MLP2005-00007 ":OTlCE QF TYPE !! QEClSl�N
MINOR LAND PARTITION (MLP) 2005-00007 CITYOFTIGARD
CAREY CUSTOM HOMES PARTITION Community�DeveCopment�
Shaping A BetterCommuni
120 DAYS = 1/12/2006
SECTION I. APPLICATION SUMMARY
FILE NAME: CAREY CUSTOM HOMES PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00007
PROPOSAL: The applicant is requesting approval to create a two-lot partition on a parcel of land
containing approximately 21,111 square feet (.48 acres). This partition will create
Parcel #1 with approximately 8,990 square feet and Parcel #2 with 10,081 square
feet. The existing house is proposed to remain on Parcel #1.
APPLICANT: Planning Resources, Inc. OWNER: Carey Custom Homes
Ken Sandblast c/o Steve Bloomquist Attn: Dan Carey
7160 SW Fir Loop, Suite 201 14723 SW Teal Blvd.
Portland, OR 97223 Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses are
also permitted conditionally.
LOCATION: 9120 SW 70th Avenue; WCTM 1S125DA, Tax Lot 8400.
ZONE: R-4.5: L�w-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
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 MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 1 OF 21
i
CONDITIONS OF APPROVAL
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IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
1. Prior to commencin� site work, the applicant shall submit a cash assurance for the equivalent
value of tree mitigation required. If additional trees are preserved through the subdivision on
improvements and construction of houses, and are properly protected through these stages by
the same measures afForded to other protected trees on s�te, the amount of the cash assurance
may be corres ondingly reduced. Any trees planted on the site or off site in accordance with
18.790.060 (D�will be credited against the cash assurance, for two years following final plat
approval. Af�er such time, the applicant shall pay the remaining value of the cash assurance as a
fee in-lieu of planting.
2. Prior to commencing any site work, the applicant shall submit construction drawings that include
the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a
construction sequence including installation and removal of tree protection devices, clearing,
gradin�, and paving. Only those trees identified on the approved Tree Removal plan are
authonzed for removal by this decision.
3. Prior to commencing any site work, the applicant shall establish fencing as directed by the project
arborist to protect the trees to be retained. The applicant shall allow access by the City Forester
for the purpose of monitoring and inspection of the tree protection to verify that the tree protection
measures are perForming adequately. Failure to follow the plan, or maintain tree protection
fencing in the designated locations shall be grounds for immediate suspension of work on the site
until remediation measures and/or civil citations can be processed.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s a prepare a cover etter an su mit it a on wit any sup orting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
4. The applicant shall ensure that the Project Arborist has submitted written reports to the City
Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing
installation, through home construction, as he monitors the construction activities and progress.
These reports should �nclude any changes that occurred to the TPZ as well as the condition and
location of the tree protection fencing. If the amount of TPZ was reduced then the Project
Arborist shall justify why the fencing was moved, and shall certify that the construction activities to
the trees did not adversely impact the overall, long-term health and stabilitv of the tree(s). If the
reports are not submitted or received by the City Forester at the scheduled intervals, and if it
appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City
can stop work on the project until an inspection 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 construction, and determine if any part of the Tree Protection Plan
has been violated
5. A reciprocal easement ensuring access and maintenance rights shall be recorded and the
existing access drive to parcel #1 will be extinguished.
6. Provide and implement a plan that shows street trees planted along SW 70th Avenue in
accordance with the standards for size and spacing under Section 18.745.040.0 of the Tigard
Development Code.
7. Record a deed restriction that precludes the removal of trees 10, 11, 15, 16 and 17 unless
deemed by an arborist to be dead, dying or diseased.
NOTICE OF DECISION MLP2005-Q0007/CAREY CUSTOM HOMES PARTITION PAGE 2 OF 21
8. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three
feet high will be pI�ced in the visual clearance triangles at the intersection of the proposed
driveway and SW 70" Avenue.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
9. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this project to cover the curb cut, driveway, storm and sewer connections and any other work
in the public nght-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 bX the Building Division and should only include sheets relevant to pu6lic improvements.
Public Facility Improvement (PFI) permit plans shall conform to City of Tigard Public Improvement
Design Standards, which are avaifable at City Hall and the City's web page (www.tiqard-or.qov).
10. 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 tlie public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Rlso 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.
11. Prior to final plat approval, the applicant's professional engineer shall provide a sight distance
certification for the proposed shared driveway.
12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineenng).
13. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
14. The applicant shall execute a Restrict�ve Covenant whereby they agree to complete or pa�ticipate
in the future improvements of SW 70 Avenue adjacent to the sub�ect property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are par� of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
shared driveway will be jointly owned and maintained by the private property owners who abut
and take access from it.
16. The applicant shall either place the existing overhead utility lines along SW 70t" Avenue
underground as a part of this project, or they shall pay the fee in-lieu of undergrounding The fee
shall be calculated by the frontage of the site that is parallel to the utility lines and will be $35.00
per lineal foot. If the fee option is chosen, the amount will be $4,200.00 and it shall be paid prior
to final plat approval.
17. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water
connection prior to issuance of the C�ty's Public Facility Improvement permit.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 3 OF 21
18. The applicant's final plat shall contain State Plane Coordinates on finro monuments with a tie to
the City's global positionina system IGPS} aeodetic 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.
19. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared by a land surveyor
licensed to practice in Oregon, and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact
Planning/En�ineering Permit Technicians, at (503) 639-4171, ext. 2421).
C. The final pla and data or narrative shall be drawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS �92.05), Washington County, and by the City of Tigard.
D. The rigfit-of-way dedication for 70t Avenue shall be made on the final plat and shall
provide for 27 feet from centerline.
E. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
F. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
20. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the
location of the trees that were preserved on the lot, location of tree protection fencing, and a
signature of approval from the project arborist regarding the placement and construction
techniques to be employed in building the house. All proposed protection fencing shall be
installed and inspected prior to commencing construction, and shall remain in place through the
duration of home build�ng. After approval from the City Forester, the tree protection measures
may be removed.
21. Submit a plan showing the 20-foot access drive with a minimum width of 10 feet of pavement.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
22. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomyla�" copy of the recorded final pfat.
23. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE
DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 4 OF 21
ScCTIGi�1 iiL a�►CKGRGuiJa iiJFGRiv�ATi�P�f
Pro ert Histo :
e property is designated Low Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No prior land use approvals were found affecting this parcel.
Site Information and Pro osal Descri tions
e app icant is requesting approva to create a two-lot partition on a parcel of land containing
approximately 21,111 square feet. This partition will create Parcel #1 with approximately 8,990 square
feet and Parcel #2 with 10,081 square feet.
SECTION IV. � PUBLIC COMMENTS
The City mailed notice to property owners within 500 feet of the subject site providing them an
opportunity to comment. 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.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility
Improvement Standards). Based on the analysis provided herein, Staff finds that adequate public
facilities are available to serve the proposal. Therefore, this criterion is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the permit process and during construction, at which time the appropriate review authority will ensure
that City and applicable agency standards are met. Based on the analysis in this decision, Staff finds
that this criterion is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable
zoning district.
The minimum lot width required for the R-4.5 zonin district is 50 feet. Parcel #1 is 100 feet in width;
Parcel #2 is 100 feet in width with a 20-foot pole ou�to SW 70�' Avenue. 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-4.5 zoning district is 7,500 square feet for detached
single-family units. The proposed partition creates two (2) lots that are 8,990 and 10,081 sq uare feet.
Proposed parcel #2 is considered a flag lot. The pole portion of parcel #2 is not included within the lot
area. Therefore, this criterion has been satisfied.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 5 OF 21
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a leaa�l[y r���rded minimum 15-foot wide ac�ess easement.
Proposed parcel #� has 100 feet of frontage onto SW 70th Avenue. Proposed parcel #2 has 20 feet of
frontage on SW 70 Avenue. Therefore, this criterion is satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; rear, 15 feet. The
existing house on Parcel #1 is proposed to remain, which meets required setbacks. Setbacks for the
future home will be reviewed during the building permit phase.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
Proposed parcel #2 is considered a flag lot. The applicant has not indicated an alternative front yard.
During the building permit phase parcel #2 will be reviewed for compliance with the based zone's
setback requirements.
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 proposed accessway to parcel #2 is within 10 feet of the northern property line, which abuts a lot of
record. The applicant has shown a three foot buffer along the entire length of the access drive.
Therefore, this standard has been satisfied.
The fire district may require the installation of a �re hydrant where the length of an accessway
would have a detrimental effect on fire-fighting capabilities.
A copy of the application was sent to Tualatin Valley Fire & Rescue (NF&R). Comments from TVF&R
did not include a need for an additional fire hydrant.
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 indicated that both parcels will take access from the 20-foot pole associated with
parcef #2. Therefore, a reciprocal easement ensuring access and maintenance rights shall be recorded
and the existing access drive to parcel #1 will be extinguished.
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 require consideration of the dedication of sufficient open land area for
greenway ad�oining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are approximately 4,100 feet to the southwest of the nearest 100-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.
The applicant has not requested an adjustment. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-OOOQ7/CAREY CUSTOM HOMES PARTITION PAGE 6 OF 21
FINDING: Based on the analysis above, the land partition criteria have not been satisfied. If the
applicant complies with the condition below, the section will be met.
CONDITION: A reciprocal easement ensuring access and maintenance rights for the proposed access
shall be recorded.
Residential Zoninq Districts (18.510):
eve opmen s an ar s in resiaen�al zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5
Minimum Lot Size
-Detached unit 7,500 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft.
-Duplex lots ' 90ft.
-Attached unit lots
Maximum Lot Covera e -
Minimum Setbacks
-Front yard 20 ft.
-Side facing street on corner 8 through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district —
-Distance between property line and front of garage 20 ft.
-Side Yard Setbacks for Fla Lots DC 18.420.050 A 4 e 10 ft.
Maximum Hei ht 30 ft.
Minimum Landscape Requirement
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard. Parcel #1 contains a single-family dwelling that meets the required R-4.5 setbacks. Future
development will be reviewed through the building permit process to ensure compliance with the
R-4.5 development standards. Setback standards, required by Table 18.510.2 will apply to all future
development of the proposed lots.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and
e�ress on a site and for general circulation within the site. Table 18.705.1 states that the
minimum vehicular access and e�ress for single-family dwelling units on individual lots shall be
one, 10-foot paved drivewax within a 15-foot-wide accessway. The minimum access width for 3-
6 dwelling units is 20 feet with 20 feet of pavement.
The applicant has indicated that both parcels will share a 20-foot access. However, the applicant has
not indicated the pavement width. Therefore, the applicant is required to submit a plan showing the 20-
foot access drive with a minimum width of 10 feet of pavement.
Access plan requirements.
No building or other permit shall be issued until scaled plans are presented and approved as
provided by this chapter that show how access, egress and circulation requirements are to be
fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with
detailed information about this submission requirement.
Scaled site plans have been conditioned to indicate how the requirements of access, egress, and
circulation are met. Therefore, this criterion has been satisfied.
NOTICE OF�ECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 7 OF 21
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: Satisfactor� legal
evidence shall be presented in the form of deeds, easements, leases or contracts to establish the
joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file
with the City.
Joint access has been proposed. A condition of approval requiring a reciprocal easement has been
imposed above, under 1�.420 (Land Partitions). Therefore, this standard has been satisfied.
Public street access.
All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall
connect directly with a public or private street approved by the City for public use and shall be
' maintained at the required standards on a continuous basis.
Both lots will have direct access to SW 70�' Avenue, a public street. Therefore, this criterion has been
satisfied.
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in
this decision.
Re uired walkwa location. On-site pedestrian walkways shall comply with the following
stan ar s:
Walkways shall extend from the ground floor entrances or from the �round floor landing of
stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets
which provide the required access and egress. Walkways shall provide convenient connections
between buildings in multi-building commercial, institutional, and industrial complexes. Unless
impractical, walkways shall be constructed between new and existing developments and
neighboring developments;
Within all attached housing (except two-family dwellings) and multi-family developments, each
residential dwelling shall be connected by walkway to the vehicular parking area, and common
open space and recreation facilities;
Wherever re4uired walkways cross vehicle access driveways or parking lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physicafly
separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation
(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic
aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement
markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet
in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle
racks, and sign posts, and shall be in compliance with ADA standards;
Required walkways shall be paved with hard surfaced materials such as concrete, asphalt,
stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety
purposes: Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
This proposal is for a detached single-family development, this standard does not apply.
