constructed of 11 Gauge steel chain-link fencing supported on at least 2"O.D. stee!posts. Each
post shall be no less fhan four feet high from the top of grade. Each post shaN be driven info the
ground to a depfh of no less than two and a half feet below grade. Each post shall be spaced no
further aparf than four feet.
. Between each post, securely attached to the chain-link fencing, shal!be a sign indicafing that the
area behind the fencing rs profected and no consfruction activJty, rncluding matenal storage, may
occur behind the fencrng.
. Inspected and approved rn the field by the project arborisf and Cify Forester prior to clearing,
grad�ng, or the beginning of construction.
. Remain in place and marntained until all construction is completed and a frna! inspection is
conducted.
To determine fhe size of the free protection zone (TPZ) the project arborisf shall follow one or more of
the guide�ines listed below:
. For individual trees follow the frunk diameter method. For every one-inch of diameter at breast
height (DBH), or 4 % feet above the ground, allow 12 inches of space from the trunk of the free.
For example, a tree that is 15"af DBH must have at least 15'of tree protection zone around the
entire canopy of the tree.
. For groups of trees the tree protection zone must be outside of the drip line of the trees on the
edge of the sfand. !f there are conifers with narrow crowns on the edge of the stand follow the
trunk diameter method or fhe drip line method, whichever is greafer.
. Calculate and follow fhe Op timal Tree Protecfion Zone calculat�on as shown in `Trees and
Development: A Technical Guide to Preservation of Trees During Land Developmenf"by IVelda
Matheny and James R. Clark.
. The pro�ect arborisf may propose an alternate mefhod for the establishment of the TPZ, provided
the effort is coordinated wrth the City Forester.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 10 OF 18
If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) fhe
project arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, fhe
pro�ect arborist and City Forester shall determine the method by which entry can occur, along with any
add�t�ona!tree protection measures.
The Project Arborist shall submit written reports to the City Forester, at least, once every fwo weeks, as
he monitors the construction activities and progress. These reports should include any changes that
occurred to the TPZ as well as the condition and location of the tree protection fencing. If fhe amount of
TPZ was reduced then the Prol'ect Arborist shall justify why the fencing was moved, and shall certify that
the construction activities to the trees did not adversely rmpact the overal! and long-term health and
stability of the tree(s). If the reporfs are not submitted or received by fhe City Forester at the scheduled
intervals, and�f it appears the TPZ's or the Tree Protection Plan is nof berng followed by fhe confractor,
the City wil!stop work on the project until an insp ection can be done by the City Forester and the Project
Arborist. This inspection will be to evaluate the tree protection fencing, determine if the fencing was
moved at any point during consfruction, and determine rf any parf of fhe Tree Protection Plan has ,been
violated. If a v�olation has occurred, one or more of the following penalties will be pursued through the
infracfion process.
Notwithstanding any other provision of this title, any party found to be in violation of this chapter pursuant
to Chapter 9.16 of the Tigard Mun�crpal Code shall be subject fo a civil penalty of up to $500 and shall be
required to remedy any damage caused by the violation. Such remediafion shall include, but not be
lim�ted to, the following:
A. Replacement of unlawfully removed or damaged trees in accordance with Section 18.790.060 (D)
of the Ti ard Development Code; and
B. Paymen�of an additiona!civil penalty representing the estimated value of any unlawfully removed
or damaged tree, as defermined us�ng the most current lntemational Socrety of Arboriculture's
Guide for Plant Appraisal.
Prior to issuance of building permifs, the Project Arborist shall submit a final certification indicating the
elements of the Tree Protectron Plan were followed and that all remaining trees on the site are healthy,
stab/e and viable in their modi�ed growing environment.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may
thereafter be removed only for the reasons set out in a tree plan, in accordance with Section
18.790.030, or as a condition of approval for a conditional use, and shall not be subject to
removal under any other section of this chapter. The property owner shall record a deed
restriction as a condition of approval of any development permit affected by this section to the
effect that such tree may be removed only if the tree dies or is hazardous according to a certified
arborist. The deed restriction may be removed or will be considered invalid if a tree preserved in
accordance with this section should either die or be removed as a hazardous tree. The form of
this deed restriction shall be subject to approval by the Director.
The applicant will be required as a condition of approval to record a deed restriction limiting the removal
of trees that are retained on the project site following completion of the partition improvements, in
accordance with this standard.
FINDING: Based on the analysis above, the Tree Removal standards are not presently met but the
proposal can be made to comply, by the imposition of the following conditions:
CONDITIONS:
. Prior to any site work, the applicant shall submit a final Tree Protection Plan that
follows the recommendations of the City Forester, as outlined under the discussion
of Chapter 18.790, Tree Removal, in this decision.
. Prior to issuance of building permits the Project Arborist shall submit to the City
Forester a final report describing how the Tree Protection Plan was implemented
and detailing any failures to comply with the Tree Protection Plan. The report shall
also describe the health of all remaining trees on the site, with details p�ovided as to
any tree that has had its root system disturbed or that has otherwise been
damaged.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 11 OF 18
Visual Clearance Areas 18.795 :
Tfiis L ap er requires a a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visuaf clearance area is the triangular area formed by measuring from the
corner, 30-feet along the right of way and along the driveway and connecting these finro points
with a straight line.
The applicant has indicated t�at the visual clearance requirements will be met for the proposed driveway
and intersection of SW 79'' Avenue and SW Pfaffle Street. The narrative also states that any
obstructions which currently exist in the clear vision area for either one of the locations will be removed,
relocated, or altered to meet the requirement. The applicant's statement indicates that visual clearance
is currently substandard. Therefore, the applicant is required to provide a plan showing existing
vegetation and obstructions within the visual clearance area and evidence that visual clearance will be
met prior to building permits.
FINDING: Based on the analysis above, the Visual Clearance standards have not been fully met.
However, if the applicant complies with the condition below, the Visual Clearance
standards will be met.
CONDITION: Provide a plan showing existing vegetation and obstructions within the visual clearance
area and evidence that visual clearance will be met prior to building permits.
PUBLIC FACILITY CONCERNS
Street And Utilitv Improvements Standards (Section 18.810�
aQ er . provi es cons ruc ion s an ar s or f�implementation of public and private
facilities and utilities such as streets, sewers, and drainage. The applicable standards are
addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be
improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion
of an existing street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Collector street to
have a 62 foot right-of-way width and 34-foot paved section. Other improvements rec�uired may
include on-streef parking, sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies ad_J�acent to SW Pfaffle Street, which is classified as a Collector on the City of Tigard
Transportation Plan Map. At present, there is approximately 30 feet of right-of-way (ROW) from
centerline, according to the most recent tax assessor's map. The applicant should dedicate an
additional foot of ROW.
This site also lies adJ�acent to SW 79�' Avenue, which is classified as a Local Street on the City of Tigard
Transportation Plan Map. At present, there is approximately 25 feet of ROW from centerline, according
to the most recent tax assessor's map. The applicant should dedicate an additional 2 feet of ROW.
SW Pfaffle Street and SW 79th Avenue are currently partially improved. In order to mitigate the impact
from this development, the applicant has requested that they be allowed to enter into a restrictive
covenant for future street improvements, agreeing to participate in any future widening project for the
streets carried out by the City, a third party or through a local improvement district. This agreement must
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 12 OF 18
be executed prior to approval of the final plat.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due regard to providing adequate buifding sites for the use contemplated,
consideration of needs for convenient access, circulation, control and safety of street traffic and
recognition of limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall
not exceed 1,800 feet measured along the right-of-way line except:
. Where street location is precluded by natural topography, wetlands or other bodies of
water or, pre-existing development or;
. For blocks adjacent to arterial streets, limited access highways, major collectors or
railroads.
. For non-residential blocks in which internal public circulation provides equivalent access.
The proposal is a two lot partition. No blocks are associated with this project.
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 proposal is to partition one parcel into two. Therefore, no blocks are created through this decision.
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.
Neither of the proposed parcels are more than 2.5 times the average lot width. Therefore, this standard
does not apply,
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 min'rmum 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.
Proposed parcel #1 has approximately 157 feet of frontage on SW Pfaffle Street and SW 79"' Avenue.
Parcel #2 has 56 feet of frontage on SW Pfaffle Street. Therefore, this standard has been 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.
The existing driveway along Pfaffle Street shall be removed and replaced with sidewalk to match the
existing. While the exis�ng sidewalk along Pfaffle Street does not meet the current standards and there
is no sidewalk alon� 79 Avenue the criterion will be met by the applicant entering into the Restrictive
Covenant for future improvements.
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 adopfed policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 13 OF 18
There is an existing 8 inch public line north of this property. The applicant's plan indicates that the
existing home is connected to this line and that they will install a lateral for the proposed lot.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this site.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
City Engineer that the additional runoff resulting from the development will overload an existing
draina�e facility, the Director and Engineer shall withhold approval of the development until
provisions have been made for improvement of the potential condition or until provisions have
been made for storage of additional runoff caused by the development in accordance with the
Design and Construction Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno
Creek Watershed Mana ement Plan. Section V of that plan includes a recommendation that local
governments institute a s�ormwater 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 new parcel.
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 Pfaffle Street is a designated bicycle facility.
Cost of Construction: Section 18.810.110.B states that development permits issued for planned
unit developments, conditional use permits, subdivisions, and other developments which will
principally benefit from such bikeways shall be conditioned to include the cost or construction
of bikeway improvements.
The striping of the bike lane adjacent to this site should be deferred until a larger striping project is
undertaken. The applicant will instead be required to pay the striping fee that will be placed in account
for striping projects.
The amount of the striping would be as follows:
. 114 feet of 8-inch white stripe, at$2.50/If $285.00
. 2 Mono-directional reflective markers @ $4.00/ea. $ 8.00
. 1 Bike lane legends @ $175/ea. $175.00
. 1 Directional mini-arrows @ $100/ea. $100.00
$�6
Minimum Width: Section 18.810.110.0 states that the minimum width for bikeways within the
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 14 OF 18
roadway is five feet per bicycle travel lane. Minimum width for two-way bikeways separated from
the road is eight feet.
The future bike lane will be 6 feet wide.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, tem porary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
. The City reserves the right to approve location of all surface mounted facilities;
. All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surfacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not under round will serve the development and the
approval authority determines that the cost and �echnical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the development. The
determination shall be on a case-by-case basis. The most common, but not the only, such
situation is a short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground utilities facilities. An
applicant for a development which is served by utilities which are not underground and which
are located across a public right-of-way from the applicant's property shall pay a fee in-lieu of
under-grounding.
There are existing overhead utility lines along the frontage of SW Pfaffle Street and SW 79�' Avenue. If
the fee in-lieu is proposed, it is equal to $35.00 per lineal foot of street frontage that contains the
overhead lines. The frontage along this site is 114 lineal feet; therefore the fee would be $3,990.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S istem:
ua a in a ey Oater�istrict provides service in this area. The applicant will need to contact TVWD for
the new water service required to serve Parcel 2.
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.
The CWS standards include a provision that would exclude small projects, such as residential land
partitions, from providing on-site water qualitX.treatment. Rather, CWS standards provide that applicant
should pay a fee-in-lieu of constructing a facility if deemed appropriate. The applicant shall pay the fee
in-lieu for this development.
Site Permit Re uired:
e app ican is required to obtain a Site Permit from the Building Division to cover all on-site private
utility installations (water, sewer, storm, etc.) and driveway construction. This permit shall be obtained
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 15 OF 18
prior to approval of the final plat.
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 $50.00 per address shall be
assessed. This fee shall be paid to the City prior to approval of the final plat.
For this project, the addressing fee will be $50.00 (1 lots and/or tracts X $50/address = $50.00).
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 ( C 22). These monuments
shall be on the same line and shall be of the same precision as required for the subdivision plat
boundary. Along with the coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north. These coordinates can be
established by:
. GPS tie nefinrorked 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�.
Impact Stud 18.390)
�ion . states, "The Director shall make a finding with respect to each of the
following criteria when approving, approving with conditions or denying an application:"
Section 18.390.040 states that the aQQlicant shall provide an impact study to quantify the
effect of development on public facilities and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet Cit� standard, and to
m�nimize the impact of the development on the public at large, public facilities systems, and
affected private property users.