Inadequate or hazardous access.
Applications for building permits shall be referred to the Commission for review when, in the
opinion of the Director, the access proposed would cause or increase existing hazardous traffic
conditions; or would provide inadequate access for emergency vehicles; or would in any other
way cause hazardous conditions to exist which would constitute a clear and present danger to
the public health, safety and general welfare.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 8 OF 21
The lots within this partition will be providing direct access to a public street. Tualatin Valley Fire and
Rescue and Tiaard Police have been notified and have not indicated a hazard. The Director has not
determined tha�Planning Commission review is necessary for building permits. With regard to streets
and street intersections, these issues are addressed under TDC Cfiapter 18.810 (Street and Utility
Improvement Standards). Therefore, this standard is satisfied.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site.
The proposed parcels will take access from SW 70th Avenue, which is not a collector or an arterial.
Therefore, this standard does not apply.
In no case shall the design of the service drive or drives require or facilitate the backward
movement or other maneuvering of a vehicle within a street, other than an alley. Single-family
and duplex dwellings are exempt from this requirement.
This criterion does not apply to the proposed single-family dwellings.
Access ManaC�em�ent Section 18.705.030.H)
�ion �$705.030.H.1 s ates t at an access report shall be submitted wifh 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 proposed to construct a shared driveway for the two parcels. The applicant's
engineer shall provide final sight distance certification for this shared access prior to final plat approval.
Section 18.705.030.H.2 states that drivewa�s 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 intersecting street to the throat of the proposed drivewa�r. The setback may be
�reater depending upon the influence area, as determined from City Engineer review of a traffic
impact report submitted by the applicant's traffic engineer. In a case where a project has less
than 150 feet of street frontage, the applicant must explore any option for shared access with the
adjacent�arcel. If shared access is not possible or practical, the driveway shall be placed as far
from the intersection as possible.
The proposed shared driveway is more than 150 feet from the intersection of 70th Avenue, a local street,
and Taylor's Ferry Road, a collector, thereby meeting this criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
The applicant has proposed a shared driveway on a local street, therefore this criterion does not apply.
Minimum access requirements for residential use.
Vehicular access and e�ress for sin�le-family, duplex or attached single-family dwelling units on
individual lots and mu ti-family residential uses shall not be less than as provided in Table
18.705.1 and Table 18.705.2;
The applicant has indicated that both of the proposed �arcels will share a 20-foot access easement.
The applicant has not indicated the pavement width, which has been conditioned above, under 18.420
(Land Partitions). Therefore, this standard is satisfied.
Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor fanding of a stairway, ramp, or elevator leading to the dwelling
units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 9 OF 21
Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform fire Code; �
Tualatin Valley Fire and Rescue did not indicate in their comments that the proposed access drive would
not meet their requirements.
Section 18.705.030.H.4 states that 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
circular, paved surface having a minimum turn radius measured from center point to outside
edge of 35 feet or 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. The maximum cross slope
of a required turnaround is 5%.
The proposed access drive is shown to be 90 feet in length. Therefore, this standard does not apply.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not
been met. If the applicant meets the following condition, this section will be met.
CONDITION: Submit a plan showing the 20-foot access drive with a minimum width of 10 feet of
pavement.
�Dens�it �Computations (18.715):
A. Definitio�o net eve opment area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal description of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated b multiplying the
maximum number of units determined in Subsection B above by 80°/a (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 subJ'ect property
is 21,111 square feet. There are no sensitive land areas within the sub�ect proposal. To determine
the net developable area, the square footage to accommodate the existing house on Parcel #1 (8,990
square feet) and the sq uare footage of the pole portion of parcel #2 (1,800 square feet) and street
dedication (240 square feet) is subtracted from the calculation. This results in a net developable area
of 10,081 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum
number of additional residential units is one �lus the existing house. The proposed partition creates
one additiona ot, w ich is in conformance with the minimum density requirements.
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.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 10 OF 21
This pt�posed project has 120 feet of frontage on SW 70th Avenue. Street trees are required along the
SW 70 frontage and shall be planted in accordance with the standards for size and spacing in this title,
under Section 18.745.040.C. .
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met. If the applicant complies with the condition below, the standard will be met:
CONDITION: Provide and implement a plan that shows street trees planted along SW 70th Avenue in
accordance with the standards for size and spacing under Section 18.745.040.0 of the
Tigard Development Code.
Tree Removal (18.790):
A ree p an �or i�e�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.
According to the arborist report, there are a total of 13 trees located on-site that are greater than 12
inches in diameter. Of the 13 trees, seven are considered hazardous, leaving six frees viable for
mitigation. The applicant has indicated that only one tree (tree #9) is slated for removal. Therefore, the
appiicant is retaining 84 percent of the viable trees on-site. Based on the mitigation requirements,
retention of 75 percent of trees greater than 12 inches or greater requires no mitigation. Therefore, this
section is satisfied.
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 that precludes the
removal of trees 10, 11, 15, 16 and 17 unless deemed by an arborist to be dead, dying or diseased.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order
to meet the standard, the applicant shall satisfy the following condition
CONDITION: Record a deed restriction that precludes the removal of trees 10, 11, 15, 16 and 17 unless
deemed by ar� arborist to be dead, dying or diseased.
Visual Clearance Areas 18.795):
TFis� apter requires t at a c ear vision area shall be maintained on the corners of all property
adjacent to intersecting right-of-ways or the intersection of a public street and a private
driveway. A clear vision area shall contain no vehicle, hedge, planting, fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in height. The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visual clearance area is the triangular area formed by measuring from the
corner, 30-feet along the right-of-way and along the driveway and connecting these two points
with a straight line.
The applicant will be required to place a note on the final plat that no structures, fences, retaining walls
or vegetation over three feet hi�h will be placed in the visual clearance triangles at the intersection of the
proposed driveway and SW 70 Avenue.
FINDING: Based on the analysis above, the Vision Clearance Standards are not met.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 11 OF 21
CONDITION: Place a note on the final plat that no structures, fences, retaining walis or vegetation over
three feet will be placed in the visual clearance triangles at the intersection of the proposed
driveway and SW 70t" Avenue.
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810�
L a� er . provaes 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 local street to have a
54 right-of-way width and 32-foot paved section. Other improvements required may include on-
street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,
and street trees.
This site lies adjacent to SW 70�' 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 the additional ROW to provide 27
feet from centerline.
SW 70�' Avenue is paved but not fully improved to City standards. TMC 18.810.030(A)(1) states that
streets within a development and streets ad�acent shall be improved in accordance witF� City standards.
However, 18.810.030(A)(5) states that the City may accept a future improvement guarantee in lieu of
street improvements if the improvement associated with the project does not, 6y itself, provide a
significant improvement to the street safety or capacity. Although this development will incrementally
increase the amount of traffic on the roadway, the increase will not substantially degrade the level of
service on the street. A street improvement ad�acent to this site, therefore, will not significantly improve
the safety or capacity of the street. In addition, 18.810.030(A)(5)(e) states that a guarantee in lieu of
street improvements is acceptable if the proposal is a land partition on property zoned residential and
the partition does not create any new streets. This partition will not create a new street. Based on these
code provisions, Staff therefore recommends that the applicant be required to enter into an agreement
with the City whereby the owner agrees to participate in any future widening project for the street carried
out by the City, a third party, or through a local improvement district. This agreement must be executed
prior to final plat approval.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be
desi�ned with due rega�d 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.
Existing development does not allow an opportunity for a street with this project. Therefore, no blocks
are formed with this development.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 12 OF 21
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.
As mentioned above, no blocks are associated with this project due to existing development.
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from bein� more than 2.5 times
the average lot width, unless the parcel is less than 1.5 times the minimum lot size of the
applicable zoning district.
The larger of the two lots, lot #2 is 84 feet wide by 100 feet deep. Therefore, the depths of the proposed
parcels are less than 2.5 times the average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Proposed parcel #1 has 100 feet of frontage on SW 70th Avenue. Parcel #2 is considered a flag lot and
has 20 feet of frontage which is allowed for a flag lot. Therefore, this standard is satisfied.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
By providing a future street improvement guarantee, the applicant will meet this criterion.
Sanitary Sewers
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an existing 8-inch sanitary sewer line in 70th Avenue. The applicant has proposed a new
connection to serve ihe additional parcel. The existing home is already connected to the public sewer
line.
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.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 13 OF 21
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the
Citv Enqineer that the additional runoff resultinq from the development will overload an existina
draina�e facility, the Director and Engineer shall withhold approval of the development untii
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 de'velopments
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.
Small projects, such as residential partitions, are not required to provide onsite detention. They will be
required to pay the SDCs for water quantity prior to issuance of the building permit.
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 70�' Avenue is not designated as a bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
. The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
. The City reserves the right to approve location of all surFace mounted facilities;
. All underground utilities, 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 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 70t" 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 120 lineal feet; therefore the fee woufd be $4,200.00.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 14 OF 21
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
ua a in a ey a er istrict provides service in this area. The applicant has submitted documentation
from TVWD stating that service level is adequate to serve the proposed project. The applicant shall
submit plans to TVWD for review and issuance of permits for a new residential service.
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. It would be impracticaf to require an on-site water quality facility to accommodate treatment of
the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-
lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this
application.
Address Assi nments:
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 final plat approval.
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 surveying methods.
Impact Studv (18.390)
ec 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 facil�ties and services. For each public facility system and
type of impact, the study shall propose improvements necessary to meet City standard, 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 a requirement for Qublic right-of-way
dedication, or provide evidence that supporEs 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 that addresses the impact the pro�osed partition will have
on public facilities. The impact study can be found in the land-use file at the City s Permit Center.
NOTICE OF DECISION MLP20Q5-00007ICAREY CUSTOM HOMES PARTITION PAGE 15 OF 21
The Washington County Traffic Impact Fee (TIF) is a mitigation measure that is required at the time of
development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy
Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's
of approximately $2,690 per new dwelling unit.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this projects traffic impact is $16,812 ($5,380 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 proJ�ect on the transportation system is $11,432. The
cost of the dedication is expected to be $720 (R-O-W Dedication). The exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Police Department has reviewed the proposal and has no objection to it.
City of Tigard Forester has reviewed the proposal and offered the following comments and conditions:
LANDSCAPING AND SCREENING
18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows:
All landscaping shall be installed according to accepted planting procedures.
The plant material shall be of high grade, and shall meet the size and grading standards of the
American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and
Landscaping shall be installed in accordance with the provisions of this title.
The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These
guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting
guidelines as ell as the standards set forth in the American Institute of Architects' Architectural Graphic
Standards, 10� edition. In the Architectural Graphic Standards there are guidelines for selecting and
planting trees based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
In order to develop tree species diversity onsite it is recommended that the following guidelines be
followed:
No more than 30% of any one family be planted onsite.
No more than 20% of any one genus be planted onsite.
No more than 10% of any one species be planted onsite.
18.745.030.E Protection of Existin Landsca in . Existing vegetation on a site shall be
pro ec e as muc as possi e:
The developer shall provide methods for the protection of existing vegetation to remain during
the construction process; and
The plants to be saved shall be noted on the landscape plans (e.g., areas not to be disturbed can
be fenced, as in snow fencing which can be placed around the individual trees).
See comments under"Tree Removal".
18.745.030.G Conditions of A roval of Existin Ve etation. The review procedures and
s an ar s or require an scaping an screening s a e specified in the conditions of
approval during development review and in no instance shall be less than that required for
conventional development.
See recommended conditions of approval at the end of this memorandum.
NOTICE OF DECISION MLP2005-000071CAREY CUSTOM HOMES PARTITION PAGE 16 OF 21
18.745.040 Street Trees
ro ec ion o existinq veqetation, All development qrojects fronting on a public street,
Private treet or a private riveway more than 100 feet in length approved after the adoption of
this title shall be required to plant street trees in accordance with the standards in Section
18.745.040.C.
The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These
guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting
guidelines as ell as the standards set forth in the American Institute of Architects' Architectural Graphic
Standards, 10� edition. In the Architectural Graphic Standards there are guidelines for selecting and
planting trees based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
In order to develop tree species diversity onsite it is recommended that the following guidelines be
followed:
No more than 30% of any one family be planted onsite.