In situations where the Community Development Code requires the dedication of real property
interests, the applicant shall either specifically concur with a requirement for Qublic right-of-way
dedication, or provide evidence that supports that the real property dedication is not roughly
proportional to the projected impacts of the development. Section 18.390.040 states that when a
condition of approval requires the transfer to the public of an interest in real property, the
approval authority shall adopt findings which support the conclusion that the interest in real
property to be transferred is roughly proportional to the impact the proposed development will
have on the public.
The applicant has submitted an impact study. The applicant will not be required to physically improve
any of the fronting streets. Southw�st Pfaffle Street is currently developed with curbs, sidewalks,
pavement and gutters. Southwest 79 Avenue has no sidewalks. Th� applicant has been required to
enter into a restrictive covenant for future improvements along SW 79 Avenue. The applicant will be
connecting to existing sanitary sewer and storm drain taps to account for the additional impervious area
being added to the site and to mitigate for the increased sewer need from the new house. Sewer is
already available and has sufficient capacity to serve the develo ment. Other impacts to public facilities
are offset by the collection of Systems Development Charges �SDC's) collected at the time of building
permit issuance. Therefore, this standard can be satisfied through meeting the conditions of approval in
this decision.
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of
developmenf. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy
Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's
of approximately $2,530 per new dwelling unit.
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 16 OF 18
Based on the estimate that total TIF fees cover 32 percent of the impact on ma1or street improvements
citywide, a fee that would cover 100 percent of this proJ�ects traffic impact is $7,906 ($2,530 times one
new unit divided by .32). The difference befinreen the TIF paid, and the full impact, is considered the
unmitigated impact on the street system. The unmitigated impact of this project on the transportation
system is $5,376. Given that the estimated cost of the dedicafion is $803.82, and the abandonment of
the existing driveway on SW Pfaffle Street $1,500 the value of these improvements is less than the
value of the unmitigated impacts, the exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Urban Forester has reviewed the proposal and has offered the following comments:
. Tree protection fencing is still necessary although construction will not occur within the dripline of the
cedars.
. Provide a more detailed descri ption of each tree.
. It appears that the driveway will impact the 20-inch Oak. How will they protect it?
. Pro�ect arborist has to follow guidelines for tree plan under Section 18.790.030.
City of Tigard Residential Plans Examiner has reviewed the proposal and has no objections to it.
SECTION VII. AGENCY COMMENTS
Clean Water Services comments have been discussed above under Public Facility Concerns.
Tualatin Valley Fire and Rescue has reviewed the proposal and offered the following comments:
�> Fire hydrants for single family dwellings, duplexes and sub-divisions, shall be placed at each
intersection. Intermediate fire hydrants are required if any portion of a structure exceeds 500 feet
from a hydrant at an intersection as measured in an approved manner around the outside of the
structure and along approved fire apparatus access roadways. Placement of additional fire hydrants
shall be as approved by the Chief. (UFC Sec. 903.4.2.2)
2> Fire hydrants shall be located not more than 15 feet from an approved fire apparatus access
roadway. (UFC Sec. 903.4.2.4)
3> Fire hydrant locations shall be identified by the installation of reflective markers. The markers shall
be blue. They shall be located adjacent and to the side of the centerline of the access road way that
the fire hydrant is located on. In case that there is no center line, then assume a centerline, and
place the reflectors accordingly. (UFC Sec. 901.4.3)
a� The minimum available fire flow for single family dwellings and duplexes shall be 1,000 gallons per
minute. If the structure(s) is(are) 3,600 square feet or larger, the required fire flow shall be
determined according to IJFC Appendix Table A-III-A-1. (UFC Appendix III-A, Sec. 5)
5� Approved fire apparatus access roadways and fire fighting water supplies shall be installed and
operational prior to any other construction on the site or subdivision. (UFC Sec. 8704)
Please contact me at (503) 612-7010 with any additional questions.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 17 OF 18
Final Decision:
THIS DECISION IS FINAL ON JUNE 3, 2004 AND BECOMES
EFFECTIVE ON JUNE 18, 2004 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 JUNE 17, 2004.
Questions:
If you have any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
c�.�.J �1 June 3, 2004
PREPA E Y: hew ch ' e er DATE
Associate anner
. �it� June 3, 2004
APPRO ED BY: Richard Bewers DATE
Planning Mana r
i:\curpinMathewlMLP4nIp2004-00003 decision.doc
NOTICE OF DECISION MLP2004-00003 LOOS PARTITION PAGE 18 OF 18
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'T� OF T'GARD � MLP2004-00003
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Information on this map is fa general bcation only and
should be verified with the Developrt�ent Services Divisbn. I
I 13125 SW Hall Blvd
Tigard.OR 97723
-��- - - . . . _. I . _. h /50316314171 - --��
Communi Develo ment Plot date.May 13,2004;C:lmagic\MAGIC03.APR
tY P
• � .
Helen A. Loos Revocable Living Trust
EXHIBIT�
By Helen A. Loos Trustee MLP2004-00003
7935 SW Pfaffle Street LOOS PARTITION
Tigard, OR 97223
. � ,
AFFIDAVIT OF MAILING CITYOFTIGARD
Community 1�ez�zfopment
S(wjrirtgA�detter�'ammunity
I, �Patricia L Lu r� being first duly sworn/affirm, on oath depose and say that I am a Scnioryldminis�trative SpeciaCrst for
the �'ity of 7'rgar�ashington County, Or�gon and that I served the following:
(Check Appropriate Box(s)Beiow}
❑X NOTICE Of DECISION fOR: MLP2004-00003/LOOS PARTITION
❑ AMENDED NOTICE (File No.Mame 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 lune 3,2004.and deposited in the United States Mail on lune 3,2004, postage prepaid.
�3 la?,
(Person that P are ice
S7,yI�E O�F O�E�ON
G'�' t�of�l r�gtore ss
o��r�g �
Subscribed and sworn/affirmed before me on the�� day of �J�'� , 2004.
,�,, OFFICIALSEAL
SUE ROSS
,,_+� NOTARY PUBLIC-OREGON
- COMMISSION N0.375152
MY COMMISSION EXPIRES DEC.1,2007
My Commission Expires: � o� -����
� � EXHIBIT
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2004-00003 �� �
CITY OF TIGARD
LOOS PARTITION c°"�"`unt`'`"e``�p"'�„`
Shapin�,A Bettcr�'ommunity
20 DAY = 00
SECTION I. APPLICATION SUMMARY
FILE NAME: LOOS PARTITION
CASE NO: Minor Land Partition (MLP) MLP2004-00003
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1)
existing parcel of .29 acres into two (2) parcels consisting of 5,466 and 5,046
square feet respectively. An existing single-family dwelling is present on the
subject parcel and is proposed to remain.
APPLICANT: Helen A, Loos Revocable Living Trust OWNER: Same
By Helen A. Loos Trustee
7935 SW Pfaffle Street
Tigard, OR 97223
ZONING
DESIGNATION: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with
or without accessory residential units, at a minimum lot size of 5,000 square feet,
and duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks
and subdivisions are also permitted outright. Some civic and institutional uses
are also permitted conditionally.
LOCATION: 7935 SW Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300.
PROPOSED PARCEL 1: 5,466 Square Feet
PROPOSED PARCEL 2: 5,046 Square Feet.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390 (Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access
Egress and Circulation); 18.715 (Density Computations); 18.745 (Landscaping and
Screening); 18.765 (Off-Street parking and Loading Requirements}; 18.790 (Tree
Removal); 18.795 (Visual Clearance Areas); and 18.810 (Street and Utility
Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has
APPROVED the above request. The findings and conclusions on which the decision is based are noted
in the full decision, available at City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM �THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or
copies can be obtained for twenty-five cents (25�) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
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 JUNE 3, 2004 AND BECOMES
EFFECTIVE ON JUNE 18, 2004 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 JUNE 17, 2004.
Questions:
For further information please contact the Planning Division Staff Planner, Mathew Scheideqqer at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
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CITY oF T��qRD ? MLP2004-00003
S�TE PLAM
(Map is not to scale) LOOS PARTITION
15136CA-05201 �S s�aoo4o, EXHtBIT�
ABARCA GUERRERO RAFAEL& CHRI NS JILL K
NAJERA ROSARIO MARICELA& 293 S ANTES
ABARCA DELAO RAFAEL OSWEG , R 97035
11185 SW 78TH AVE
TIGARD,OR 97223
1 S136CA-02800 36CD-01002
ALIK ELDON J& CHR ENS JILL K
JATIOS ANITA C 293 S RVANTES
11125 SW 79TH AVE E OSW ,OR 97035
TIGARD,OR 97223
15136C6-02300 1S136CA-O5000
ALVAREZ ERICK A 8 DORIS K COHN ALLWIN V FAMILY TRUST
11190 SW 82ND AVE 11115 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CG00100 1 S136CA-01200
BARASCH STEPHEN COLLETT RAYMON C 8 WENDY L
13836 RIVOLI DR 11280 SW 78TH AVE
PALM BEACH GARDEN, FL 33420 TIGARD,OR 97223
1 S 136CA-02900 1 S 7 36C B-02400
BICKLE BETrE A COOLMAN HERBERT R&ENOLA MAE T
11155 SW 79TH AVE 11160 SW 82ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
15136CB-07100 1 S136CD-00600
BRAY MELODEE C 8�BRADLEY G CPD LLC
11181 SW 81ST AVE 1072�SW MOPA AVE
PORTLAND,OR 97223 PORTLAND,OR 97219
1S136CA-01000 1S136CA-03700
BYRD LISA M CRAUGHAN MICHAEL J 8 MARCHETA R
11220 SW 78TH AVE 11260 SW 79TH AVE
TiGARD,OR 97223 TIGARD,OR 97223
1 S136CD-01001 1 S136CA-03100
CHEVRON U S A INC CURNES MELINDA L&
PROPERTY TAX DEPT SHELTON DUANE C
PO BOX 1392 10425 SW 90TH AVE
BAKERSFIELD,CA 93302 TIGARD,OR 97223
�s�3scs-osaoo 1 S136CA-01100
CHONGWAY FRANK U&CHRISTINE S DELANCE JOHN M
11242 SW 81ST 11250 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CD-00500 1 S136CA-03000
CHRISTENSEN JILL K DENNY DOUGLAS D&SALLY A
293 SW CERVANTES 11185 SW 79TH ST
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
• ,
� .