No more than 20% of any one genus be planted onsite.
No more than 10% of any one species be planted onsite.
2. TREE REMOVAL
18.790.030, Tree Plan Requirement
A. Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared
y a certi ie ar orist shall be provided for any lot, �arcel 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. Protect�on is preferred over removal
wherever possible.
B. Plan re uirements. The tree plan shall include the following:
. en i ica ion of the location, size and species of afl existing trees including trees
designated as significant by the city;
2. Idenfification of a program to save existing trees or mitigate tree removal over 12
inches in caliper. Mitigation must follow the replacement guidelines of Section
18.790.060D, in accordance with the following standards and shall be exclusive of
trees required by other development code provisions for landscaping, streets and
parking lots:
a. Retention of less than 25°/a of existing trees over 12 inches in caliper requires
a mitigation program in accordance with Section 18.790.060D of no net loss
of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper
requires that two-thirds of the trees to be removed be mitigated in
accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper
requires that 50 percent of the trees to be removed be mitigated in
accordance with Section 18.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper
requires no mitigation.
3. Identification of all trees which are proposed to be removed;
4. A protection program defining standards and methods that will be used by the
applicant to protect trees during and after construction.
As required, the applicant submitted a tree plan that was conducted by a certified arborist, Ray Myer.
The report contains the four required components, and, is therefore, acceptable. I suggest planting
native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly
sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. The species of
street tree used in this development is not listed. The species must be approved before the trees can be
planted.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 17 OF 21
Below are my suggestions for the applicant to follow for tree protection guidelines:
Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings
conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the
City Forester. All tree protection devices, along with their details and specifications, shall be shown on
the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the
trees being preserved. Any tree that will not be removed onsite that is within the limits of disturbance of
this proJ ect must be protected. Any tree that is located on property adjacent to the construction project
that wifl have more than 15% of its root system disturbed by construction activities shall also be
protected.
Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with
notations as to when tree protection devices will be either installed or removed throughout construction
of the project.
A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading,
dumping, storage, burial of debris, or any other construction-related activities shall not be located inside
of any tree protection zone or outside of the limits of disturbance where other trees are being protected.
All tree protection devices shall 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 the top of grade. Each post shall be driven into the
ground to a depth of no less than finro and a half feet below grade. Each post shall be spaced no
further apart than four feet.
• Between each post, securely attached to the chain-link fencing, shall be a sign indicating that the
area behind the fencing is protected and no construction activity, including material storage, may
occur behind the fencing.
. Inspected and approved in the field by the project arborist and City Forester prior to clearing,
grading, or the beginning of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines
listed below:
For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height
(DBH), or 4 '/2 feet above the ground, allow 12 inches of space,from the trunk of the tree. For example,
a tree that is 15" at DBH musf 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 stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter
method or the drip line method, whichever is greater.
Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development:
A Technical Guide fo Preservafion of Trees During Land DevelopmenY'by Nelda Matheny and James R.
Clark.
The project arborist may propose an alternate method for the establishment of the TPZ, provided the
effort is coordinated with the City Forester.
If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the
project arborist and Ci Forester must be notified before any entry occurs. Before entering the TPZ, the
proJ ect arborist and Ci�y Forester shall determine the method by which entry can occur, along with any
additional tree protection measures.
Prior to issuance of building permits, the ProJ'ect Arborist shall submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,
stable and viable in their modified growing environment.
NOTICE OF DECISION MLP2005-00007lCAREY CUSTOM HOMES PARTITION PAGE 18 OF 21
RECOMMENDED CONDITIONS OF APPROVAL:
. riar o cammencrog si e wor , e app ican s all submit a cash assurance for the equivalent value of
mitigation required. If additional trees are preserved through the subdivision on improvements and
construction of houses, and are properly protected through these stages by the same measures afforded
to other protected trees on site, the amount of the cash assurance may be correspondingly reduced.
Any trees planted on the site or o ff site in accordance with 18.790.060 (D) will be credited against the
cash assurance, for two years following final plat approval. After such time, the applicant shall pay the
remaining value of the cash assurance as a fee in lieu of planting.
2. Prior to issuance of building permits, the applicanUowner shall record a deed restriction to the effect
that any existing tree greater than 12" diameter 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 decision should either die or be removed as a hazardous tree.
3. Prior to commencing any site work, the applicant shall submit construction drawings that include the
approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction
sequence including installation and removal of tree protection devices, clearing, grading, and pavin�.
Onfy those trees identified on the approved Tree Removal plan are authorized for removal by this
deasion.
4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project
arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the
purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are
Performing adequateTy. Failure to follow the plan, or maintain tree protection fencing in the designated
ocations shall be grounds for immediate suspension of work on fhe site until remediation measures
and/or civil citations can be processed.
5. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written
reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ)
fencing installation, through site work, 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 focation of the
tree protection fencing If the amount of TPZ was reduced then the Project Arborist shall justify why the
fencing was moved, and shall certify that the construction activities to the trees did not adversely impact
the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by
the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not
being followed by the contractor, the City can stop work on the project until an inspection 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 construction, and determine if any part of the
Tree Protection Plan has been violated.
6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the
location of the trees that were preserved on the (ot, location of tree protection fencing, and a signature of
approval from the project arborist regarding the.placement and construction techniques to be employed
in building the house. All proposed protection fencing shall be installed and inspected prior to
commencing construction, and shall remain in place through the duration of home building. After
approval from the City Forester, the tree protection measures may be removed.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus
access roa s s a ave an uno s ruc e wi o no ess an ee ee or up to two dwelling
units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6
inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be
installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 19 OF 21
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shail be of an all-weather
sG..acs ...a_ �s easi y is ingu�s a e rom the surrounding area and is capable of supportina not less
than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You
may need to provide documentation from a registered engineer that the design will be capable of
supporting such loading.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
sing e ami y we ings an up exes serve y a municipa water supply 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 IFC Appendix B.
FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS � ACCESSORY STRUCTURES:
ere a po ion o a s ruc ure is more an ee rom a y ran on a ire appara us access roa ,
as measured in an approv�d route around the exterior of the structure(s), on-site fire hydrants and
mains shall be provided.
FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire
y ran s avai a e o a ui ing s a no e ess an that listed in Appendix C, Table C 105.1.
Considerations for lacin fire h drants ma be as follows:
. xis ing y ran s in e area may e use o meet the required number of hydrants as
approved. Hydrants that are up to 600 feet away from the nearest point of a subject building
that is protected with fire sprinkfers may contribute to the required number of hydrants.
. Hydrants that are separated from the subject building by railroad tracks shall not contribute to
the required number of hydrants unless approved by the fire code official.
. Hydrants that are separated from the subject building by divided highways or freeways shall
not contribute to the required number of hydrants. Neavily traveled collector streets only as
approved by the fire code official.
. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required
number of hydrants only if approved by the fire code official.
FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
t an ee rom an approve ire appara us access roa way.
REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
re ective mar ers. e mar ers s a e 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
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
appara us access roa ways an ire ig ing wa er supp ies s a e ins a e an operational prior to
any combustible construction or storage of combustible materials on the site.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
—� Owner of record within the required distance
� Affected government agencies
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 20 OF 21
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 18, 2005 AND BECOMES
EFFECTIVE ON DECEMBER 7, 2005 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Community Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to tFie 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 DECEMBER 6, 2005.
Questions:
yT�oTe any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
November 18 2005
w c ger
A ociate Pla er
November 18 2005
. ic ar ewers o
Planning Manager
i:\curpin\mathewl mlp�mlp2005-00006(Pacfic Rim)\mIp2005-00OO6.decision.doc
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 21 OF 21
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NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP� 2005-00007 CITYOFTIGARD
Community�DeveCopment
CAREY CUSTOM HOMES PARTITION ShapingA�etterCommunity
120 DAYS = 1/12/2006
SECTION I. APPLICATION SUMMARY
FILE NAIV�E: CAREY CUSTOM HOMES PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00007
PROPOSI�L: The applicant is requesting approval to create a two-lot partition on a parcel of land
containing approximately 21,111 square feet (.48 acres). This partition will create
Parcel #1 with approximately 8,990 square feet and Parcel #2 with 10,081 square
feet. The existing house is proposed to remain on Parcel #1.
APPLICANT: Planning Resources, Inc. OWNER: Carey Custom Homes
Ken Sandblast c/o Steve Bloomquist Attn: Dan Carey
7160 SW Fir Loop, Suite 201 14723 SW Teal Blvd.
Portland, OR 97223 Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
LOCATIOIN: 9120 SW 70th Avenue; WCTM 1 S125DA, Tax Lot 8400.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705,
18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
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:
ol�tice mailed to:
X The applicant and owners
� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 18, 2005 AND BECOMES
EFFECTIVE ON DECEMBER 7, 2005 UNLESS AN APPEAL IS FILED.
A eal:
e irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversel�r 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, �regon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6, 2005.
Questions:
o�r��r information please contact the Planning Division Staff Planner, Mathew Scheide er at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon .
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NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER;
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION CI7YOfTIGARD
MINOR LAND PARTITION S(u�p�ngA BetterCo�n�
DATE OF NOTICE: September 28, 2005
FILE NUMBER: MINOR LAND PARTITION (MLP) 2005-00007
Fi�E NannE: CAREY CUSTOM HOMES PARTITION
PROPOSAL: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with
approximately 8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing
residence on the site.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 9120 SW 70�'Avenue; WCTM 1 S125DA, Tax Lot 8400.
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 OCTOBER 12. 2005. All comments should be directed to Mathew Scheideq,.qer, 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 email to MattsCa�ci.tiqard.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 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 OCTOBER 26, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR�S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City StafF and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies of these items may be obtained at a cost of $.25 per page or the current rate charged for this
service. Questions regarding this application should be directed to the Planning Staff indicated on the first page of
this Notice under the section titled "Your Right to Provide Written Comments."
�na�wrr�
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REQUEST FOR COMMENTS CITYOFTIGARD
Commuaity�[7eveCoprnent
Shaping/`t�etterCommunity
DATE: September 28,2005 RECEIVED PLANNING
T0: Rob Murchison,Pu61ic Works Proiect Engineer 0 CT 2 1 2005
;
FROM: CitY of Tigard Planning DNision . � �ITY OF TIGARD
STAFF CONTACT: Mathew Scheide9ger,Associate Planner[x243A /
Phone: [5031639-4171/Fax: [5031684-7291
➢ CAREY CUSTOM HOMES PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00007
REQUEST: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with approximately
8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing residence on the site.
LOCATION: 9120 SW 70`h Avenue; WCTM 1S125DA, Tax Lot 8400. COMPREHENSIVE PLAN
DESIGNATION: Low-Density Residential District. ZONE: R-4.5: Low-Density Residential District.
The R-4.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the 5ite 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 YOl1R
COMMENTS BACK BY: OCTOBER 12, 2005. 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 Bfvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
_ Please contact of our office.
_ Please refer to the enclosed letter.
, Written comments provided below:
� s l �V�— � � y P '� � S �• G. �c{ L' :l C i - ��` � i�� � �� � ( r`�c, ���• c �, c ��,
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Name� Number of Person Commenting:
REQUEST FOR COMMENTS CITYOFTIGARD
Commurrity�]�cveCopmerit
ShapingA�aetterCommunity
DATE: September 28,2005 RECEIVED p�,qN����
T0: lim Wolf,Tigard Police Department Crime Preuention Officer �`�P 2 9 2005
FROM: City of Tigard Plannin9 Diuision �l� � '� T�GqRD
STAFF CONTACT: Mathew Scheitlegger,Associate Planner[x24311
Phone: [503)639-4171/Fax: [5031684-1297
➢ CAREY CUSTOM HOMES PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00007
REQUEST: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with approximately
8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing residence on the site.
LOCATION: 9120 SW 70th Avenue; WCTM 1S125DA, Tax Lot 8400. COMPREHENSIVE PLAN
DESIGNATION: Low-Density Residential District. ZONE: R-4.5: Low-Density Residential District.
The R-4.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supp�ied 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: OCTOBER 12, 2005. 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 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: /` ;M ,-1��� X Z��
V `N
REQUEST FOR COMMENTS CITYOFTIGARD
Community�[�e�ce��prnent
S(apingA BetterCommunity
DATE: September 28,2005
T0: MarK Vandomelen,Residential Plans Examiner
FROM: City of Tigard Planning Division
STAFF CONTACT: Mathew Scheidegger,Associate Planner[x24371
Phone: [5031639-4171/Fax: [5031684-7297
➢ CAREY CUSTOM HOMES PARTITION Q
MINOR LAND PARTITION (MLP) 2005-00007
REQUEST: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with approximately
8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing residence on the site.
LOCATION: 9120 SW 70th Avenue; WCTM 1S125DA, Tax Lot 8400. COMPREHENSIVE PLAN
DESIGNATION: Low-Density Residential District. ZONE: R-4.5: Low-Density Residential District.
The R-4.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: OCTOBER 12, 2005. 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 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: .. _ /
/'v�v
. •
REQUEST FOR COMMENTS CITYOFTIGARD
Comnrunrty�DeaeCoprnent
S(tapingA BetterCommunity
DATE: September 28,2005
T0: PER ATTACHED
FROM: Cit]I of Tigard Planning Di�ision
STAFF CONTACT: Mathew Scheidegger,Associate Planner(x24371
Phone: [5031639-4171/Fax: [5031684-7297
➢ CAREY CUSTOM HOMES PARTITION Q
MINOR LAND PARTITION (MLP) Z005-00007
REQUEST: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with approximately
8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing residence on the site.
LOCATION: 9120 SW 70th Avenue; WCTM 1S125DA, Tax Lot 8400. COMPREHENSIVE PLAN
DESIGNATION: Low-Density Residential District. ZONE: R-4.5: Low-Density Residential District.
The R-4.5 zoning district is designed to accommodate detached single-family homes with or without
accessory residential units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Information for your review. From information supplied by various
departments and agencies and from other information available to our staff, a report and recommendation will be prepared and a
decision will be rendered on the proposal in the near future. If you wish to comment on this application, WE NEED YOUR
COMMENTS BACK BY: OCTOBER 12, 2005. You may use the space provided below or attach a separate letter to return your
comments. If you are unable to respond bv the above date, please phone the staff contact noted above with your comments
and confirm your comments in writing as soon as possible. If you have any questions, contact the Tigard Planning Division, 13125
SW Hall Blvd., Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter.
_ Written comments provided below:
Name 8 Number of Person Commenting:
CITY OF TIGARD REQUEST FOR COMMENTS
. , NOTIFICAI LIST FOR LAND USE & COMMUNITY D, .OPMENT APPLICATIONS
:---, - - � -.
_ ___ . ;
FILE NOS.: �'e' � � �� -�' �/ FILE NAME: ��_ • � ,� l�<<._ . _. `.�..�,��Z.
CITIZEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TOINTERESTED PARTIES OF AREA: ❑Central ❑East ❑South ❑West
CITY OFFICES
� �ONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPTJPIanning-Engineering Techs. �_'POLICE DEPT./Jim Wolf,Crime Prevention Officer /7
�BUILDING DIVISION/Gary Lampella,Building Official ',_z�NGINEERING DEPT./Kim McMillan,Dvtpmnt.Review Engineer�,-PUBLIC WORKS/Matt Stine,Urban Forester ��
CITY ADMINISTRATIOWCathy Wheatley,City Recorder +/�PUBLIC WORKS/Rob Murchison,Project Engineer
✓PLANNER—POST PROJECT SITE IF A PUBLIC HEARING ITENF10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING!
SPECIAL DISTRICTS
_ TUAL.HILLS PARK 8 REC.DIST.+��'7UALATIN VALLEY FIRE&RESCUE+► ✓'7UALATIN VALLEY WATER DISTRICT+► CLEANWATER SERVICES�► �
Planning Manager Fire Marshall Administrative Offce Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
Beaverton,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hilisboro,OR 97124
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� _ CITY OF TUALATIN � OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager 3406 Cherry Avenue NE Melinda Wood�w�uN Fo�aeq���a�
_ Steven Sparks,Dev.Svcs.Manager 18880 SW Martinazzi Avenue Salem,OR 97303 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 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 Portiand,OR 97232-2736 Portland,OR 97232
PO BOx 23483 BOb Knight,Data Resource Center(ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 P8UI6tt8 Allefl,Grow[hManagemen[COOrtlinator OR.DEPT.OF LAND CONSERV.&DVLP K2thryn H2��iS IMaosscws�etteron�yl
_ Mel Huie,GreenspacesCOOrtlinator(CPA/ZOA) LBff�l F(e1lCI1(COmp.PlanAmendmen�sOnly) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,Regional Planner(Wetlantls) 635 Capitol Street NE,Suite 150 PO BOx 2946
City Manager _ C.D.Manager,GrovAhManagementServices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY�POwerii�es i�nreaJ _OR.DEPT OF AVIATION�Monopo�e Towers� Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,P�annin9 155 N. First Avenue
_CITY OF LAKE OSWEGO � Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124
PO Box 369 Portland,OR 97208-3621 SI2V8 COIlW2y(GeneralApps.)
Lake Oswego,OR 97034 Gregg Leion�cPn>
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�cPn�
CITY OF PORTLAND (Notify for Wetlands antl Potential Environmental Impacls) Grant Robinson,Development Review Coortlinator poria Mateja czcn>nns,a
Planning Bureau Director Regional Administrator Carl Torland, Right-of-Way Section cva�uo�5> Sr.Cartographer�cPUZCA,MS,<
1900 SW 4�"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims�SIIIVCyOf(ZCA�M515
Portland,OR 97201 Portland,OR 97201-4987 PoRland,OR 97209-4037
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin cwcccn�°e,r��r.w�oPOkrowN:� Sam Hunaidi,Assistant DisMCt Manager (Notify if ODOT R/R-Hwy.Crossing is Only Access to WnA) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,Sc Crossing Safety Specialist (NOtify if Property Has HO Overlay)
Beaverton,OR 97007-0375 Portland,OR 97221 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,BUR�INGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(Burlington Northern/Santa Fe R/R Predecessor)
Robert I.Melbo, President&General Manager
110 W. 10th Avenue
Albany,OR 97321
SOUTHERN PACIFIC TRANS.CO.RIR METRO AREA COMMUNICATIONS COMCAST CABLE CORP. �-`�TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer D@bf8 P81f71@f(AnnexationsOnly) Randy Bice �SeeMa,�o.A�ea�o�<n QfProjedisWrthin'/.Mile ofaTransitROUte) �
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
' � ��eaverton,OR 97006-4886 Portland,OR 97232
� PORTLAND GENERAL ELECTRIC i/ NW NATURAL GAS COMPANY VERIZON QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. David Bryant,Engineering Florence Mott,Eng.ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue OR 030533/PO Box 1100 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
L TIGARDITUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE COMMUNIC.
Marsha Butler,Administrative Offices Jan Youngquist,Demographics Alex Silantiev,�e�,b,A,ea�o��a�„ Diana Carpenter,A„�EO�Ha���NO��,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg. 12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
�k INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOYERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTIf FOR ANY/ALL
CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:�pany�masters�Request For Comments Notification�ist.doc (UPDATED: 16-Aug-05)
(Also update�.i:\curpin\setup\labels\annexation_utilities and franchises.doc when updating this document)
Matt Scheidegger-Carey Custom Homes Partition.doc Page 1
� �
`� TUALATIN VALLEY FIRE & RESCUE • SOUTH DIVISION
COMMUNITY SERVICES • OPERATIONS • FIRE PREVENTION
Tualatin Valley
Fire & Rescue
October 12, 2005
Mathew Scheidegger,Associate Planner
City of Tigard
13125 SW Hall Blvd
Tigard, OR 97223
Re: Carey Custom Homes Partition
Dear Mathew,
Thank you for the opportunity to review the proposed site plan surrounding the above named development
project. Tualatin Valley Fire&Rescue endorses this proposal predicated on the following criteria and
conditions of approval:
1) FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus access
roads shall have an unobstructed width of not less than 20 feet(12 feet for up to two dwelling units
and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6 inches.
Where fire apparatus roadways are less than 26 feet wide, "NO PARKING"signs shall be installed on
both sides of the roadway and in turnarounds as needed. Where fire apparatus roadways are more
than 28 feet wide but less than 32 feet wide, "NO PARKING"signs shall be installed on one side of the
roadway and in turnarounds as needed. Where fire apparatus roadways are 32 feet wide or more,
parking is not restricted.
2) SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather surface
that is easily distinguishable from the surrounding area and is capable of supporting not less than
12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight).You may
need to provide documentation from a registered engineer that the design will be capable of
supporting such loading.
3) SINGLE FAMILY DWELLINGS-REQUIRED FIRE FLOW: The minimum available fire flow for
single family dwellings and duplexes served by a municipal water supply 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 IFC Appendix B.
4) FIRE HYDRANTS—ONE-AND TWO-FAMILY DWELLINGS&ACCESSORY STRUCTURES:
Where a portion of a structure is more than 600 feet from a hydrant on a fire apparatus access road,
as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and
mains shall be provided.
5) FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire hydrants
available to a building shall not be less than that listed in Appendix C,Table C 105.1.
Considerations for placinq fire hvdrants mav be as follows:
. Existing hydrants in the area may be used to meet the required number of hydrants as
approved. Hydrants that are up to 600 feet away from the nearest point of a subject building
that is protected with fire sprinklers may contribute to the required number of hydrants.
• Hydrants that are separated from the subject building by railroad tracks shall not contribute to
the required number of hydrants unless approved by the fire code official.
• Hydrants that are separated from the subject building by divided highways or freeways shall
not contribute to the required number of hydrants. Heavily traveled collector streets only as
approved by the fire code official.
7401 SW Washo Court,Suite 101 •Tualatin,Oregon 97062•Tel.(503)612-7000•Fax(503)612-7003•www.tvfr.com
Matt Scheidegger- Carey Custom Homes Partition.doc Page 2
��-— � - - — _ — - -- - ---
• Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required
number of hydrants only if approved by the fire code official.
6) FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
than 15 feet from an approved fire apparatus access roadway.
7) REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
reflective markers. The markers shall be blue. They shall be located adjacent and to the side of the
centerline of the access road way that the fire hydrant is located on. In case that there is no center
line,then assume a centerline, and place the reflectors accordingly
8) ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
apparatus access roadways and fire fighting water supplies shall be installed and operational prior to
any combustible construction or storage of combustible materials on the site.
Please contact me at(503)612-7010 with any additional questions.
Sincerely,
Eric T. McMullen
Eric T. McMullen
Deputy Fire Marshal
Page 2 of 2
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 11/14/05
TO: Matt Scheidegger, Associate Planner
FROM: Kim McMillan, Development Review Engineer�(��
RE: MLP2005-00007 Carey 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 proposed to construct a shared driveway for the two parcels.
The applicant's engineer shall provide final sight distance certification for this
shared access prior to final plat approval.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
. any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
The proposed shared driveway is more than 150 feet from the intersection of 7ptn
Avenue, a local street, and Taylor's Ferry Road, a collector, thereby meeting this
criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 1
The applicant has proposed a shared driveway on a local street, therefore this
criterion does not apply.
Street And Utilitv 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
local street to have a 54 right-of-way width and 32-foot paved section. Other
improvements required may include on-street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street
trees.
This site lies adjacent to SW 70th 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 the additional ROW to provide 27 feet from
centerline.
SW 70th Avenue is paved but not fully improved to City standards. TMC
18.810.030(A)(1) states that streets within a development and streets adjacent
shall be improved in accordance with City standards. However, 18.810.030(A)(5)
states that the City may accept a future improvement guarantee in lieu of street
improvements if the improvement associated with the project does not, by itself,
provide a significant improvement to the street safety or capacity. Although this
development will incrementally increase the amount of traffic on the roadway, the
increase will not substantially degrade the level of service on the street. A street
improvement adjacent to this site, therefore, will not significantly improve the
safety or capacity of the street. In addition, 18.810.030(A)(5)(e) states that a
guarantee in lieu of street improvements is acceptable if the proposal is a land
partition on property zoned residential and the partition does not create any new
streets. This partition will not create a new street. Based on these code
provisions, Staff therefore recommends that the applicant be required to enter
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 2
into an agreement with the City whereby the owner agrees to participate in any
future widening project for the street carried out by the City, a third party, or
through a local improvement district. This agreement must be executed prior to
final plat approval.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots -Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 3
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
By providing a future street improvement guarantee, the applicant will meet this
criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
There is an existing 8-inch sanitary sewer line in 70ih Avenue. The applicant has
proposed a new connection to serve the additional parcel. The existing home is
already connected to the public sewer line.