7 S 7 36C B-06700 1 S136C B-09500
FILIBERTO DAVILA 8 LEWIS SUSAN M
PINEDA CLARA L& 11268 SW 81ST AVE
DAVILA ARMANDO TIGARD,OR 97223
11287 SW 81ST AVE
TIGARD,OR 97223
1S136CB-069D0 1S136CA-03301
FISHEL KAREN M&GREGG C LIPNOS TIMOTHY AND ANITA
11235 SW 81ST AVE 11305 SW 79TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CA-05400 7 S136CA-033�0
FISHER JOHN S SR 8 RENEE M LOOS HELEN A REVOCABLE
7825 SW PFAFFLE ST LIVING TRUST
TIGARD,OR 97223 BY LOOS HELEN A TR
7935 SW PFAFFLE
TIGARD,OR 97223
1S136CA-05401 1S136CA-01300
GALLUCCI NAOMI ALVIA TR LOPEZ RICARDO BELTRAN&
11285 SW 78TH AVE LOPEZ DEBELTRAN DOLORES
TIGARD,OR 97223 775 SW PFAFFLE ST
TIGARD,OR 97223
1S136CA-03500 7S136C6-09000
GATES MARIE LORENZ ROBERT M AND
11300 SW 79TH AVE DORINE M
TIGARD,OR 97223 11136 SW 81ST
TIGARD,OR 97223
1 S136CB-02200 1 S136CA-05300
HADDIX BRYAN S LOWRY THOMAS 8 KATHLEEN
11220 SW 82ND AVE 11225 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
7 S136CB-09100 1 S136CB-06600
HAMILTON BETTY I LOWY GAIL E
11162 SW 81ST AVE 11315 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CB-09200 1 S136C8-06600
HARTE DORIS JUNE MACINTYRE JACOB D
11190 SW 81ST 11263 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-03200 1S136CD-00102
KING MARVIN FRANKLIN 8 MILLAR TED L TRUSTEE
KING TRACEE SUE BY WILLIAM C FLOBERG
11255 SW 79TH AVE 834 SW ST CLAIR
TIGARD,OR 97223 PORTLAND,OR 97205
1S136CA-03600 1S136CD-01000
KNIGHT ROBERT W MONAGHAN FARMS INC
11290 SW 79TH 14120 EAST EVANS AVE
TIGARD,OR 97223 AURORA,CO 8Q014
1 S136C6-07200 7 S136C8-D7300
MULDOON MATTHEW J/LESLIE L SCOTT BRUCE DOUGLASS
11155 SW 81ST AVE 11129 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CD-00100 1 S136C6-07000
PACIFIC CROSSROADS PROPERTIES i SEARFUS DEBORAH L
BY WYSE INVESTMENT SERVICES CO 11207 SW 81ST AVE
111 SW 5TH AVE STE 1100 TIGARD,OR 97223
PORTLAND,OR 97204
1 S 136CA-04000 1 S 7 36CA-0090�
PALCIC LILLIAN S SLOAN EUGENE E 8 BARBARA G
11170 SW 79TH AVE 11190 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CB-02800 1 S136CB-09300
PETERSEN MARGARET ESTATE SPIERING COLLEEN A
8035 SW PFAFFLE ST 17815 NE COURTNEY RD
TIGARD,OR 97223 NEWBERG,OR 97132
1S136CA-03800 15136CA-05402
PIDGEON KAREN G&JOHN W STONE RAWN
11250 SW 79TH AVE 11255 SW 78TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 136CA-051 DO 136CD-0050
PORTWOOD DAVID R 8 TIG Y OF
DELGADO SARAH R 8 131 ALL
PORTWOOD JACQUELINE ARD,OR 223
11145 SW 78TH AVE
TIGARD,OR 97223
1 S136CA-04100 1 S136C8-08900
REICHOW ANNA UNTALAN JUANITA E TRUSTEE
11140 SW 79TH AVE 14485 SW 100TH
TIGARD,OR 97223 TIGARD,OR 97224
1 S136C6-02100 1 S136CB-09600
RORMAN JAMES M&SUSAN M WOO SANG KIL AND OK SON
11250 SW 82ND AVE 11300 5W 81ST AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-03900
ROWLES EVERETT R
PATRICIA A
11200 SW 79TH AVE
TIGARD,OR 97223
1S136CB-02000
RUIZ-PRADO CUAUHTEMOC 8
GERONIMO-RUIZ ROSAURA
8175 SW PFAFFLE ST
TIGARD,OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
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
Brad Spring
7555 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
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i:\curpin\setup\IabeIslCIT East.doc) UPDATED: 23-Feb-04
AFFIDAVIT OF MAILING CITYOFTIGARD
Conrrnwiity��eselopu�erat
ShapingA Better�ommunity
I, �Pat�icia L. Gu d, being first duly sworn/affirm, on oath depose and say that I am a SeniorA�ministrative SpeciaGst for
tFte �'ity of 4`�ar�ashington County, Oregon and that I served the following:
{Check Appropdate Box(s)Below}
❑x NOTICE OF PENDING LAND USE APPLICATION FOR: MLP2004-00003/LOOS PARTITION
� AMENDED NOTICE (File No.lName 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 E1lhlblt"B",and by reference made a part
hereof, on Ma]I13,2004, and deposited in the United States Mail on May 13,2004, postage prepaid.
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(Person tha P p d Notice
S7,A�E O�F O�E�ON
C�'�tj'o��sganf l mgton ss
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Subscribed and sworn/affirmed before me on the�� day of �i , 2004.
OFFICIAL SEAL
SUE ROSS
NOTARY PUBLIC-OREGON
s COMMISSION N0.375152
MY COMMISSION EXPIRES DEC.1,2007
My Co mi ion Expires: �a � ��
NOTICE TO MORTGAGEE LIENHOLDER,VENDOR OR SELLER: EXHIBIT.�.
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THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATIOH CITYOfTIGARD
MINOR LAND PARTITION Shap ng���t�r�`°mmun1ty
DATE OF NOTICE: May 13, 2004
Fi�E NunnBER: MINOR LAND PARTITION (MLP) 2004-00003
FILE NAME: LOOS PARTITION
PROPOSAL: The applicant is requesting Minor Land Partition approval to partition one (1) existing parcel
of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet respectively. An
existing single-family dwelling is present on the subject parcel and is proposed to remain.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without
accessory residential units, at a minimum lot size of 5,000 square feet, and duplexes, at a
minimum lot size of 10,000 square feet. Mobile home parks and subdivisions are also
permitted outright. 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: 7935 SW Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300.
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 MAY 27, 2004. All comments should be directed to Mathew Scheidegger, 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 matts .ci.tic�ard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE DATE SPECIFIED
ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDEREO IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS
WILL BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE
IS TENTATIVELY SCHEDULED FOR JUNE 24, 2004. 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
C�NTAIN 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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ABARCA GUERRERO RAFAEL& CHRICD oNS' JILL K EXHIBIT�
NAJERA ROSARIO MARICELA& 293 S VANTES
ABARCA DELAO RAFAEL OSWEG , R 97035
11185 SW 78TH AVE
TIGARD,OR 97223
7 S136CA-02800 36CD-01002
ALIK ELDON J& CHR ENS JILL K
JATIOS ANITA C 293 S RVANTES
11125 SW 79TH AVE E OSW ,OR 97035
TIGARD,OR 97223
t S 136C B-02300 1 S 136CA-05000
ALVAREZ ERICK A 8 DORIS K COHN ALLWIN V FAMILY TRUST
11190 SW 82ND AVE 11115 SW 78TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
t S136CC-00100 1 S136CA-01200
BARASCH STEPHEN COLLETT RAYMON C&WENDY L
13836 RIVOLI DR 11280 SW 78TH AVE
PALM BEACH GARDEN, FL 33420 TIGARD,OR 97223
1 S136CA-02900 1 S136C8-02400
BICKLE BETTE A COOLMAN HERBERT R&ENOLA MAE T
11155 SW 79TH AVE 11160 SW 82ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136C B-07100 1 S136C D-00600
BRAY MELODEE C&BRADLEY G CPD LLC
11181 SW 81ST AVE 10720 SW MOPA AVE
PORTLAND,OR 97223 PORTLAND,OR 97219
1 S136CA-01000 7 S136CA-03700
BYRD LISA M CRAUGHAN MICHAEL J 8 MARCHETA R
11220 SW 78TH AVE 11260 SW 79TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CD-01001 1 S136CA-03100
CHEVRON U S A INC CURNES MELINDA L 8
PROPERTY TAX DEPT SHELTON DUANE C
PO BOX 1392 10425 SW 90TH AVE
BAKERSFIELD,CA 93302 TIGARD,OR 97223
1S136C6-09400 1S136CA-01100
CHONGWAY FRANK U&CHRISTINE S DELANCE JOHN M
11242 SW 81ST 11250 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136C0-00500 1S136CA-03000
CHRISTENSEN JILL K DENNY DOUGIAS D 8 SALLY A
293 SW CERVANTES 11185 SW 79TH ST
LAKE OSWEGO,OR 97035 TIGARD,OR 97223
1S136C8-06700 1S136C6-09500
FIIIBERTO DAVILA 8 LEWIS SUSAN M
PINEDA CLARA L 8 11268 SW 81ST AVE
DAVILA ARMANDO TIGARD,OR 97223
11287 SW 81ST AVE
TIGARD,OR 97223
1S136CB-069D0 1S136CA-03307
FISHEL KAREN M 8 GREGG C LIPNOS TIMOTHY AND ANITA
11235 SW 81ST AVE 11305 SW 79TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-05400 1S136CA-03300
FISHER JOHN S SR 8 RENEE M LOOS HELEN A REVOCABLE
7825 SW PFAFFLE ST LIVING TRUST
TIGARD,OR 97223 BY LOOS HELEN A TR
7935 SW PFAFFLE
TIGARD,OR 97223
1S136CA-05401 1S136CA-01300
GALLUCCI NAOMI ALVIA TR LOPEZ RICARDO BELTRAN&
11285 SW 78TH AVE LOPEZ DEBELTRAN DOLORES
TIGARD,OR 97223 775 SW PFAFFLE ST
TIGARD,OR 97223
1S736CA-03500 1S136C8-09000
GATES MARIE LORENZ ROBERT M AND
11300 SW 79TH AVE DORINE M
TIGARD,OR 97223 11136 SW 81ST
TIGARD,OR 97223
1 S 136C B-02200 1 S 7 36CA-05300
HADDIX BRYAN S LOWRY THOMAS&KATHLEEN
11220 SW 82ND AVE 11225 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CB-09100 1S136CB-06600
HAMILTON BETTY I LOWY GAIL E
11162 SW 81ST AVE 11315 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
15136C8-09200 1S136C8-06800
HARTE DORIS JUNE MACINTYRE JACOB D
11190 SW 81ST 11263 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-D3200 1S136CD-00102
KING MARVIN FRANKLIN& MILLAR TED L TRUSTEE
KING TRACEE SUE BY WILLIAM C FLOBERG
11255 SW 79TH AVE 834 SW ST CLAIR
TIGARD,OR 97223 PORTLAND,OR 97205
1 S 136CA-03600 1 S 136C 0.01000
KNIGHT ROBERT W MONAGHAN FARMS INC
11290 SW 79TH 14120 EAST EVANS AVE
TIGARD,OR 97223 AURORA,CO 80014
1 S136CB-07200 1 S136C&07300
MULDOON MATTHEW J/LESLIE L SCOTT BRUCE DOUGLASS
11155 SW 81ST AVE 11129 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
�si ssc�-oo�oo �s�ssca-o�000
PACIFIC CROSSROADS PROPERTIES I SEARFUS DEBORAH L
BY WYSE INVESTMENT SERVICES CO 11207 SW 81ST AVE
111 SW 5TH AVE STE 1100 TIGARD,OR 97223
PORTLAND,OR 97204
1S136CA-04000 7S136CA-00900
PALCIC LILLIAN S SLOAN EUGENE E 8 BARBARA G
11170 SW 79TH AVE 11190 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136C6-02800 1 S136CB-09300
PETERSEN MARGARET ESTATE SPIERING COLLEEN A
8035 SW PFAFFLE ST 17815 NE COURTNEY RD
TIGARD,OR 97223 NEWBERG,OR 97132
1 S136CA-03800 1 S136CA-05402
PIDGEON KAREN G 8 JOHN W STONE RAWN
11250 SW 79TH AVE 11255 SW 78TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S136CA-05100 136CD-0050
PORTWOOD DAVID R& TIG Y OF
DELGADO SARAH R& 131 ALL
PORTWOOD JACQUELINE ARD,OR 223
11145 5W 78TH AVE
TIGARD,OR 97223
157 36CA-04100 1 S 7 36C8-08900
REICHOW ANNA UNTALAN JUANITA E TRUSTEE
11140 SW 79TH AVE 14485 SW 100TH
TIGARD,OR 97223 TIGARD,OR 97224
1 S136CB-02100 7 S136CB-09600
RORMAN JAMES M&SUSAN M WOO SANG KIL AND OK SON
11250 SW 82ND AVE 11300 SW 81ST AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-03900
ROWLES EVERETT R
PATRICIA A
11200 SW 79TH AVE
TiGARD,OR 97223
1 S136C8-02000
RUIZ-PRADO CUAUHTEMOC&
GERONIMO-RUIZ ROSAURA
8175 SW PFAFFLE ST
TIGARD,OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
Sue Rorman
11250 SW 82�d Avenue
Tigard, OR 97223
Naomi Gallucci
11285 SW 78�h Avenue
Tigard, OR 97223
Michael Trigoboff
7072 SW Barbara Lane
Tigard, OR 97223
Brad Spring
7555 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
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - EAST fIT SUBCOMMITTEE �i:lcurpinlsetup\IabeIslCIT East.doc) UPDATED: 23-Feb-04
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Community Development Plot date:Mar 24,2004;C:lmagiclMAGIC03.APR
1S136CA-05201 1S 6CD-00401
ABARCA GUERRERO RAFAEL 8 CHRI NS JILL K
NAJERA ROSARIO MARICELA 8 293 S VANTES
ABARCA DELAO RAFAEL OSWEG , R 97035
11185 SW 78TH AVE
TIGARD,OR 97223
1 S136CA-02800 36CD-01002
ALIK ELDON J 8 CHR ENS JILL K
JATI05 ANITA C 293 S RVANTES
11125 SW 79TH AVE E OSW ,OR 97035
TIGARD,OR 97223
t S136C8-02300 1 S136CA-05000
ALVAREZ ERICK A&DORIS K COHN ALLWIN V FAMILY TRUST
11190 SW 82ND AVE 11115 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
7 S136CC-00100 1 S136CA•01200
BARASCH STEPHEN COLLETT RAYMON C&WENDY L
13836 RIVOLI DR 11280 SW 78TH AVE
PALM BEACH GARDEN, FL 3342� TIGARD,OR 97223
1 S136CA-02900 15136C8-02400
BICKLE BETTE A COOLMAN HERBERT R&ENOLA MAE T
11155 SW 79TH AVE 11160 SW 82ND AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CB-07100 1 S136CD-00600
BRAY MELODEE C&BRADLEY G CPD LLC
11181 SW 81 ST AVE 10720 SW MOPA AVE
PORTLAND,OR 97223 PORTLAND,OR 97219
7S136CA-01000 7S136CA-03700
BYRD LISA M CRAUGHAN MICHAEL J 8 MARCHETA R
11220 SW 78TH AVE 11260 SW 79TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136C0-01 D01 1 S736CA-03100
CHEVRON U S A INC CURNES MELINDA L&
PROPERTY TAX DEPT SHELTON DUANE C
PO BOX 1392 10425 SW 90TH AVE
BAKERSFIELD,CA 93302 TIGARD,OR 97223
1S136C6-09400 1S136CA-01100
CHONGWAY FRANK U 8 CHRISTINE S DELANCE JOHN M
11242 SW 81ST 11250 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136C D-OOSOD 1 S 7 36CA-03000
CHRISTENSEN JILL K DENNY DOUGLAS D&SALLY A
293 SW CERVANTES 11185 SW 79TH ST
LAKE OSWEGO, OR 97035 TIGARD,OR 97223
. .