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 MLP2005-00007 Carey Custom Homes 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.
Small projects, such as residential partitions, are not required to provide onsite
detention. They will be required to pay the SDCs for water quantity prior to
issuance of the building permit.
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 70th Avenue is not designated as a bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surface
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 5
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW 70th 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 120 lineal feet;
therefore the fee would be $ 4200.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water System:
Tualatin Valley Water District provides service in this area. The applicant has
submitted documentation from TVWD stating that service level is adequate to
serve the proposed project. The applicant shall submit plans to TVWD for review
and issuance of permits for a new residential service.
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
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 6
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site water
quality facility to accommodate treatment of the storm water from Parcel 2.
Rather, the CWS standards provide that applicants should pay a fee in-lieu of
constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
in the amount of $ 50.00 per address shall be assessed. This fee shall be paid to
the City prior to final plat approval.
Survev Requirements
The applicanYs 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.
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to commencing onsite improvements, a Public Facility Improvement
(PFI) permit is required for this project to cover the curb cut, driveway, storm
and sewer connections 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
.
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 7
relevant to public improvements. Public Facility Improvement (PFI} permit
plans shall conform to City of Tigard Public Improvement Design Standards,
which are available at City Hall and the City's web page (www.tigard-or.gov).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. Prior to final plat approval, the applicant's professional engineer shall
provide a sight distance certification for the proposed shared driveway.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Shirley Treat, Engineering).
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW 70th 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.
. The applicant shall cause a statement to be placed on the final plat to
indicate that the proposed shared driveway will be jointly owned and
maintained by the private property owners who abut and take access from it.
. The applicant shall either place the existing overhead utility lines along SW
70th Avenue underground as a part of this project, or they shall pay the fee
in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 8
.
fee option is chosen, the amount will be $ 4200.00 and it shall be paid prior
to final plat approval.
. 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 nefin►orked 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 70th Avenue shall be made on the final
plat and shall provide for 27 feet from centerline.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
ENGINEERING COMMENTS MLP2005-00007 Carey Custom Homes PAGE 9
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 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 MLP2005-00007 Carey Custom Homes PAGE 10
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I � InformaGon on this map is for general location ony and
� shauld be venfied with the Develoqnent Services Division.
13125 SW Hall Blvd
Tigard,OR 97223
---
(503)639-4171
. . - - - - �":_-
- -
�. ... http:IMww.ci.tipard.a.us
Community Development Plot date:Sep 6,2005;C:lmagiclMAGIC03.APR
1S125AD-03000 1S125AC-01602
ADMIRE SEAN M 8 JENNIFER N CLINTON STEVEN L&NAOMI B
6905 SW TAYLORS FERRY RD 7055 SW TAYLORS FERRY RD
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-01600 1S125DA-09000
BECKHAM MICHAEL D CROSBY RONALD S&
9040 SW 69TH AVE CAREY NOEL
TIGARD,OR 97223 9070 SW 69TH AVE
TIGARD,OR 97223
1S125DA-08300 7S125DA-02100
BOBER DANIEL W 8 NOEMI DAHME WALTER R&ELDA L
9070 SW 70TH AVE 9200 SW 69TH AVE
PORTLAND,OR 97223 TIGARD,OR 97223
1S125AC-01603 1S125AC-01601
BOEKELOO JOHN D AND DAVIS RICHARD C&LINDA M
R05ALINA E 7065 SW TAYLORS FY RD
7075 SW TAYLORS FY RD PORTLAND,OR 97223
PORTLAND,OR 97223
1S125DB-04400 1S125DA-07600
BOYER THOMAS L DEIBELE FLORIAN C 8�DIANE 5
6905 SW VENTURA DR 9295 SW 69TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-00700 1S125DA-01800
BRAMMER JAMES H JR 8�IDA M DEPUY N DWAYNE 8 CORA L
9225 SW 70TH 13770 SW 24TH AVE
TIGARD,OR 97223 BEAVERTON,OR 97008
1S125DA-07800 1S125DA-08301
BROWN REBECCA E DINSMORE SANDRA L
9185 SW 69TH AVE 6920 SW TAYLORS FERRY RD
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-02300 1S125AD-03100
CHAMPION CORBIN L& DUPLESSIE STEVEN BRYAN
JONES HEATHER R SCHRIDER KATHLEEN S
9260 SW 69TH AVE 6911 SW TAYLORS FRY RD
TIGARD,OR 97223 PORTLAND,OR 97223
1 S 125DA-08101 1 S125DB-01301
CHONG WOO JIN DYE RALPH F 8 MARIBEL J
9045 SW 69TH AVE 9055 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S125AD-05200 1S125DA-08600
CHRISS GLORIA M EMRICH ROBERT K 8
PO BOX 19698 HEISLER KATHRYN C
PORTLANQ, OR 97280 9200 SW 70TH AVE
TIGARD,OR 97223
1S125AD-02801 1S125D6-07100
FERGUSON CHRISTOPHER S& HORVAT TANJA 8 NINO
SHERRY L 7135 SW SHADY CT
6801 SW TAYLORS FY RD TIGARD,OR 97223
PORTLAND,OR 97223
1 S 125 DA-09800 1 S 125AD-03301
GEVURTZ BERNICE R TR IVEY WILLIAM G JR&
1918 INDIAN TRAIL CAROL A
LAKE OSWEGO,OR 97034 14890 SW 106TH
TIGARD,OR 97224
1S125DB-01500 1S125DA-08700
GLAZER SCOTT M 8� JARVIS PHILIP A 8 DONNA F
KAUFMAN KANSA R 9260 SW 70TH AVE
7100 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1S125DA-08800 1S125DA-01001
GRECO ROBIN JOHNSON JOAN D
93D0 SW 70TH AVE 9095 SW 66TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1S125AD-02802 1S125D6-00800
GREEN MILES M& JOHNSTON CAROL ANN
MARY M 9195 SW 70TH ST
8950 SW 69TH AVE TIGARD,OR 97223
PORTLAND,OR 97223
1S125DA-08400 1S125DB-01100
GRELLERT PAUL&GLADYS KEENEY FRANCES G
9120 SW 70TH 9115 SW 70TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125D6-06900 1S125DA-08000
HANSON ERIC L KELLAY CLYDE JR AND
7115 SW SHADY CT BARBARA D
TIGARD,OR 97223 9115 SW 69TH
TIGARD,OR 97223
15125D8-01000 1 S125AC-01600
HARJU EERO QUALIFIED KIBERT RONALD E
DOMESTIC TRUST 7045 SW TAYLORS FERRY RD
8760 SW MORGAN DR PORTLAND,OR 97223
BEAVERTON,OR 97008
1S125DA-10900 1S125AD-02601
HEFTY BRIAN J.& KNAUF JAMES E AND ROSE M
LEA RACHEL A 6711 SW TAYLORS FERRY ROAD
6680 5W KINGSVIEW CT PORTLAND,OR 97219
TIGARD,OR 97223
15125DA-01000 1 S125DB-11400
HEPLER JUDY KRIEG KEVIN D
9115 SW 66TH AVE 7109 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97223
1S125DA-08902 15125AC-01700
KROPF KATRINA L MILLER SCOTT WADE 8 JANELLE E
9330 SW 70TH AVE 7095 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125AD-02800 1S125AD-03300
KUBLI LEANN&JEFFREY S NEFF JONATHAN E 8
6875 SW TAYLORS FERRY RD CYNTHIA L
PORTLAND, OR 97223 6935 SW TAYLORS FERRY RD
PORTLAND,OR 97223
1S125DA-01601 1S125DA-01500
LAYTON DAVE V&ELLEN JUNE NEL50N GAVIN LIVING TRUST
6770 SW TAYLORS FERRY RD 6704 SW TAYLORS FERRY RD
TIGARD, OR 97223 TIGARD,OR 97223
1S725DB-00500 1S125AD-03201
LLOYD WALLACE E AND ORTIZ LISA M b
ALORIS A ORTIZ GEORGIA LYNN
9285 SW 70TH 8905 SW 69TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1S125D6-07200 1S125DA-07501
MACLELLAN SARAH PACHECO LINDA M
7145 SW SHADY CT 9335 SW 69TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1S125DA-0220D 1S125DA-07900
MAKRIS IOANNIS G&SOPHIA PAINE JEFFREY&KUISHI
9230 SW 69TH ST LIVING TRUST
PORT�AND,OR 97223 BY JEFFREY/KUISHI PAINE TRS
9155 SW 69TH AVE
TIGARD,OR 97223
1S125AD-03200 1S125AD-02803
MCLAIN MAUREEN IRENE REVOC LIVI PIERCE GLORIA L
BY MCLAIN MAUREEN IRENE TR 8930 SW 69TH
8925 5W 69TH AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1S125D8-00900 1S125D6-01300
MEDGIN WILLIAM P RANKIN SCOTT R
9165 SW 70TH AVE 7080 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125DA-09900 1S125DA-08200
MEHLHAFF CURTIS R 8 RASMUSSEN TERRY J 8 EVELYN A
MEYERS-MEHLHAFF AMY 6912 SW TAYLORS FERRY RD
6902 SW TAYLORS FERRY RD TIGARD,OR 97223
PORTLAND, OR 97223
1S125AD-02600 1S125DA-08500
MILLER GLENN R REV LIV TRUST 8� REED GLENN G AND AMY
NELSON SHARON E 9160 5W 70TH AVE
PO BOX 611 TIGARD,OR 97223
SHERWOOD, OR 97140
1S125DB-06800 1S125DB-07000
ROSING GARY S&SHARON E TRUSTE STINE THOMAS ROGER AND
10610 SW COTTONTAIL PL KARTHAS CYNTHIA
BEAVERTON,OR 97008 7125 SW SHADY CT
TIGARD,OR 97223
1S125DB-01700 1S125DB-01600
SAGE JILL&MEGAN G TEHRANI KAZEM&DIANE
7140 SW TAYLORS FERRY RD 7120 SW TAYLORS FERRY RD
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-11500 1S125DA-10800
SCHUSTER MARK WILSON THOMPSON RONALD DAVID&
7119 SW TAYLORS FERRY RD DIANA PRINZ
TIGARD,OR 97223 6655 SW KINGVIEW CT
TIGARD,OR 97223
1S125DB-00600 1S125DA-07700
SELLON ROGER LEE TOMASOVIC ROBERT S AND
9255 SW 70TH AVE DENISE B
TIGARD, OR 97223 9245 SW 69TH AVE
TIGARD,OR 97223
1 S 125A D-02900 1 S 125DA-08903
SIMPSON WILLIAM&MEQUASAH VO ERIK VAN
8965 SW 69TH AVE 9350 SW 70TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-08100 1S125DA-0190D
SNOW ROBIN L • WEAVER ROBERT E
9075 SW 69TH AVE 9130 SW 69TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D6-01200 1S125DA-02000
SNYDER ROBERT WEST WILLIAM E&
9085 SW 70TH AVE CAROL A
TIGARD,OR 97223 9160 SW 69TH AVE
TIGARD,OR 97223
1S125DA-00900 1S125D8-07700
SOULE ELLENORA WILLAIMS CLARK N&PEGGY J
PO BOX 231072 7150 SW SHADY CT
TIGARD,OR 97281 TIGARD,OR 97223
1S125DB-07300 1S125DB-00400
SOULE JORDANA& WINCZEWSKI OLIVER BARBAR
GAUMOND ETHAN 9305 SW 70TH
7155 SW SHADY CT TIGARD,OR 97223
TIGARD, OR 97223
1S125AD-03202 1S125DA-02400
STAGER RONALD D WRIGHT GARO
KATHRYN JEAN 6815 SW WALNUT TER
13197 SW THOMA RD TIGARD,OR 97223
LAKE OSWEGO, OR 97034
Nathan and Ann Murdock Mildren Design �roup
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
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
Gretchen Buehner
13249 SW 136�h Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 6-Sep-05
FROM PLANN I NG RESOURCES 503-684-1 02�3 (THU) SEP 1 2005 13 :4EiST. 1 3 : 46 �No. BNii-,57��,i;� � ..
�� planningkesourcesinc.
•� la„a uae plann;,�g•ete des;�,
7i6o SW Pir Imp,Siribe 2oi
Portland.Oregon 97'�
�Cl:$03-C�4-1o20
Fax:So3�8d-io28
7b: PattY LunsFord,�0.ssociate Planner Frorn: Steve&oomqulst
Fs�x: (SU3)684-7297 pag�s; 4(Induding Cover)
�Y �tY d 77�ard Dwt� �1-05
R� 9120 SW 70"'Maiking Labels Request Tim�e 1:57 PM
❑ Ur�«�t ❑ Ror Rsvisw O P1ews�Comment O fM�R�ply O PI�R�cyr,l�
• CwnnNnts:
PattY,
Please find the attached mailing labels request. Please call me when complete so that I can pick up.
Please let me knaw if you have arry questions.
Thank you,
Steve B
steveb a�prilanduse.com
FROM PLANNING RESOURCES 503-684-1028 (THU) SEP 1 2005 13:47/ST. 13 :46/No. 6806572707 P �
ClTY OF TIGARD
COMMUNITY DEVELOPMENT DEPARTMENT
PLANNlNG DIVISION
13125 SW HALL BOULEVARD cm oF no�ac
TI6AR0, ORE60N 91223 �O"""'"�'��"�
PHONE: 503•639-4111 FA%: 503-684-1291 �Attn: Patty/Planning� S�P�'�9��`n"rC°°�'�""�j'
D ` � O � OO UV � � OO 0 O ' O �L71� �
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
►s� i� oA 'C� � �106
PLEAgE BE AyyARE THAT ONLY 1 SET OF LABEI.S V�I1LL BE PROVIDED AT THIS TIME FOR
HOLDING YOUR NEIGHBORHOOD MEET�NG. After submitt�n your land use application to the City, nd
the pro ect planner has reviewed your application for compl�te�ess, you will be notified by means o�an
incomp�eteness letter to obtain your 2 final sets of fabels.
The 2 final sets of labels need to be piaced on envelopes with first class letter-rate postage on the
envelopes in the form of ostage stamps (no metered envelopes and no eturn address) and
resubmitted to the City, for t�ie purp ose of providin notice to property owner of t�ie pro p,osed land use
application and the decision, The Z sets of envelo �s must be kept separate. �he person listed below will
be called to pick up and pay for the labels when th�y are ready.
NAME OF CONTACT PERSON: _S}eve.. l�1oa•�.q.�.s� PHONE: _So3 -�y- �o Za
FAX:_ �ay - �oz�
his request may be mailed, faxed or hand deiivere to the ity o Tigar , lease a11ow a
2-day minimum for processing reques�s. Upon completion of your request, the contact person will be
calfed to pick up their request that will be placed in "Wtll CaIP' by their last name, at the Community
Development Reception Desk.
The cost of processing your request must be paid at the time of pick up, as exact cos# can not be
pre-determined.
PLEASE NOTE; FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING I.ABELS PR�VIDED
BY THE CITY VS. RE•TYPED MAlLING LABELS WILL BE ACCEPTED.
Cost Description:
$11 to generate the mailing iist, plus$2 per sheet for printing the list onto labels(20 addresses per sheet).
Then, multi I the cost to rint one set of labels b the number of sets re uested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of la6els x$2/sheel=$B.QQ x 2 sets= $16.�0 sheet(s)of labels x S2/sheet=�x � sets= � ��°"�
2 sheets of labels x$2/shest for interested parties x Z sets= $ 4.OQ �sheet(s}of labels x Z2/sheet for interested parties=�_x�`.�ts= ��
GENERATE IIST = S�t OcS GENERATE LIST =
TOTAI = 531.00 TOTAL $
� 31
FROM PLANNING RESOURCES 503-684-1028 (THU) SEP 1 2005 13 :47/ST. 13 :46/No. 6806572701 P 4
CITY OF TIGARD
August 31, 200� OREGON
Ken Sandblast
7160 SW Fir Loop
Portland, OR 97223
Dear Mr. Sandblast;
RE: Notice of Incom�lete Application Submittal MLP2005-00007
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Submit 2-sets of pre-stamped, pre-addressed envelopes.
List of property owners must be generated by Patty Lunsford in the Planning
Department.
. Incorporate new material into application and submit 15 sets of complete
applicatlon.
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, ,
.��� /
Mathew Scheidegger
Associate Planner
I:lcurpinlmathewlmlp2005-00007.acc.acc.acc.doc
c: MLP2005-00007 Land Use File
13125 SW Holl Blvd., Tlgard, C?R 97223(503) 639-4171 TDD (503)684-2772
1S725DA-08400
CAREY CUSTOM HOMES LTD
14723 SW TEAL BLVD
TIGARD,OR 97223
A�FIDAVIT OF MAILING CiTYOFT�GARD
(:annuunty�Drc�eCopnient
SkapingA�detterCommunity
I, �PatriciaL. Guns�`ord being first duly sworn/affirm, on oath depose and say that I am a Senio►'f7dnrinistrativeSpeciaCrstfor the
�'ity of7'sgard, `Washington County, Oregon and that I served the following:
{�hedc MP��e Box�S�Bebw�
❑x NOTICE Of PENDING IAND USE APPLICATION FOR: MLP2005-00001/[AREY �USTOM HOMES PARTITION
� AMENDED NOTICE (FileNoJNameReference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked EKhlblt"A", and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Exhibit"B", and by reference made a part
hereof, on SeptemUer 28,2005,and deposited in the United States Mail on September 28,2005, postage prepaid.
. -
�/ �
(Person th re red ot' )
������ �
County o�''Was tngton )s�
City of Trgard ) ,�
Subscribed and sworn/affirmed before me on the �day of � , 2005.
�-, OFFIC�ALSEAL �
�'`r:i:;t�. ��.�- c.0$S
t` ' h�.T ' :'3UC-0REGON �
\`"� C0;4"�: °�" '�N0.375152
rrn�cor,t�.;i=:;f0(r. ,�iES DEC.1,2007 •
--- . My C mi sion Expires: �� '� — 4 7
� � EXHIBIT.�
NOTICE TO MORTGAGEE, LIENHOLDER,VENDOR OR SELLER:
THE TIGARD DEVELOPMENT CODE REQUIRES THAT IF YOU RECEIVE THIS NOTICE,IT SHALL BE PROMPTLY FORWARDED TO THE PURCHASER.
NOTICE OF PENDING LAND USE APPLICATION �,noF*T,�ARo
MINOR LAND PARTITION S�aping,l BetterC`1����ttutrty
DATE OF NOTICE: September 28, 2005
Fi�E NuMSER: MINOR LAND PARTITION (MLP) 2005-00007
Fi�E NannE: CAREY CUSTOM HOMES PARTITION
PROPOSAL: The applicant is requesting approval for a two-lot partition on a parcel of land containing
approximately 21,111 square feet (.48 acres). This partition will create Parcel #1 with
approximately 8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing
residence on the site.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential units at
a minimum lot size of 7,500 square feet. Duplexes and attached single-family units are
permitted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790, 18.795 and 18.810.
LOCATION: 9120 SW 70th Avenue; WCTM 1 S125DA, Tax Lot 8400.
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 OCTOBER 12, 2005. All comments should be directed to Mathew Scheideclqer, 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 email to Matts cr.ci.tiqard.or.us.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON TNE DATE
SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-MAKING PROCESS.
THE CITY OF TIGARD APPRECIATES RECEIVING COMMENTS AND VALUES YOUR INPUT. COMMENTS WILL
BE CONSIDERED AND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS
TENTATIVELY SCHEDULED FOR OCTOBER 26, 2006. IF YOU PROVIDE COMMENTS, YOU WILL BE SENT A
COPY OF THE FULL DECISION ONCE IT HAS BEEN RENDERED.
WRITTEN COMMENTS WILL BECOME A PART OF THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN
THE FOLLOWING INFORMATION:
. Address the specific "Applicable Review Criteria" described in the section above or any other criteria
believed to be applicable to this proposal;
. Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to
provide a response;
. Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant
approval criteria with sufficient specificity on that issue.
Failure of any party to address the relevant approval criteria with sufficient specificity may preclude
subsequent appeals to the Land Use Board of Appeals or Circuit Court on that issue. Specific findings
directed at the relevant approval criteria are what constitute relevant evidence.
AFTER THE 14 DAY COMMENT PERIOD CLOSES, THE DIRECTOR SHALL ISSUE A TYPE II ADMINISTRATIVE DECISION. THE
DIRECTOR'S DECISION SHALL BE MAILED TO THE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN
500 FEET OF THE SUBJECT SITE, AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMMENTS OR WHO IS OTHERWISE
ENTITLED TO NOTICE. THE DIRECTOR'S DECISION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED
UPON THE CRITERIA AND THE FACTS CONTAINED WITHIN THE RECORD, THE DIRECTOR SHALL APPROVE, APPROVE WITH
CONDITIONS OR DENY THE REQUESTED PERMIT OR ACTION.
SUMMARY OF THE DECISION-MAKING PROCESS:
. The application is accepted by the City
. Notice is sent to property owners of record within 500 feet of the proposed development area allowing a
14-day written comment period.
. The application is reviewed by City Staff and affected agencies.
. City Staff issues a written decision.
. Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all
owners of record of property located within 500 feet of the site, as shown on the most recent property tax
assessment roll; any City-recognized neighborhood group whose boundaries include the site; and any
governmental agency which is entitled to notice under an intergovernmental agreement entered into with the
City which includes provision for such notice or anyone who is otherwise entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are
contained within the record and are available for public review at the City of Tigard Community Development
Department. Copies �f 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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ADMIRE SEAN M&JENNIFER N CLINTON STEVEN L&NAOMI B .........