1S136CB-06700 1S136CB-09500
FILIBERTO DAVILA 8 LEWIS SUSAN M
PINEDA CLARA L& 11268 SW 81 ST AVE
DAVILA ARMANDO TIGARD,OR 97223
11287 SW 81ST AVE
TIGARD,OR 97223
1 S 136C B-06900 15136CA-03301
FISHEL KAREN M&GREGG C LIPNOS TIMOTHY AND ANITA
11235 SW 81ST AVE 11305 SW 79TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S136CA-05400 1S136CA-03300
FISHER JOHN S SR&RENEE M LOOS HELEN A REVOCABLE
7825 SW PFAFFLE ST LIVING TRUST
TIGARD,OR 97223 BY LOOS HELEN A TR
7935 SW PFAFFLE
TIGARD,OR 97223
1 S136CA-05401 1 S136CA-01300
GALLUCCI NAOMI ALVIA TR LOPEZ RICARDO BELTRAN&
11285 SW 78TH AVE LOPEZ DEBELTRAN DOLORES
TIGARD,OR 97223 775 5W PFAFFLE ST
TIGARD,OR 97223
1 S136CA-03500 1 S136CB-09000
GATES MARIE LORENZ ROBERT M AND
11300 SW 79TH AVE DORINE M
TIGARD,OR 97223 11136 SW 81 ST
TIGARD,OR 97223
1S136C6-02200 1S'136CA-05300
HADDIX BRYAN S LOWRY THOMAS 8 KATHLEEN
11220 SW 82ND AVE 11225 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136C6-09100 1 S 136C B-06600
HAMILTON BETTY I LOWY GAIL E
11162 SW 81ST AVE 11315 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136C B-09200 'I S 136C B-D6800
HARTE DORIS JUNE MACINTYRE JACOB D
11190 5W 81ST 11263 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CA-03200 1 S136CD-00102
KING MARVIN FRANKLIN 8 MILLAR TED L TRUSTEE
KING TRACEE SUE BY WILLIAM C FLOBERG
11255 SW 79TH AVE 834 SW ST CLAIR
TIGARD,OR 97223 PORTLAND,OR 97205
1 S 136CA-03600 1 S 136CD-01 D00
KNIGHT ROBERT W MONAGHAN FARMS INC
11290 SW 79TH 14120 EAST EVANS AVE
TIGARD,OR 97223 AURORA,CO 80014
1 S136CB-07200 1 St 36C8-07300
MULDOON MATTHEW J/LESLIE L SCOTT BRUCE DOUGLASS
11155 SW 81ST AVE 11129 SW 81ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S136CD-00100 1 S136CB-07000
PACIFIC CROSSROADS PROPERTIES I SEARFUS DEBORAH L
BY WYSE INVESTMENT SERVICES CO 11207 SW 81ST AVE
111 SW 5TH AVE STE 1100 TIGARD,OR 97223
PORTLAND,OR 97204
1S136CA-04000 1S136CA-00900
PALCIC LILLIAN S SLOAN EUGENE E&BARBARA G
11170 SW 79TH AVE 11190 SW 78TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136C B-02800 1 S 136C B-09300
PETERSEN MARGARET ESTATE SPIERING COLLEEN A
8035 SW PFAFFLE ST 17815 NE COURTNEY RD
TIGARD,OR 97223 NEWBERG,OR 97132
1S136CA-03800 1S136CA-05402
PIDGEON KAREN G&JOHN W STONE RAWN
11250 SW 79TH AVE 11255 SW 78TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 S136CA-05100 136CD-0050
PORTWOOD DAVID R& TIG Y OF
DELGADO SARAH R 8 131 ALL
PORTWOOD JACQUELINE ARD,OR 223
11145 SW 78TH AVE
TIGARD,OR 97223
1 S 136CA-04100 1 S 136C B-08900
REICHOW ANNA UNTALAN JUANITA E TRUSTEE
11140 SW 79TH AVE 14485 SW 100TH
TIGARD,OR 97223 TIGARD,OR 97224
1S136CB-02100 1S136CB-09600
RORMAN JAMES M 8 SUSAN M WOO SANG KIL AND OK SON
11250 SW 82ND AVE 11300 SW 81ST AVENUE
TIGARD,OR 97223 TIGARD,OR 97223
1 S 136CA-03900
ROWLES EVERETT R
PATRICIA A
11200 SW 79TH AVE
TIGARD,OR 97223
1 S136CB-02000
RUIZ-PRADO CUAUHTEMOC&
GERONIMO-RUIZ ROSAURA
8175 SW PFAFFLE ST
TIGARD,OR 97223
Nathan and Ann Murdock
PO Box 231265
Tigard, OR 97281
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
Brad Spring
7555 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
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CITY OF TIGARD - EAST CIT SUBCOMMITTEE �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 23-Feb-04
03/24/2004 69:16_ 5032034664 RT ACURA SERUICE PAGE 01
CITY 0� TIGARD
COMNUNiTY DEYEL4PMENT DEPARTMENT
PLANNING DIVISION cmr oF nowrto
I 3 l25 SW HALL BOULEYARD Community m�tiefop�e�t
T{GARD, dREG4N 91223 s,��[�uarCo�=c�
PHONE: 503-639-1111 FA1L• 503-�8�-1291 (Attn: PattylPlanning)
� Q � � OO O� � 000� O D ` �
Properly owner information is valid for 3 months �rom the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax�ot oo�oo) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
� S .3eSG �-,�� �� :� �oo
INDICATE WHETHER Y4U ARE R�QUESTING 1, Z OR 3 SETS OF LABELS:
(NOT�: A minimum of 2 sets of labels will be provided (unless only holding a neighborhood meeting at this time) to place on
your 2 sets af envelopes that applicants are required to submit at the time of application submittal. If a neighbofiood
meeting is required and you have not yet held that meeting, you can request 3 sets provided your fand use application will be
submitted and deemed complete by t�e Planning Division wit�in 3 rnonths from this request.)
NAME OF CONTACT PERSON: PHONE, ,��"0 3_�03 -� 7`�h�
�s request may ma�e , ax or an e�ver to e �ty o �gard. ease a ow a
2-day m�nimum for processing requesfs, Upon completion of your request, the contact �person will be
called to pick up their request that will be placed in "Wi11 Calf by their last name, at the Community
Development Reception Desk.
The cost o# processing your request must be paid at the �me of pick up, as exact cost can not be
pre-determined,
PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAI, MAILING LABELS PROVIDED
BY THE CITY VS. RE-YYPED MAILING LABELS WILL BE ACCEPTED.
Cost Descriotion:
S11 ko generate the mailing list,plus�2 per sheet for printing the list onto labels(20 addresses per sheet}.
Then muit� the cost to �nt one set of labels b the number of sets uested.
EXAMPLE COST FOR THIS RE4UEST
4 sheets of labels x s2lsheet= 8�.00,_x 2 sets= $16.00 �sheet(s)of labels x$2/sheet=�x -� sets=
2 sheets of labels x$2/sheet for CIT area x 2 sets=$ 4.00 �sheet(s)of labels x�2lsheet for C T a�ea=�,x��='
GEN�RATE l.1ST = LL �� GENERA TO AL -3
TOTAL =�31.OU �% �
. . � - PRE,APP.HELD BY:
CITY OF TIGARD PLANNING DIVISION
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189
503.639.41711503.684.7297
CITY OF TIGARD
OREGON LAND USE PERMIT APPLICATION
File# �c�DD�{- OOn03 Other Case #
Date �'q'o`� By �•Cu-�rt.� Receipt# �'� � City � Urb ❑ Date Complete�
TYPE OF PERMIT YOU ARE APPLYING FOR
❑ Adjustment/Variance (I or II) � Minor Land Partition (II) ❑ Zone Change (III)
❑ Comprehensive Plan Amendment (IV) ❑ Planned Development (III) ❑ Zone Change Annexation (IV)
❑ Conditional Use (III) ❑ Sensitive Lands Review (I, It or III) ❑ Zone Ordinance Amendment (IV)
❑ Historic Overlay (II or III) ❑ Site Development Review (II)
❑ Home Occupation (II) ❑ Subdivision (II or III)
ress i avai a e
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c is i more an one
e� o s
`When the owner and the applicant are different people, the applicant must be �purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the
s ace provided on the back of this form or submit a written authorization with this application.
ease e speci ic / _ �-
�...L_ / �-� C:C', ��
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NJ ✓'
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.
;
v^�—t��.Li l/�' ���� �"'s�� - �— �i� O 1f
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature , Date
Applicant/Agent/Representative's Signature Date
Applicant/Agent/Representative's Signature Date
f `
CITY OF TIfiARD
�'o��trn�utity�17e�t�elopme�at
S�apr�ig�4 •B��ttc�r(���mrn�niity
lAND USE PROP4SAL DESCRIPTION
120 DAYS = 9/9/2004
FILE NO.: MINOR LAND PARTITION (MLP) 2004-00003
FILE TITLE: LOOS PARTITION
APPLICANTI Helen A. Loos Revocable Living Trust
OWNER: By Helen A. Loos Trustee
7935 SW PfafFle Street
Tigard, OR 97223
REQUEST: The applicant is requesting Minor Land Partition approval to partition one (1) existing
parcel of .29 acres into two (2) parcels consisting of 5,466 and 5,046 square feet
respectively. An existing single-family dwelling is present on the subject parcel and is
proposed to remain.
LOCATION: 7935 SW Pfaffle Street; WCTM 1 S136CA, Tax Lot 3300.