6905 SW TAYLORS FERRY RD 7055 SW TAYLORS FERRY RD
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DA-01600 1S125DA-09000
BECKHAM MICHAEL D CROSBY RONALD S&
9040 SW 69TH AVE CAREY NOEL
TIGARD, OR 97223 9D70 SW 69TH AVE
TIGARD,OR 97223
1S125DA-08300 1S125DA-02100
BOBER DANIEL W&NOEMI DAHME WALTER R&ELDA L
9070 SW 70TH AVE 9200 SW 69TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125AC-01603 1S125AC-01601
BOEKELOO JOHN D AND DAVIS RICHARD C&LINDA M
ROSALINA E 7065 5W TAYLORS FY RD
7075 SW TAYLORS FY RD PORTLAND,OR 97223
PORTLAND,OR 97223
1S125D6-04400 1S125DA-07600
BOYER THOMAS L DEIBELE FLORIAN C&DIANE S
6905 SW VENTURA DR 9295 SW 69TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-00700 1S125DA-01800
BRAMMER JAMES H JR&IDA M DEPUY N DWAYNE&CORA L
9225 SW 70TH 13770 SW 24TH AVE
TIGARD,OR 97223 BEAVERTON,OR 97008
1S125DA-07800 1S125DA-08301
BROWN REBECCA E OINSMORE SANDRA L
9185 SW 69TH AVE 6920 SW TAYLORS FERRY RD
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-02300 1S125AD-03100
CHAMPION CORBIN L 8 DUPLESSIE STEVEN BRYAN
JONES HEATHER R SCHRIDER KATHLEEN S
9260 SW 69TH AVE 6911 SW TAYLORS FRY RD
TIGARD,OR 97223 PORTLAND,OR 97223
1 S125DA-08101 1 S125D8-01301
CHONG WOO JIN DYE RALPH F&MARIBEL J
9045 SW 69TH AVE 9055 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S125AD-05200 1S125DA-08600
CHRISS GLORIA M EMRICH ROBERT K&
PO BOX 19698 HEISLER KATHRYN C
PORTLAND, OR 97280 9200 SW 70TH AVE
TIGARD,OR 97223
' 1S125AD-02801 1S125D8-07100
FERGUSON CHRISTOPHER S& HORVAT TANJA&NINO
SHERRY L 7135 SW SHADY CT
6801 SW TAYLORS FY RD TIGARD,OR 97223
PORTLAND,OR 97223
1S125DA-09800 15125AD-03301
GEVURTZ BERNICE R TR IVEY WILLIAM G JR&
1918 INDIAN TRAIL CAROL A
LAKE OSWEGO, OR 97034 14890 SW 1D6TH
TIGARD,OR 97224
1S125DB-01500 1S125DA-08700
GLAZER SCOTT M& JARVIS PHILIP A&DONNA F
KAUFMAN KANSA R 9260 SW 70TH AVE
7100 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1S125DA-08800 1S125DA-01001
GRECO ROBIN JOHNSON JOAN D
9300 SW 70TH AVE 9095 5W 66TH AVE
TIGARD, OR 97223 PORTLAND,OR 97223
1 S125AD-02802 1 S125DB-00800
GREEN MILES M� JOHNSTON CAROL ANN
MARY M 9195 5W 70TH ST
895�SW 69TH AVE TIGARD,OR 97223
PORTLAND,OR 97223
1 S125DA-08400 1 S125DB-01100
GRELLERT PAUL 8 GLADYS KEENEY FRANCES G
9120 SW 70TH 9115 SW 70TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125DB-06900 1S125DA-08000
HANSON ERIC L KELLAY CLYDE JR AND
7115 SW SHADY CT BARBARA D
TIGARD,OR 97223 9115 SW 69TH
TIGAR�,OR 97223
1S125DB-01000 1S125AC-01600
HARJU EERO QUALIFIED KIBERT RONALD E
DOMESTIC TRUST 7045 SW TAYLORS FERRY RD
8760 SW MORGAN DR PORTLAND,OR 97223
BEAVERTON,OR 97008
1 S125DA-10900 1 S125AD-02601
HEFTY BRIAN J.& KNAUF JAMES E AND ROSE M
LEA RACHEL A 6711 SW TAYLORS FERRY ROAD
6680 SW KINGSVIEW CT PORTLAND,OR 97219
TIGARD, OR 97223
1S125DA-01000 1S125D8-11400
HEPLER JUDY KRIEG KEVIN D
9115 SW 66TH AVE 7109 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
, 15125DA-09902 1S125AC-01700
KROPF KATRINA L MILLER SCOTT WADE 8 JANELLE E
9330 SW 70TH AVE 7095 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125AD-028D0 1S125AD-033D0
KUBLI LEANN&JEFFREY S NEFF JONATHAN E 8�
6875 SW TAYLORS FERRY RD CYNTHIA L
PORTLAND,OR 97223 6935 SW TAYLORS FERRY RD
PORTLAND,OR 97223
1S125DA-01601 1S125DA-07500
LAYTON DAVE V&ELLEN JUNE NELSON GAVIN LIVING TRUST
6770 SW TAYLORS FERRY RD 6704 SW TAYLORS FERRY RD
TIGARD, OR 97223 TIGARD,OR 97223
1S125DB-00500 1S125AD-03201
LLOYD WALLACE E AND ORTIZ LISA M&
ALORIS A ORTIZ GEORGIA LYNN
9285 SW 70TH 8905 SW 69TH AVE
TIGARD, OR 97223 PORTLAND,OR 97223
1S125D8-07200 1S125DA-07501
MACLELLAN SARAH PACHECO LINDA M
7145 SW SHADY CT 9335 SW 69TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1S125DA-02200 1S125DA-07900
MAKRIS IOANNIS G&SOPHIA PAINE JEFFREY&KUISHI
9230 SW 69TH ST LIVING TRUST
PORTLAND, OR 97223 BY JEFFREY/KUISHI PAINE TRS
9155 SW 69TH AVE
TIGARD,OR 97223
1S125AD-03200 1S125AD-028�3
MCLAIN MAUREEN IRENE REVOC LIVI PIERCE GLORIA L
BY MCLAIN MAUREEN IRENE TR 8930 SW 69TH
8925 SW 69TH AVE PORTLAND,OR 97223
PORTLAND,OR 97223
1 S 125 DB-00900 1 S 7 25D B-01300
MEDGIN WILLIAM P RANKIN SCOTT R
9165 SW 70TH AVE 7080 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
7S125DA-09900 1S125DA-08200
MEHLHAFF CURTIS R& RASMUSSEN TERRY J&EVELYN A
MEYERS-MEHLHAFF AMY 6912 SW TAYLORS FERRY RD
6902 SW TAYLORS FERRY RD TIGARD,OR 97223
PORTLAND,OR 97223
1 S125AD-02600 1 S125DA-08500
MILLER GLENN R REV LIV TRUST& REED GLENN G AND AMY
NELSON SHARON E 9160 5W 70TH AVE
PO BOX 611 TIGARD,OR 97223
SHERWOOD,OR 97140
, •
1S125DB-06800 1S125DB-07000
ROSING GARY S&SHARON E TRUSTE STINE THOMAS ROGER AND
10610 SW COTTONTAIL PL KARTHAS CYNTHIA
BEAVERTON,OR 97008 7125 SW SHADY CT
TIGARD,OR 97223
1S125D6-01700 15125D8-01600
SAGE JILL&MEGAN G TEHRANI KAZEM&DIANE
7140 5W TAYLORS FERRY RD 7120 5W TAYLORS FERRY RD
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-71500 15125DA-10800
SCHUSTER MARK WILSON THOMPSON RONALD DAVID&
7119 SW TAYLORS FERRY RD DIANA PRINZ
TIGARD,OR 97223 6655 SW KINGVIEW CT
TIGARD,OR 97223
1S125D6-00600 1S125DA-07700
SELLON ROGER LEE TOMASOVIC ROBERT S AND
9255 SW 70TH AVE DENISE B
TIGARD,OR 97223 9245 SW 69TH AVE '
TIGARD,OR 97223
1S125AD-02900 1S125DA-08903
SIMPSON WILLIAM&MEQUASAH VO ERIK VAN
8965 SW 69TH AVE 9350 SW 70TH AVE
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DA-08100 1S125DA-01900
SNOW ROBIN L • WEAVER ROBERT E
9075 SW 69TH AVE 9130 SW 69TH AVE
PORTLAND,OR 97223 TIGARD,OR 97223
1S125D8-01200 1S125DA-02000
SNYDER ROBERT WEST WILLIAM E 8
9085 SW 70TH AVE CAROL A
TIGARD,OR 97223 9160 SW 69TH AVE
TIGARD,OR 97223
1S125DA-00900 1S125D8-07700
SOULE ELLENORA WILLAIMS CLARK N&PEGGY J
PO BOX 231072 7150 SW SHADY CT
TIGARD,OR 97281 TIGARD,OR 97223
1S125D6-07300 1S125DB-00400
SOULE JORDANA& WINCZEWSKI OLIVER BARBAR
GAUMOND ETHAN 9305 SW 70TH
7155 SW SHADY CT TIGARD,OR 97223
TIGARD,OR 97223
1S125AD-03202 7S125DA-02400
STAGER RONALD D WRIGHT GARO
KATHRYN JEAN 6815 SW WALNUT TER
13197 SW THOMA RD TIGARD,OR 97223
LAKE OSWEGO, OR 97034
Nathan and Ann Murdock Mildren Design �roup
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
Sue Rorman Planning Resources, Inc.
11250 SW 82�dAvenue Ken Sandblast c/o Steve Bloomquist
Tigard, OR 97223 7160 SW Fir Loop, suite 20�
Portland, OR 97223
Naomi Gallucci Carey Custom Homes
11285 SW 78th Avenue Attn: Dan Carey
Tiga►'d, OR 97223 14723 Sw Teal
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
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CP4 4B
16200 SW Pacific Highway, Suite H242 �
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 6-Sep-05
AFFI DAVIT O F MAl LI H G CITY OF TIGARD
Community�De�a�Copmcnt
,Sfiaping A Bet ter�ommunity
I, �PatriciaL.Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrativeSpeciaC�stfor the
�'ity of7'igard, `Washington County, Oregon and that I served the following:
{Check A�prapnate 8ox(s)Bebw}
❑X NOTICE OF DECISION FOR: MLP�005-00001/fAREY CUSTOM HOMES 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 Exhlbit"B", and by reference made a part
hereof, on November18,2005,and deposited in the United States Mail on Nouember18,2005, postage prepaid.
_ - ��
.- ( erson Prepared N ice)
,57,A2tE D�F'O�;EGON )
County of�NasTington )ss
City of�Irgard ) -R
Subscribed and sworn/affirmed before me on the I `t day of__�����_ _ , 2005.
= =; c,-;ic!a�s�,a� `°
\;'�� �:-T :p`►�e osoREGON ,
'�;;., �. . ..•,�,,i�D.375152 '
fUiYCC... �� l :'_ �,��S DEC.1,��;,._.
._.__,. .__..____ _ _ My Co is ion Expires: l � �I — 0 7
� EXHIBIT.,A�.
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2005-00007 CITYOFTIGARD
�ornmunity�Development
CAREY CUSTOM HOMES PARTITION srapin�A��tte.commu,==ty
120 DAYS = 1/1212006
SECTION I. APPLICATION SUMMARY
FILE NAME: CAREY CUSTOM HOMES PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00007
PROPOSAL: The applicant is requesting approval to create a two-lot partition on a parcel of land
containing approximately 21,111 square feet (.48 acres). This partition will create
Parcel #1 with approximately 8,990 square feet and Parcel #2 with 10,081 square
feet. The existing house is proposed to remain on Parcel #1.
APPLICANT: Planning Resources, Inc. OWNER: Carey Custom Homes
Ken Sandblast c/o Steve Bloomquist Attn: Dan Carey
7160 SW Fir Loop, Suite 201 14723 SW Teal Blvd.
Portland, OR 97223 Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
LOCATION: 9120 SW 70`h Avenue; WCTM 1S125DA, Tax Lot 8400.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory
residential units at a minimum lot size of 7,500 square feet. Duplexes and
attached single-family units are permitted conditionally. Some civic and
institutional uses are also permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705,
18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
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 TH� EFF�CTIVE UATE 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 (25c) per page, or the current rate charged for copies at the
time of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
oT�tice mailed to:
X The applicant and owners
� Owner of record within the required distance
� Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 18, 2005 AND BECOMES
EFFECTIVE ON DECEMBER 7, 2005 UNLESS AN APPEAL IS FILED.
A�p�� eal:
Tf�e Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversel�r 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, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6, 2005.
Questions:
oF��r information please contact the Planning Division Staff Planner, Mathew Scheide er at
(503) 639-4171, Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 7 .
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1 S125AD-03000 1 S125AC-01602 EXH I B I T..�
ADMIRE SEAN M&JENNIFER N CLINTON STEVEN L&NAOMI B
6905 SW TAYLORS FERRY RD 7055 SW TAYLORS FERRY RD
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DA-01600 1S125DA-09000
BECKHAM MICHAEL D CROSBY RONALD S&
9040 SW 69TH AVE CAREY NOEL
TIGARD,OR 97223 9070 SW 69TH AVE
TIGARD,OR 97223
1S125DA-08300 1S125DA-02100
BOBER DANIEL W&NOEMI DAHME WALTER R&ELDA L
9070 SW 70TH AVE 9200 SW 69TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125AC-01603 1S125AC-01601
BOEKELOO JOHN D AND DAVIS RICHARD C&LINDA M
ROSALINA E 7065 SW TAYLORS FY RD
7075 SW TAYLORS FY RD PORTLAND,OR 97223
PORTLAND,OR 97223
1S125D6-04400 1S125DA-07600
BOYER THOMAS L DEIBELE FLORIAN C&DIANE S
6905 SW VENTURA DR 9295 SW 69TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125�B-00700 1 S 125 DA-01800
BRAMMER JAMES H JR 8�IDA M DEPUY N DWAYNE 8 CORA L
9225 SW 70TH 13770 SW 24TH AVE
TIGARD,OR 97223 BEAVERTON,OR 97008
1S125DA-07800 15125DA-08301
BROWN REBECCA E DINSMORE SANDRA L
9185 SW 69TH AVE 6920 SW TAYLORS FERRY RD
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-02300 7S125AD-03100
CHAMPION CORBIN L& DUPLESSIE STEVEN BRYAN
JONES HEATHER R SCHRIDER KATHLEEN 5
9260 SW 69TH AVE 6911 SW TAYLORS FRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125DA-08101 1S125D8-01301
CHONG WOO JIN DYE RALPH F&MARIBEL J
9045 SW 69TH AVE 9055 SW 70TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S725AD-05200 1S125DA-08600
CHRISS GLORIA M � EMRICH ROBERT K&
PO BOX 19698 HEISLER KATHRYN C
PORTLAND, OR 97280 9200 SW 70TH AVE
TIGAR�,OR 97223
� .