ZONE: R-7: Medium-Density Residential District. The R-7 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or
without accessory residential units, at a minimum lot size of 5,000 square feet, and
duplexes, at a minimum lot size of 10,000 square feet. Mobile home parks and
subdivisions are also permitted outright. Some civic and institutional uses are also
permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.725, 18.745, 18.765, 18.790, 18.795 and 18.810.
CIT AREA: Central
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: MAY 13, 2004 DATE COMMENTS ARE DUE: MAY 27, 2004 _
❑HEARINGS OFFICER [MONJ DATE OF HEARING: TIME: 1:00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:00 PM
❑CITY COUNCIL RUESJ DATE OF HEARING: TIME: ):30 PM
� STAFF DECISION RENTATIVEI DATE OF DECISION: JUNE 24, 2004
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VICINITY MAP � PARTITION PLAT � TREE PLAN
� SITE PLAN � CWS LETTER ❑ IMPACT STUDY
� NARRATIVE ❑ GRADING PLANS � OTHER:
STAFF CONTACT: Mathew Scheideqqer, Associate Planner (503) 639-4171, Ext. 2437
� Chicago Title In rance Company
' PRELIMINARY TITLE REPORT
February 26, 2004
To: Chicago Title Insurance Co. Order No: 280850
100�1 SE Sunnyside Rd. #110 Escrow No: TITLE ONLY
Clackamas, OR 97015 Ref: Loos
Attention: Bill McCorkle/Bldr Dev
Phone No: 503-794-5860
Standard Owners Coverage $ 1, 000.00 Premium
$ 200.00
We are prepared to issue a title insurance policy in ALTA (1992) form and amount shown
above insuring the title to the property described herein. This report is preliminary
to the issuance of a policy of title insurance and shall become null and void unless a
policy is issued, and the full premium therefore paid.
Vestee: HELEN A. LOOS, Trustee of a Revocable Living Trust established under
the laws of the State of Oregon by an agreement dated August 27, 2001
Dated as of: February 11, 2004 at 5:00 A.M.
Subject to the exceptions, exclusions, conditions and stipulations which are part of said
policy, and to exceptions as shown herein.
CHICAGO TITLE INSURANCE COMPANY OF OREGON
By:
Cindy Aleks
Title Officer
10001 S.E. Sunnyside Road
Clackamas, OR 97015
phone 503-653-7300 fax 503-653-7763
Order No: 280850
DESCRIPTION
Lot 14, FRIENDLY ACRES, in the City of Tigard, County of Washington and State of
Oregon, EXCEPT that portion dedicated to the public in Street Dedication,
Recorded September 9, 1989, Recorder's Fee No. 89-042169.
GENERAL EXCEPTIONS (Standard Coverage Policies only)
1. a. Taxes or assessments which are not shown as existing liens by the records of any
taxing authority that levies taxes or assessments on real property or by the
public records.
b. Proceedings by a public agency which may result in taxes or assessments, or
notices of such proceedings, whether or not shown by the records of such agency
or by the public records.
2. a. Easements, liens, encumbrances, interests or claims thereof which are not
shown by the public records.
b. Any facts, rights, interests or claims which are not shown by the public
records but which could be ascertained by an inspection of the land or by
making inquiry of persons in possession thereof.
3. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or
any other facts which a correct survey would disclose, and which are not shown
by the public records.
4. a. Unpatented mining claims;
b. Reaervations or exceptions in patents or in Acts authorizing the issuance
thereof;
c. Water rights, claims or title to water;
whether or not the matters excepted under (a) , (b) , or (c) are shown by the public
records.
5. Any lien or right to a lien, for services, labor or material heretofore or hereafter
furnished, imposed by law and not shown by the public records.
, Order No: 280850
SPECIAL EXCEPTIONS
6. City liens, if any, of the City of Tigard.
7. The premises herein described are within and subject to the statutory powers
including the power of assessment of Clean Water Services.
8. Regulations, including levies, liens, assessments, rights of way, and easements
of Tualatin Valley Water District.
9. An easement created by instrument, including terms and provisions thereof;
Dated: April 9, 1973
Recorded: May 8, 1973
Book: 923
Page: 540
For: Sewer
Affects: The West 15 feet
10. The terms and provisions of the Revocable Living Trust Agreement dated August 27,
2001. This company will require either a copy of the trust instrument creating
the trust and all amendments thereto, together with a written verification by all
trustees that provisions of the trust are in full force and effect without
revocation or termination, or Trust Certification approved by this company as
provided for by ORS 128.234 and ORS 128.236.
NOTE: Taxes for the fiscal year 2003-2004, paid in full;
Amount: $1,831.44
Levy Code: 023-81
ACCOUnt No. : R282811
Map No. : 1S136CA
Tax Lot No. : 03300
NOTE: Property address is identified as:
7935 SW Pfaffle
Tigard, Oregon 97223
NOTE: Any transfer of the herein described property is subject to the payment of
Washington County Transfer Tax at the rate of $1.00 per $1, 000.00 or fraction
thereof of stated consideration.
NoTE: This report is subject to any amendments which might occur when the names
of prospective purchasers are submitted to us for examination.
(Continued)
Order No: 280850
. SPECIAL EXCEPTIONS (Coi. .iued)
END OF REPORT
cc: Ztec
Chris
Sam Martindale
CLA/jje
February 26, 2004
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so SEE MAP
IS I 3�n
� �L E
___ � S
CHI CA G O Tl TL E
This plat is for your aid in locating your land with reference to streets and other parcefs.
While this plat is believed to be correct,the company assumes no liability for any loss occurring by reason of reliance thereon.
Map No. 1S136CA 03300
CHICAGO TITLE INSURANCE COMPANY
10001 S.E.SUNNYSIDE ROA�
CIACKAMAS,OREGON 97015
. - I � f �C.-� 0 3��
r � �
PUBLIC FAClLITY PLAN Project: �oos Partition
COMPLETENESS CHECKLIST Dafe: 4/9/04
GRADING
❑ Existin and roposed contours shown. Show to 0
❑ Are there radin im acts on ad�acent arcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s) shown.
� Existing/proposed curb or edge of pavement shown. Applicant musf request that they be allowed
to provide a future improvement guarantee
for ha/f-street improvements to Pfaffle street
and 79t''Avenue in-lieu of constructing such
im rovements.
❑ Street profiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad�acent parcel(s), etc.
❑ Traffic Im act and/or Access Re ort
❑ Street rades com liant?
❑ Street/ROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
Other: Driveways within influence area of a Provide a joint access located as far north as
Collector ossible.
S ITARY SEWER ISSUES
Existing/proposed lines shown. Show existing public line and proposed
connection for new lot.
❑ Stubs to ad�acent arcels re uired/shown?
W TER ISSUES
Existing/proposed lines w/ sizes noted? Show existing and proposed lines with sizes
noted.
Existin / ro osed fire h drants shown?
❑ ro osed meter location and size shown? Show meter location and size.
Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existin / ro osed lines shown? Show existin and ro osed lines.
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
REVISED: 04/09/04
w
' �'f �. -_-_
5^ (2- p�
The submittal �s ereby deemed ❑ COMPLETE � INCOMPLETE
By: �` � 21 Date: 4/9/04
�
REVISED: 04/09/04
April 19, 2004 C11Y OF TIC�►A�D
Helen Loos
OREGON
7935 SW Pfaffle Street
Tigard, OR 97223
RE: Letter of Incompleteness, Loos Partition, Casefile No. MLP 2004-00003
Dear Mrs. Loos:
The City of Tigard received your application submittal for a Minor Land Partition
on April 9, 2004. The development site is located at 7935 SW Pfaffle Street, and
is described as 1 S136CA, tax lot 03300. This letter is to inform you that your
application was deemed incomplete. The following items are needed in order to
deem your application complete.
1. Narrative. You have submitted a narrative, but it does not specifically
respond to the approval criteria as required. I cannot make findings based
on the information that was provided. I suggest either taking a look at the
code in the City's library or looking it up on the web at
�http:iiwww.ci.tiaar�l.or.us�). In particular, focus your attention on Section
18.420.050 Partition Approval Criteria of the Tigard Development Code.
2. Visual Clearance Areas. Please illustrate vision clearance areas on the
site plan. Refer to Development Code Section 18.795.040 for details.
3. Number of Application Copies. Please submit 15 full sets of all your
application materials. All plans and oversize sheets must be folded to
8.5x11-inch size
4. Enqineerin�g. Please respond to the items on the proposed public facility
plan completeness checklist. If you have questions, call Kim McMillan at
503-718-2642
Should you have any questions with regard to these items, please feel free to
contact me at 503-639-4171, extension 2434.
Sin erely,
.�aa� �
Brad Kilby
Associate Planner
C: MLP2004-00003 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
Project:� " PRK���;n� (�'il_Pa�c.�-(Q0�-'�
LA�iD �SE APPLIC�'ION Date:
C4MPLETENESS REVIEW ❑ COMPLETE ❑ INCOMPLETE
T NDARD INFORMATION: �
�eed/Title/Proaf O(Ownership , , � Impact Study(18.390)
SA Service Provider letter ee-Gos�-�stia�ate- ❑ # Sets 0(Application Materials/Pla�s
[�Pre-Application fonference Nates Envelopes With Postage (Yerify Count) �..�
C �
�OJECT STATISTICS:
������� a Building Impervious Su�face
[�lot Square Footage
PLANS DIMENSIONED:
❑ Building Footprint ❑ Parking Space Oimensions(Indude Accessi6le b Bike Pa�king) ❑ Trudc Loading Space Where Applicable
❑ Building Height [� Access Approach And Aisle ❑ Visual Clearance Triangle Shown
ADDITIONAL PI.ANS:
❑ Yianity�lap ❑ Architectura) Plan ❑ Tree Inventory
❑ Ezisting Condidons Plan ❑ landscape Plan
❑ Site Plan ❑ Lighting Plan
TREE PWN/MITIGATION PLAN:
a ❑
❑ a
A❑DDITIONAL REPORTS: (list any special reports) a
❑ �
❑ �
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330�c�o�u�� ❑ 18.b20�r�a r��o��s�e�� ❑ I B.�6S(01(-Street Puking/lwd�ne kqu�emenb)
❑ I 8340(oweaors lnorrp�eti6on) ❑ I S.63O(Wuhia�ton SQuxe kponil fen2� ❑ I 8.]75(Sensim�e t�kriew)
❑ I 8.350(eu�e o�p��q ❑ 18.1OS pc��g�ssrc�,�u�) ❑ 18.780 ry�)
❑ I 8.360��o����► ❑ (8.1 I 0µ���a�u�a� ❑ I 8.785�r�u�e�„rya�
❑ 18.31a r�u;��� ❑ 18.T 15��ry t��tie�) ❑ 18.190�t�k��►
❑ I S.3SO(Iana`N�p/Tut Amendmen�) ❑ I 8.720��e�,P��q sr�as� ❑ I 8.795�r��a���u�
❑ I8.385��r��� ❑ I 8.725����r��«sa�as� ❑ I 8.191�w�o���wy o�r o��
❑ I 8.390�n��e e��e���s�a� � ❑ 18.130�Exa�o�ro o�,���s�a�as� ❑ I 8.198�vrR�c�.�.���F�wo��
❑ I 8.4 I 0����e�o��a� ❑ I 8.740�xuo�o� ❑ I 8.810�o��c a uo�ry n����s�e�as�
❑ 18.420�a e�o�� ❑ 18.742 M�o���r�a� .
❑ I8.430�) ❑ I8.745���g a s��e su�a��
❑ 18.510��a�i��g o�c;a�� ❑ 18.750�n�,r�w�em�x�k�ti��
❑ I 8.520�C«m�nd�Iooi��o�sou�� ❑ I 8.755�x�a s�ua wuorn��g so��►
❑ 18.530�a�a�o;�t�e o�o�u� ❑ 18.160�x���,�:�g�a�e��
ADDITIONAL ITEMS•
1:lcurpinrmasters�revisedVand use appliq6on completeness review.dot REVISED: 1T-Jan-01
� PUBLIC FAClLITYPLAN Project: Loos Partifion
COMPLETENESS CHECKLIST Date: 4/9/04
GRADING
❑ Existin and ro osed contours shown. Show to 0
❑ Are there radin im acts on ad'acent arcels?
❑ Ad'acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
❑ Existing/proposed curb or edge of pavement shown. Applicant must request that they be allowed
to provide a fufure improvemenf guarantee
for half-sfreet improvements to Pfaff/e street
and 79th Avenue in-lieu of constructing such
im rovements.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad'acent arcel s , etc.
❑ Traffic Im act and/or Access Re ort
❑ Street rades com liant?
❑ StreeUROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
� Other: Driveways within influence area of a Provide a joint access located as far north as
Collector ossib/e.
SANITARY SEWER ISSUES
❑ Existing/proposed lines shown. Show existing public line and proposed
connection for new lot.
❑ Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
❑ Existing/proposed lines w/ sizes noted? Show existing and proposed lines with sizes
noted.
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown? Show meter location and size.
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existin / ro osed lines shown? Show existin and ro osed lines.
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad'acent arcels re uired/shown?
REVISED: 04/09/04
The submittal is ereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 4/9/04
,
REVISED: 04/09/04
CITY OF TIGARD
May 13, 2004 OREGON
Helen Loos
7935 SW Pfaffle Street
Tigard, OR 97223
Dear Mrs. Loos:
RE: Notice of Complete Application Submittal (MLP2004-000031
The City has reviewed your submittal material and finds that your application is
complete as of 05/12/04. Staff will now review your application for Land Partition
Approval and associated applications. A decision will be rendered within 5-6 weeks.
I am available to answer questions and otherwise assist you as may be required at
503-639-4171, extension 2437. Office hours are from 8:00 a.m. to 5:00 p.m. Monday
through Friday. If I am not available, please leave your name and phone number so
that I can call you as soon as possible.
Sincerely,
GGC� f
athew Scheidegger �
Associate Planner
i:\curpl nlmathew�ml p2004-00003.acc.acc
c: MLP2004-00003 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD(503)684-2772
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I n c o r p a r a C e d
prin�ipals
�hris�.van vleet. p.e.
gary j. lewis. p.e.
NARRATIVE RESPONSE TO PRE-APPLICATION
CONFERENCE N4TES
FOR
MIN4R PARTITI�N OF
7935 SW PFAFFLE
TIGARD, OREGON
�onsulting engineers
1B66D s.w. boones ferry road
tualatfn, oregon 97062
[503] eB5.B605 phone
[503] BB5.1 ZO 6 fax
.
PROPOSAL DESCRIPTION
This proposal is to divide a 12,676 sf parcel, located at 7935 SW Pfaffle, into two separate
parcels. The existing parcel is a corner lot located on the corner of SW Pfaffle Street and SW
79th Ave. The city's comprehensive plan map designation for this property is medium-density
residential, zoned R-7.
The existing lot will be split with a new lot line which will run north and south. The existing
residence will be on Parcel 1, which wil] remain a corner lot. Parcel2 will be located west of
Parcel 1 and will have frontage on SW Pfaffle Street. Access for Parcel2 will be taken from SW
79�' Avenue via a 15' access easement located across the north portion of Parcel 1.
NARRATTVE
18.390.040 Type II Decision Making Procedures/Impact Study
The type of use for these lots will remain as residential. The new lot will have a single family
residence, which will have a low impact on the transportation system, including bikeways, and
the parks system. The drainage system from this site will discharge to the street which has a
public storm sewer system. The amount of runoff for the new residence will be very small
compared to the drainage basin and will have virtually no impact. Similarly, the demand on the
water and sewer systems will be minimally impacted. With the low number of trips generally
created by a single family residence, the noise impacts will be minimal. No improvements to
public facilities should be necessary as a result of this development.
18.420 Land Partitions
T'his partition meets the approval criteria of Section 18.420.050. The proposed partition
complies with all statutory and ordinance requirements. Adequate public facilities are also
available to serve the proposed site. There is access to a public street, and public utilities such as
water, sanitary sewer, and storm sewer are all available to serve the site. All proposed
improvements will meet City and applicable agency standards.
The proposed lots conform to the specific requirements outlined in section 18.420.OSO.A.4 as
outlined below:
a. The minimum width allowed for the building envelope area is 50 feet. The minimum
width for Parcel 1 is 77.38 feet. The minimum width of Parcel 2 is 56 feet.
b. The minimum allow�able lot area is 5,000 sf. Parcel 1 will be approximately 5,449 sf.
Parcel 2 will be appro�.imately 5,056 sf.
c. Each lot created with this partition fronts a public right-of-way by at least 15 feet. Parcel
1 has 76.28 feet of frontage along SW 79th Ave. and 63.38 feet of frontage along SW
Pfaffle St. Parcel 2 has 56.0 feet of frontage along SW Pfaffle St.
1
d. Setbacks will be as required for an R-7 zoned property as indicated in the chart below.
The provided setbacks for Parcel 1 are shown. Any building on Parcel2 will meet these
requirements.
Setback Location Requirement Provided for Parcel 1
Front Yard 15 ft. 16 ft.
Side yard (facing street) 10 ft. 20.7 ft.
Side Yard 5 ft. 5.1 ft.
Rear Yard 15 ft. 23.9 ft.
Distance between property 20 ft 20.7 ft.
line and front of ara e
e. A flag lot is not proposed.
f. A screen shall be provided along the north properly line of both lots where the driveway
and access easement are located within ten feet of the abutting lot in accordance with
Sections 18.745.050.
g. The length of the driveway for Parcel 2 is only 77 feet. This should not have any
detrimental effect on fire-fighting activities. Therefore, a new fire hydrant should not be
required.
h. The two lots created by this partition will share a common driveway. A reciprocal
easement will be recorded with the approved partition map to ensure access and
maintenance rights.
18.510 Residential Zoning Districts
As described above, this lot is zoned R-7, which allows a minimum lot size of 5,000 sf. A single
family home is proposed for the new Iot, which is a permitted use.
18.705 Access, Egress, & Circulation
A new 30.0' wide driveway will be constructed in the approximate location of the existing
driveway. This driveway will be used for access to both lots created by this partition. This
access will come from SW 79�' Ave.
18.715 Density Computations
The net development area for this lot is 11,942 sf. This number takes into account the area
dedicated to public right-of-way. The maximum number of residential units for this lot size is
two.
�,
�;
2
18.725 Environmental Performance Standards
The proposed development will comply with the performance standards set forth in this section.
A single family residence should have no problem complying with standards for noise,visible
emissions, vibration, odors, glare and heat, insects and rodents.
18.745 Landscaping & Screening Standards
The new lot will be landscaped with the construction of a new residence. All plantings and
vegetation will meet the requirements of this Section. The owner and/or tenant will be
responsible for maintenance of the landscaping. There are 6 existing cedar trees along the
proposed lot line separating the two lots. Those trees will be protected and saved during
construction. Street trees will be planted as necessary to meet the requirements of this section.
Since all surrounding lots are zoned residential, buffering and screening requirements will be
minimal. Any fences constructed will meet the requirements of this section and will not interfere
with the vision clearance area requirements of Section 18.795.
18.76� Off-Street Parking/Loading Requirements
Off-street parking will be provided for on each lot in a driveway and/or garage. A curb cut for
the new residence will be in accordance with Section 18.810.030N. Off-street parking will be
improved with an asphalt or concrete surface.
18.780 Signs
No signs are proposed for this site.
18.790 Tree Removal
There aze no plans to remove any existing trees on-site. The existing trees along the proposed lot
line described above will be protected and saved per the arborist report.
18.795 Visual Clearance Areas
Visual clearance requirements outlined in this section will be met for the driveway and the
intersection of SW 79�'Ave. and SW Pfaffle St. Any obstructions which currently exist in the
clear vision area for either one of these locations will be removed, relocated, or altered (trim
shrubs) to meet the requirements of this section.
3
J
18.810 Street& Utility Improvement Standards
Right-of-way is being dedicated as part of this development. As described above, the impacts to
any public street or utility system will be very minimal. A new shared driveway approach is
being constructed that will serve both lots. The owner has requested to be allowed to provide a
future improvement guarantee for half-street improvements to Pfaffle Street and 79�' Avenue in-
lieu of constructing such improvements. Water and sanitary sewer service will be provided to
Parcel2. No improvements to public utilities will be required as a result of this development.
4
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Badger Tree Service,Inc.
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Hillsboro,Or 97124
503 648-7445
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S.W. PFAFFLE STREET
. (CQ. RD. N0. 975)
� Mar . lB 2004 11 . 05AM CLr WATER SERVICES 503 8463525 No . 0515 P . 1
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Kile Number
G�eanWater �erwiC MAR 1 2 2004 _�� 6
O��r commitriTenl iM cicar� 5ensiGve rea PreScreening Site Assessment
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JurisdiCtion C�� OF �(�/�j�, _ Date zj-I 2 �0�
Map 8 Tax Lot � p pp Owner �� ��'�/�E
Site AddreSS y�J F � ���
Contaci ._� R � �aG� go,�
Proposed Activity LvT ' r�no�J Address «l�(o0 5� �oo�uc-5 �Y.�.
RES�D�Ttkt. _ w4c.�t,u 0� q7�(�Z-
--- .._ Phone (',�03 ��� �S(v p� -.
FP�'1�C : �6�Sfj- - ►2 O b
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Y N NA Y N NA
� I� � Sensitive Area Composite Map � � � Stormwater Infrastructure maps
I.VaI Map # _l S!w � QS# �2�/
� � � Locally adopted studies or maps � � Other
Specify _ � Specify
Based on a review vf the above Infortnation and the requirem��L� of Clean Wate�
Servic�s Design and Construction Standards Resolution and Order No. 04-9:
❑ Sensitive areas potentially exist on site or within �00' of the 8ite. THE APPLICANT
MUST PERFORM A SITE CERTIFICATION PRIOR TO ISSUANCE OF A SERVICE
�� � �•••� •�••• •- •• • �•°••PROVIDER-L-ETTER-OR-STORMWATER-C�NNECTION-PERMiT:IfSens�tive-Areas �
exist on the site or wlthin 200 foct on adjacent properties, a Naturaf Resources
Assessment Repork may also be required.
[� Sensitive areas do not appear to exist on site or within 200' of the site. This pre-
screening 51te assessment does NOT eliminate the need to evaluate and protoct
water quality sensitive areas if they are subsequently disCOVered on your
property. NO FURTHER StTE ASSESSMENT pR SERVICE PROVIDER LETTER IS
REQUIRED. THIS FQRM WILL SERVE AS AUl'HORIZATIdN TO 1SSUE A
STQ�MIlVAT�R CONNECTION PERMiT.
[] The proposed actfvlry does not meet tha dQfinition of development NO SI7E
ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.
Comments:
Reviewed By: �-�-�j�_�ier'"„�.�_ Date: _ L /$/0 C,l
�
Return�d to Applican!
Post-It�•b�and fax transmittal memo 76'71 a or paq�s► / Mail Faz,� Counter
7b Fron►
;ck e� o u Ic Date By�.���
co. co. ��
Dept. Phone N�.,7_.fJ r//_�s Cr't
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C1TY OF TIGARD ?'125541+'rr�rl�Iv�„ :I�Car:�. �P, 97223;5J3) 639-41'1 F.4?C: {503) 884-7297
GE�tERAL !NFORP+BATlON
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A�piicant� �/,��"'�'�t. ��.�
Address:'Z'�����J 7�F�..F,l�/G P�one:,��l.s`��6"9 I Case No.��,�-� �.u;3 �U_�;!v 3 �
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Address: ��,rn� - --Prone: I ��C-APF. I-IELD�.�/�TH: �
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R�� EQUli2Es� �ilBMlT1'A�E�EME�ITS'
S� 3 � � � �! ;Note: applications wiU na ba accepfad i
I - U j 3�%�� witfiQUtthe:ro�uiredsubmit!alsier�er.tRi ;�
7'ax Nlap 3 ;�x Lot�#(s); Fr:�„��y -;�c � ��___ '! ��
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� ^ any site-s�pcific auest;on�fissues ±ha:;
��ta-AFP�iCAT1CN „ONFEi�ENC� INFORPA�1')ON you �,�euld like ta hava sta� rasearc`-,�
A11 cf ihe informat;en ider�tified on tt^is farm are r�quireQ ;0 3e prior to�he meating,
submitted by the applicant and r�caived by the ?,anning Civisian a � � Sitn Plan. ?"�e sit� ;�lar mus: shotiv 1he
rninimum ef one �) �,veek Df10f #o offcciallv schedulin ;; ?roposed lcts andlor buildirg iayouts�
pre-a�o;ica!ion conferance date/tirne ra ai!ew staff arnple time ;� ��'awn to scale �iso, sn�w the Eecat`cn i
prepare tor ti'te mEeting. � of '3�3 subjec; ��ope�ty in rei8tion to th°i
;� i�earest s!reets; an� ths locai;cns �`.
4 �re-aNpfication confererca can �,uafly Cs sc~�ec�ied within 1� �I driveways �n 'he su5�ect �roperh! ard
weeks of tre Planning Civi.sion's receipt of the rsquesz for e�<.her � ac-css the stree?. ,f
T;iesday or Thu;sdak� rt�+ominas Pre-app!icatlon confE.r�nc�s ar2 ; r �ne P"OpCSed USBB. i
one ('� hour long an� are typically held balween the hours �f ',�r-; ;npo�rachic I�farmation. lncluda i�
9:OU-11:00.AM.
I�� Cantaur Lines i�Possihls I�
PRE-APPLJGATt�N CONFEREMC�S MUST BE SCtiEDl1LED IN �I C if the Pr�-�,�pticaticr. ;,or.�rence is for r���
PE�SON AT TNE COMMUNITY DEVELOPMENT CaUN�'cR �ROM I� MON�POL= prolect, the applicant musi�i
8:00-4:OOiMONDAY-FRfDAY. att2ch a capy of tt��e lertsr and proof ir: I
�; l�e form of ar 2ffidavit �f mailing, that
1F MORE THAN 4 PE+JPLE ARE �XPFCTED Tp qTT�NC THfi �� tr,e collocation protocol was comFle�ed;l
PRE-AAPI.ICATION CONF'cR�NC� IN YCUrt GROUP, P�EA.SE ; �see �ec;iar� 1i,?98.C8C af ths T�ga-�'�;
INFORM TNE CI7Y IN ADV,�lCE SO T�iAT ALY�RNA7E RJOM i '�or�murnty �evelvprnent Ccee;:. ;i
ARRANGEMENTS CAN 8E MADE TC ACCaMMaDAT� 'THE � C =;;;ng Fee$a05.�v ��
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PRE-APPLICATION CONFERENCE NOTES
➢ ENGIHEERING SECTION Q �om"°nng�°�"nt
S&apingA BetterCommunity
PUBLIC FACILITIES Tex Map[Sl: 1S136CA
Tax lo�sl: 03300
Use l�me: Residen�al
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 a�plication. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW Pfaffle to 35 feet from centerline
� SW 79th Avenue to 27 feet from centerline
❑ SW to feet
� SW to ____ �e�;t
Street improvements:
� Half street improvements will be ner.essary along SW Pfaffle, to include:
� 23 feet of pavement from centerline
' �;c���.:rFte .�.���b
� storm sewers and other underground utilities
� 6-foot concrete sidewalk with planter strip
� street trees
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF i16ARD Pro-Ilpplicatl�n CoM�ronce N�[es pago 1�f 6
Enll���rlef���art�nl S�Ctln
. , ❑ Other:
� Half street improvements will be necessary along SW 79`"Avenue, to include:
� 16 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with planter strip
� street trees
� street signs, traffic control devices, streetlights and a finro-year streetlight fee.
❑ Other:
❑ street improver�ents 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, tra�c 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 snwers and other �nderground utilities �
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
�] street improvements wil► be t��cessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
CITY�F T16ARD Pre-Appllcatl'n Cemeronce Notes Page 2 of B
�ti...„.e�.r.ru�•.�a.on.■
, ❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) SW Pfaffle: The applicant must indicate clearly what they are willing to do. Either they must
improve the street or provide this future improvement guarantee.
(2.) SW 79`h Avenue: The applicant must indicate clearly what they are willing to do. Either they
must improve the street or provide fhis future improvEment guarantee.
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW Pfaffle and
SW 79'h Avenue. Prior to final plat approval, the applicant shall either place these utilities
underground, or pay the fee in-lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 79"' Avenue and
alonc] the north proper�y line. The proposed develc�pment must be c:onnected to a public sanitan�
sewer. it is the developer's �ssponsibility to connect the developmen#to the �ublic sewer.
Water Supply:
The Tualatin Valley Wat�r District (Ph�ne:(503) 642-1511) provides public.:��ater servir,e in the area of
�h�s site. �his service proviuF:- �t-�,.,,,: L�•� -.:c�t�c.ted for information regar�j��,c; �•� Qr ._,��n��, j;,� ynur ,
proposed development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
CITY OF TI6AR0 PI'e-ApplfcatlOp C�IderonCe N�t�s �age 3�f 6
E�ll���dq�•r�rtw..t a•etl..
, information regarding the �quacy of circulation systems, th �eed for fire hydrants, or other
questions related to fire prot�..�ion.
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.
Roof runoff wil!likely be directed out to 79`h Avenue through a pipe that outlets af the curb.
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 p�oposed sanitary sewer and storm drainage . syster�s shall be designed such that City
maintenance vehicles will have unobstructed Uccess to critical manholes in the systems. Mairienance ,, :'�:�
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
TRIiFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
CITY OF T16ARD Pre-Applicatl�e Coaieronce N�tes Page 4�f 6
Ea��u�d���.r�rt��n a�etla
, category. The TIF shal� calculated at the time of bui' � permit issuance. In limited
circumstances, payment of�,.,: TIF inay be allowed to be deferrea 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 the TJF.
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval. .
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a pertormance 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.
,.� , .:r . ,
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.
Si:� ImprovPment Permit (SIT). This permit �� gen�rall�� iss�ed for all new commerciai.
ind�s�,�:.. �+�d r~e,�ii-ia^+;I�r projects. This permit wiii� ^:.... ��- �_:�,.::��c, te► I:�nd partitions where 6ot
� grading ar�c� private utility work is reaui�?;:. ��"hi� �erm�r ..,��:.�rs all on-site preparatior:. ,r��i�g
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
CITY OF TICARD Pre-A�Iqlcatl�n C�pferonce Netes Psge 5 of 6
Epl���dr!�a�rt�nt S�etln
Master Permit (MST). �his permit is issued for all single anu �nulti-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 graciing 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: � � ^ �!� L�---- ! � � � - �
ENGINEE ING DEPARTMENT STAFF DATE
Phone: [5031639-4171
Fax: [50316240752
J�ICllf1�4(1� .
R;:viss.:. September 2,2003 �
... =.,Ci'r,l;.. ... 'Js' _.
� � � X, ..'f:.... .. . . .�d •,. .�,qy a.y�„ ' :;]S- � .
�.
CITY OF TI6ARD Pre-Appllc�tl�n C�merence N�tet P,go 6�f 6
Fal1.••dq�.�ut�.�t s.etl..
� CITY OF TIGARD
�
PRE-APPLICATION CONFERENCE NOTES �mm�n�y�„t_z��,�,�n�
(Pre-Application Meeting Notes are Valid for Six (G) Months) s�P°'��<a�ttE�c�nrmunr�
_r_. _ _ .
RESIDENTIAI
_ _ �
����
�,���- —Q K. I�r m _
APPLICANT:_ �-{�LG_�� ��p S AGENT: �A�;�F
Phone: (�c s) (��; -- --1;`�; Phone: ( )
PROPERTY LOCATION:
ADORESS/GENERAL LO(ATION: �I�� ��; ��'�,�.�'�F
TAX MAP(S)/LOT #(S): l�t 3(�CH - 03 300
NECESSARY APPLICATIONS: i�t',Lp _ A�,)� ? ��,�. A��-�< � ���.,�Q��;
PROPOSAL DESCRIPTION: _�c�,.,n�;H L T(� (�� �� �►e. �n 11 '--10� �� ��� ;}-{ � � � ��
—�O .�Q(,`��'�F LYl�C.P IS
�
COMPREHENSIVE PLAN
MAP DESIGNATION: �f c��,���n _ ��;,T� , �-t�'FS�t.�n�Ti�,t
,
ZONING MAP DESIGNATION: R -`��
CITIZEN INVOLVEMENT TEAM (C.I.T.)AREA: ��5�
ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Secbon 18. �� )
MINIMUM LOT SIZE:`�-'-� sq. ft. Average Min. lot width: �n ft. Max. building height: �� ft.
Set6acks: Front +� ft. Side S ft. Rear
��ft. Comer i c� ft. from street.
MAXIMUM SITE COVERAGE: �50 % Minimum landscaped or natural vegetation area: r�� %
GARAGES:_ 2� ft.
❑ NEIGHBORNOOD MEETING [Refer to the Neighborh d Meeting Nandou�
THE APPLICANT SHALL NOTIFY ALL P PERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE( , AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of two (2) eeks between the mailing date and the meeting date is
required. Please review the Land Use otification handout concerning site posting and the meeting
notice. Meetin is to be held rior to submittin our a lication or the a lication will not be
accepted.
* NOTE: In order to also pr iminarily address building code standards, a meeting with a Plans
Examiner is encou ged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes
Residential Applicatiorvp�annirg Division Section Page 1 of 9
[J�NARRATIVE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
[v]�IMPACT 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 large, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
[�ACCESS [Refer to Chapters 18.105 and 18.T651 ,
Minimum number of accesses: ` Minimum access width: (��
Minimum pavement width: 1��
❑ WALKWAY REQUIREMENTS [Refer to C e Chapter 18.1051
Within all ATTACHED HOUSI (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL E CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN ACE AND RECREATION FACILITIES.
[� RESIDENTIAL DENSITY CALCULATION [Refer to Code C6apter 18.1151-SEE El(AAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinq:
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
ExAMPLE Of RESIDENTIAL OENSITY CALCULATIONS:
EXAMPLE: U51NG A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multl-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8.712 sg.ft. (20%)for public ri4ht-of-way 6.534 s4. ft�15%)for public right-of-way
NET: 34,848 square feet NET: 37,026 square feet
- 3,050 (minimum lot area) - 3.050(minimum lot area)
= mts er cre = . mts er cre
�iUe Oerelopmeat C�de requires mat rne net sae uea e�dxt fo�th�ae�whole dwelling uNt NO ROUNDIN6 UP IS PEBMIITEO.
�Minimum Pnla:t Bensiql Is 80%ef ine ma�dmum allawed densi4�.TO OETESMINE TNIS STANDARD,MULTIPLY THE MAKIMUM NUMBEB OF UNRS BY.t.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential ApplicatioNPlan�ing Oivision Section
[� SPECIAL SETBACKS [Refer to Code Section 18.7301
➢ STREETS: feet from the centerline of
➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
-� ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[See applicable zoning district for ihe primary structures'setback requirements.l
? ❑ FLAG LOT BUILDING NEIGHT PROVISIONS [Referto Code Chapter18.1301 DF�,�.�-�� �� �����<< �� ��`tj'� r'
' MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet, whichever is less in most zones; 2%2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
❑ BUFFERIN6 AND SCREENIN6 [Refer to Code Chapter 18.7451 �
In order TO INCREASE PRIVACY AND TO EITH R REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent develo ments, especially befinreen different land uses, the
CITY REQUIRES LANDSCAPED BUFFER A AS along certain site perimeters. Required buffer
areas are described by the Code in terms of idth. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrub and must also achieve a balance between vertical and
horizontal plantings. Site obscuring scr ens or fences may also be required; these are often
advisable even if not required by the de. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkw ys. Additional information on required buffer area materials
and sizes may be found in the Devel ment Code.
The ESTIMATED REQUIRED BU ERS a licable to our ro osal area is:
Buffer Level alo g north boundary. Buffer Level along east boundary.
Buffer Levei ng north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OB URING SCREENING IS REQUIRED ALONG:
(,7� IANUSCAPIN6 [Refer to Code Chapters 18.145,18.165 and 18.1051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
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.
� RECYCLIN6 [Refer to Code Chapter 18.7551
Applicant should CONTACT FRAN ISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Lo ting a trash/recycling enclosure within a clear vision area such
as at the intersection of finro (2) dr eways 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-Applica6on Conference No s Page 3 of 9
ResidenGal ApplicatioNPlanning Division 5ection
[V1 PARKIN6 [Refer to Code Chapters 18.765 a 18.1051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
�� ➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One �1� space per urnt less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Referio Code Section 18.7651
BICYCLE RACKS are required FOR LTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be ocated in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.7151
The Code provides REGULATIONS FOR DS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS ITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will att pt to preliminary identify sensitive lands areas at the pre-
application conference based on a ilable information. HOWEVER, the responsibili� to precisely
identi 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 provi es regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Section 18.715 O.CI
When STEEP SLOPES exist, prio to issuance of a final order, a geotechnical report must be
submitted which addresses the proval standards of the Tigard Community Development Code
Section 18.775.080.C. The re rt shall be based upon field exploration and investigation and shall
include specific recommend ons for achieving the requirements of Section 18.775.080.C.
[� CLEANWATER SERVICES[CWSI BUFFER STANOARDS [Refer to R a 0 96-44/USA Reguladons-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential Applica6onlPlanning Division Section
TABLE 3.1 VE6ETATED CORRIDOR WIDTHS
SOURCE: CWS DESI6N AND CONSTRUCTION STANDARDS MANUAURESOLUTION 8 OROER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: �25�
� 10 to <50 acres 15 feet
� >50 to <100 acres 25 feet
♦ Existing or created wetlands <0.5 acre 25 feet
• Existing or created wetlands >0.5 acre <25% 50 feet
♦ Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
♦ Natural lakes and onds
• Streams with intermittent flow draining: >25%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
♦ Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, andlor average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
ZVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated comdor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construction Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
-'� � CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
[�S16NS [Referto Code Chapter18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
[� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prePared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residen6al ApplicationlPlanning Division Section
THE TREE PLAN SHALL INCLUDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% 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.
[Z( MITIGATION [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.
[✓j 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 TI�ARD Pre-Application Conference Notes Page 6 of 9
Residential AppticatioNPlanning Division Section
❑ FUTURE STREET PLAN AND EIRENSION OF STREEiS [ efer to Code Section 18.810.030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjun tion with an application for a subdivision or partition. The
plan shall show the pattern of exi ting and proposed future streets from the boundaries of the
proposed land division and sh include boundaries of the proposed land division and shall
include other parcels within 20 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed us routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or w in 500 feet of the site.
Where necessary to give acces r permit a satisfactory future division of adjoining land, streets shall
:� be extended to the boundary li es of the tract to be developed.
i
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Secdon 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Section 18.810.0901 �,c��
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED-4,�60 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODE CHAPTERS
_ 18.330(Condi6onal Use) �8.6ZO(Tga�d Triangle Design Siandarcls) J��18.765(OtfSVeet Parking/l.oadirg Requiremen�s)
_ 18.340(Directors�nterpretatan) �8.630(Washington Square Regional Center� 15.775(Sensitive Lands Review)
_ 18.350(P�anned oevebpment) �18.705�a,o�9�a�,��«,� �18.780�s��>
_ 18.360(Site Deve�oprnent Rev'iew) 18.71 O(Accessory Residentia�Uni�s� 18.785(Temporary Use Perm�s>
� 18.370(varianceslAdjustrnents) � �8.7�5(Densiry Computations) ✓8.790(Tree Removaq
_ 18.380(Zoning Map/fext Amendments) �H.7ZO(Design Compatibility Standards) �L 18.795(V'�sua�C�earance Areas)
18.385(Misce��aneous Permits) �L_ �$.7Z�J(Environmental Perfortnance Standards) �$.795(Wireless Communication Faalities)
��8.390(Decision Making Prooeduresllmpact Study) 'I H.73O(Exceptions To Devebpment Sfandards) � 18.81 O(Street 8 uti�ity�mprovement Standards)
_ �S.4�O(Lot Line Adjustrnents) 18.740(H�storic o+rer�ay) -
✓18.420(�and Parti�ons) 18.742(Home occupation Permi�)
_ 18.430�s��aN��� �18.745(�andscapirx��screening standards)
� 18.510(Residentia�zoning�istr�cts) 18.750(Manutac�uredm�obi�Home Reyu�ations)
_ 18.520(CommerCial Zonirg Districts) 1 H.755(Moced Solid WastelRe,ryding Storage)
_ 18.530 pndustrial Zoning Districts) �8.760(Nonconfortning Situations)
CITY OF TIGARD Pre-Applica6on Conference Notes Page 7 of 9
Residen6al Applic�oNPlanning Division Section
ADDITIONAL CONCERNS OR COMMENTS:
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7F J�..-� Qtc�1'�C• i5 (Te>ii�i��(:�<��� c; ��i`,I`��.tC^ AC.C�S,$ �yi'�, !�{' ��.�n,�Y�
i
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�' �O�>r�`� (i C'�(����'�'.�� �C° -��.ii� � �:l'��'C'_��f'-S Q�� ��O ��{^�f��(�.,1/�� �'.I���P�i 4 L.11��.1`�
}�,� <'�,c�t,1-f-�5 c� �Ir.z ('�=�.r,,,��'•�`, ��� e� ac,��er�, C.DC�P r��. t���r �-
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� ���
— JOC �
PROCEDURE ,
a� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMIiTAI PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A�plications
submitted by mail or dro�,ped off at the counter without Planning Division acceptance may be
returned. The Planning counter closes at 4:00 PM.
Maps submitted with an a�plication shall be folded IN ADVANCE to 8.5 by 11 inches. One (11�
8'/z" x 11" map of a proposed project should be submitted for attachment to the staff report or
administrative decision. Aeplication with unfolded maps shall not be accepted.
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential AppGcatiaUPlanning Divisbn Section
The administrative decision or public hearing will typically occur approximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing. A 10-day public appeal period follows all �and use decisions. An appeal on this matter
would be heard by the Tigard NEf.�_. ;��� n�'�F; c e� . A basic flow chart
which illustrates the review process is available from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PIAT NAME RESERVATION [County Surveyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem
development credits to the first building permit issued in the development (UNLE S OTHER ISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e , o
site planning that should ap ply to the development of .your site plan. Failure of the staff to provide
information required by the Code shall not constitute a waiver of the a plicable standards or requirements.
It is recommended that a prospective applicant either obtain and read t�e 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 T� 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: 1�,��+�� -,�, �L t t
(ITY OF TIGARD PLANNING DIVISION - STAfF PERSON NOLDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAX: (503) 684-1297
E-MAIL' (sutes Frst namel a��i.tigard.or.us
TITLE 18(CITY OF TIGARD'S [OMMUNITY DEYELOPMENT (ODE)INTERNET ADDRESS: INWW.CI.tlgard.01'.IIS
H:IpattylmasterslPre-App Notes Residential.doc Updated: 26-Jun-02
(Engineering sec6on:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential Application/Pl�ning Division Section
m�P a��-orxr �
^�_.�
December 28, 2005
CITY OF TIGARD
OREGON
Helen A. Loos
7935 SW Pfaffle
Tigard OR 97223
Dear Mrs. Loos:
This letter is to inform you of land use expiration for the following project
previously approved by the city of Tigard:
Loos Minor Land Partition MLP2004-00003
Expiration Date December 18 2005
Since this land use approval has expired, any future development will be
required to make new application. Should you have any questions
regarding this expiration or requirements for filing a new land use
application please contact the Matt Schiedegger at 639-4171 . Thank
you.
Sincerely,
Sue Ross,
Permits Coordinator
/sr
cc: Sam Marfindale
Matt Schiedegger
13125 SW Hall Blvd., Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
� /L1u��az���-I _o,�.�.�=�
� � EWfS &
' OUTDATED MATERIAL
VAN VLEET (Can be Tossed after end of
���o�°o�e`e d appeal period of final decision)
prin�ipals
�hris�. van vleet, p.e.
gary j. �ewis, p.e.
NARRATIVE RESPONSE T4 PRE-APPLICATION
CONFERENCE NOTES
FOR
MIN4R PARTITIUN �F
7935 SW PFAFFLE
TIGARD, OREGON
��1���
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APR 0 g 100
D
cx�'r°��+E�
�°
�onsulting engineer5
1866� s.w. boones ferry road
tualatln, oregon 97062
[503] B85.B605 phone
[503] BB5.120 6 fax
� PROPOSAL DESCRIPTION
• This proposal is to divide a 12,676 sf parcel, located at 7935 SW Pfaffle, into two separate
parcels. The city's comprehensive plan map designation for this property is medium-density
residential, zoned R-7. The size of the new"flag" lot will be 6,216 sf. The size of the lot with
the existing residence will become 5,726 sf. The remainder of the lot area will be dedicated to
public right-of-way (5' al�ng the frontage with SW Pfaffle St., and 2' along the frontage with
SW 79`h Ave.) Access for the new lot will come from SW 79�'Ave.
NARRATIVE
18.390.040 Type II Decision Making Procedures/Impact Study
The type of use for these lots will remain as residential. The new lot will have a single family
residence, which will have a low impact on the transportation system, including bikeways, and
the parks system. The drainage system from this site will discharge to the street which has a
public storm sewer system. The amount of runoff for the new residence will be very small
compared to the drainage basin and will have virtually no impact. Similarly, the demand on the
water and sewer systems will be minimally impacted. With the low number of trips generally
created by a single family residence, the noise impacts will be minimal. No improvements to
public facilities should be necessary as a result of this development.
18.420 Land Partitions
This partition meets the approval criteria of Section 18.420.050. Any proposed building shall
meet all applicable setback and height requirements.
18.510 Residential Zoning Districts
As described above, this lot is zoned R-7, which allows a minimum lot size of 5,000 sf. A single
family home is proposed for the new lot which is a permitted use.
l 8.705 Access, Egress, & Circulation
The existing driveway will be used for the existing residence. A new access/driveway will be
constructed for the new parcel per Section 18.705.030H and Table 18.705.1. This access will
come from SW 79`�' Ave.
18.715 Density Computations
The net development area for this lot is 11,942 sf. This number takes into account the area
dedicated to public right-of-way. The maximum number of residential units for this lot size is
tWO.
1
y 18.725 Environmental Performance Standazds
� The proposed development will comply with the performance standards set forth in this section.
A single family residence should have no problem complying with standazds for noise,visible
emissions, vibration, odors, glare and heat, insects and rodents.
18.745 Landscaping & Screening Standards
The new lot will be landscaped with the construction of a new residence. All plantings and
vegetation will meet the requirements of this Section. The owner and/or tenant will be
responsible for maintenance of the landscaping. There are 6 existing cedar trees along the
proposed lot line separating the two lots. Those trees will be protected and saved during
construction. Street trees will be planted as necessary to meet the requirements of this section.
Since all surrounding lots are zoned residential, buffering and screening requirements will be �
minimal. Any fences constructed will meet the requirements of this section and will not interfere
with the vision clearance area requirements of Section 18.795
l 8.765 Off=Street Parking/Loading Requirements
Off-street parking will be provided for on each lot in a driveway and/or garage. A curb cut for
the new residence will be in accordance with Section 18.810.030N. Off-street parking will be
improved with an asphalt or concrete surface.
18.780 Signs
No signs are proposed for this site.
18.790 Tree Removal
There are no plans to remove any existing trees on-site. The existing trees along the proposed lot
line described above will be protected and saved per the arborist report.
18.795 Visual Clearance Areas
Visual clearance requirements outlined in this section will be met for the driveway and the
intersection of SW 79�' Ave. and SW Pfaffle St. There are no known obstructions in the clear
vision azea for either one of these.
18.810 Street & Utility Improvement Standards
Right-of-way is being dedicated as part of this development. As described above, the impacts to
any public street or utility system will be very minimal. Other than curb cuts and driveways for
the new access, no public street or utility improvements should be required for this project.
2