1S125AD-02801 iS125D8-07100
FERGUSON CHRISTOPHER S& HORVAT TANJA&NINO
SHERRY L 7135 SW SHADY CT
6801 5W TAYLORS FY RD TIGARD,OR 97223
PORTLAND, OR 97223
1S125DA-09800 1S125AD-03301
GEVURTZ BERNICE R TR IVEY WILLIAM G JR&
1918 INDIAN TRAIL CAROL A
LAKE OSWEGO, OR 97034 14890 5W 106TH
TIGARD,OR 97224
1 S 125D8-01500 1 S125DA-08700
GLAZER SCOTT M& JARVIS PHILIP A&DONNA F
KAUFMAN KANSA R 9260 SW 70TH AVE
7100 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1S725DA-08800 1S125DA-01001
GRECO ROBIN JOHNSON JOAN D
9300 SW 70TH AVE 9095 SW 66TH AVE
TIGARD, OR 97223 PORTLAND,OR 97223
15125AD-02802 1S125D8-00800
GREEN MILES M 8 JOHNSTON CAROL ANN
MARY M 9195 SW 70TH ST
8950 SW 69TH AVE TIGARD,OR 97223
PORTLAND,OR 97223
1S125DA-08400 1S125D8-01100
GRELLERT PAUL&GLADYS KEENEY FRANCES G
9120 SW 70TH 9115 SW 70TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125DB-06900 1S125DA-08000
HANSON ERIC L KELLAY CLYDE JR AND
7115 SW SHADY CT BARBARA D
TIGARD, OR 97223 9115 5W 69TH
TIGARD,OR 97223
1S125DB-01000 1S125AC-01600
HARJU EERO QUALIFIED KIBERT RONALD E
DOMESTIC TRUST 7045 SW TAYLORS FERRY RD
8760 SW MORGAN DR � PORTLAND,OR 97223
BEAVERTON,OR 97008
1S125DA-10900 1S125AD-02601
HEFTY BRIAN J.& KNAUF JAMES E AND ROSE M
LEA RACHEL A 6711 SW TAYLORS FERRY ROAD
6680 SW KINGSVIEW CT PORTLAND,OR 97219
TIGARD,OR 97223
1S125DA-01000 1S125D6-11400
HEPLER JUDY KRIEG KEVIN D
9115 SW 66TH AVE 7109 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND, OR 97223
t •.
1S125DA-08902 1S125AC-01700
KROPF KATRINA L MILLER SCOTT WADE&JANELLE E
9330 SW 70TH AVE 7095 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125AD-02800 1S125AD-03300
KUBLI LEANN&JEFFREY S NEFF JONATHAN E&
6875 SW TAYLORS FERRY RD CYNTHIA L
PORTLAND,OR 97223 6935 SW TAYLORS FERRY RD
PORTLAND,OR 97223
1S125DA-01601 1S125DA-01500
LAYTON DAVE V&ELLEN JUNE NELSON GAVIN LIVING TRUST
6770 SW TAYLORS FERRY RD 6704 SW TAYLORS FERRY RD
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-00500 1S125AD-03201
LLOYD WALLACE E AND ORTIZ LISA M&
ALORIS A ORTIZ GEORGIA LYNN
9285 SW 70TH 8905 SW 69TH AVE
TIGARD, OR 97223 PORTLAND,OR 97223
1S125DB-07200 1S125DA-07501
MACLELLAN SARAH PACHECO LINDA M
7145 SW SHADY CT 9335 SW 69TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1S125DA-02200 1S125DA-07900
MAKRIS IOANNIS G&SOPHIA PAINE JEFFREY&KUISHI
9230 SW 69TH ST LIVING TRUST
PORTLAND, OR 97223 BY JEFFREY/KUISHI PAINE TRS
9155 SW 69TH AVE
TIGARD,OR 97223
1S125AD-03200 1S125AD-02803
MCLAIN MAUREEN IRENE REVOC LIVI PIERCE GLORIA L
BY MCLAIN MAUREEN IRENE TR 8930 SW 69TH
8925 SW 69TH AVE PORTLAND,OR 97223
PORTLAND, OR 97223
15125DB-00900 1S125�6-01300
MEDGIN WILLIAM P RANKIN SCOTT R
9165 SW 70TH AVE 7080 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125DA-09900 1S125DA-08200
MEHLHAFF CURTIS R& RASMUSSEN TERRY J&EVELYN A
MEYERS-MEHLHAFF AMY 6912 SW TAYLORS FERRY RD
6902 SW TAYLORS FERRY RD TIGARD,OR 97223
PORTLAND, OR 97223
1S125AD-02600 1S125DA-O8500
MILLER GLENN R REV LIV TRUST& REED GLENN G AND AMY
NELSON SHARON E 9160 SW 70TH AVE
PO BOX 611 TIGARD,OR 97223
SHERWOOD, OR 97140
� ,
1S125D8-06800 1S125D8-07000
ROSING GARY S&SHARON E TRUSTE STINE THOMAS ROGER AND
10610 SW COTTONTAIL PL KARTHAS CYNTHIA
BEAVERTON,OR 97008 7125 SW SHADY CT
TIGARD,OR 97223
1S125D8-01700 1S125DB-01600
SAGE JILL&MEGAN G TEHRANI KAZEM&DIANE
7140 SW TAYLORS FERRY RD 7120 SW TAYLORS FERRY RD
TIGARD,OR 97223 TIGARD,OR 97223
1S125D6-11500 1S125DA-10800
SCHUSTER MARK WILSON THOMPSON RONALD DAVID&
7119 SW TAYLORS FERRY RD DIANA PRINZ.
TIGARD, OR 97223 6655 SW KINGVIEW CT
TIGARD,OR 97223
1S125DB-00600 1S125DA-07700
SELLON ROGER LEE TOMASOVIC ROBERT S AND
9255 SW 70TH AVE DENISE B
TIGARD, OR 97223 9245 SW 69TH AVE '
TIGARD,OR 97223
1S125AD-02900 1S125DA-08903
SIMPSON WILLIAM&MEQUASAH VO ERIK VAN
8965 SW 69TH AVE 9350 SW 70TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DA-08100 1S125DA-01900
SNOW ROBIN L � WEAVER ROBERT E
9075 SW 69TH AVE 9130 SW 69TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1 S125D6-01200 1 S125DA-02000
SNYDER ROBERT WEST WILLIAM E&
9085 SW 70TH AVE CAROL A
TIGARD,OR 97223 9160 SW 69TH AVE
TIGARD,OR 97223
1S125DA-00900 1S�25D8-07700
SOULE ELLENORA WILLAIMS CLARK N&PEGGY J
PO BOX 231072 7150 SW SHADY CT
TIGARD,OR 97281 TIGARD,OR 97223
1S125DB-07300 1S125DB-00400
SOULE JORDANA& WINCZEWSKI OLIVER BARBAR
GAUMOND ETHAN 9305 SW 70TH
7155 SW SHADY CT TIGARD,OR 97223
TIGARD,OR 97223
1S125AD-03202 1S125DA-02400
STAGER RONALD D WRIGHT GARO
KATHRYN JEAN 6815 SW WALNUT TER
13197 SW THOMA RD TIGARD,OR 97223
LAKE�SWEGO,OR 97034
Nathan and Ann Murdock Mildren Design �roup
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
Sue Rorman
11250 SW 82nd 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
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 6-Sep-05
AFFI DAVIT 0 F MAI ll N G CITY OF TIGARD
Cornmuriity�DcveCoprnent
Sfiaping A Better�'ommunity
I, �PatriciaL.Gunsfor�f being first duly sworn/affirm, on oath depose and say that I am a SeniorAdministrativeSpeciafis�tfor the
�9:ty of7'igar�l, `Washington County, Oregon and that I served the following:
(Check Appropriale 8ox(s)Brlrnv)
❑x NOTICE Of DECISION FOR: MLP2005-00007/fAREY [USTOM HOMES PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked Exhlbli"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 E)(hlblt"B", and by reference made a part
hereof, on November18,2005,and deposited in the United States Mail on No�ember18,2005, postage prepaid.
� l
(Person that ared Notice)
,57,A2�E O�F O�EGON )
County of�iNashrngton )s.�
Ci�y of�ligard ) T�
Subscribed and sworn/affirmed before me on the� day of �.P C E�n� , , 2005.
�� OFFI�I;��SEAL
� ;--'`� SUE RaS�
4\�y" NOTARY PUBLJC-OREGON
' COMMISSION N0.375152
"JfY COMMISS!ON E".PI'?�5 DEC.1,�^^-' ( (� �
-- ------- My Co " sion Expires: � � �
EXHIBIT.�
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2005-00007 CITYOFTIGARD
Commuuity�IUo�ve(oprnent
CAREY CUSTOM HOMES PARTITION sr,��r�gA��trercan��nu���ty
120 DAYS = 1/12/2006
SECTION I. APPLICATION SUMMARY
FILE NAME: CAREY CUSTOM HOMES PARTITION
CASE NO: Minor Land Partition (MLP) MLP2005-00007
PROPOSAL: The applicant is requesting approval to create a two-lot partition on a parcel of land
containing approximately 21,111 square feet (.48 acres). This partition will create
Parcel #1 with approximately 8,990 square feet and Parcel #2 with 10,081 square
feet. The existing house is proposed to remain on Parcel #1.
APPLICANT: Planning Resources, Inc. OWNER: Carey Custom Homes
Ken Sandblast c/o Steve Bloomquist Attn: Dan Carey
7160 SW Fir Loop, Suite 201 14723 SW Teal Blvd.
Portland, OR 97223 Tigard, OR 97223
ZONING
DESIGNATION: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached
single-family units are permitted conditionally. Some civic and institutional uses are
also permitted conditionally.
LOCATION: 9120 SW 70th Avenue; WCTM 1S125DA, Tax Lot 8400.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached single-
family units are permitted conditionally. Some civic and institutional uses are also
permitted conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 18.810.
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 MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 1 OF 21
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY ONSITE
IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR FILL ACTIVITIES:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
1. Prior to commencing site work, the applicant shall submit a cash assurance for the equivalent
value of tree mitigafion required. If additional trees are preserved through the subdivision on
improvements and construction of houses, and are properly protected through these stages by
the same measures afforded to other protected trees on s�te, the amount of the cash assurance
may be corres ondingly reduced. Any trees planted on the site or off site in accordance with
18.790.060 (D�will be credited against the cash assurance, for two years following final plat
approval. Af�er such time, the applicant shall pay the remaining value of the cash assurance as a
fee in-lieu of planting.
2. Prior to commencing any site work, the applicant shall submit construction drawings that include
the approved Tree Removal, Protection and Landscape Plan. The plans shall also include a
construction sequence including installation and removal of tree protection devices, clearing,
grading, and paving. Only those trees identified on the approved Tree Removal plan are
authorized for removal by this decision.
3. Prior to commencing any site work, the applicant shall establish fencing as directed by the project
arborist to protect the trees to be retained. The applicant shall allow access by the City Forester
for the purpose of monitoring and inspection of the tree protection to verify that the tree protection
measures are performing adequately. Failure to follow the plan, or maintain tree protection
fencing in the designated locations shall be grounds for immediate suspension of work on the site
until remediation measures and/or civil citations can be processed.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the following requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-639-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
4. The applicant shall ensure that the Project Arborist has submitted written reports to the City
Forester, at least, once every two weeks, from initial tree protection zone (TPZ) fencing
installation, through home construction, 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 the amount of TPZ was reduced then the Project
Arborist shall justify why the fencing was moved, and shall certify that the construction activities to
the trees did not adversely impact the overall, long-term health and stability of the tree(s). If the
reports are not submitted or received by the City Forester at the scheduled intervals, and if it
appears the TPZ's or the Tree Protection Plan is not being followed by the contractor, the City
can stop work on the project until an inspection 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 construction, and determine if any part of the Tree Protection Plan
has been violated
5. A reciprocal easement ensuring access and maintenance rights shall be recorded and the
existing access drive to parcel #1 will be extinguished.
6. Provide and implement a plan that shows street trees planted along SW 70th Avenue in
accordance with the standards for size and spacing under Section 18.745.040.0 of the Tigard
Development Code.
7. Record a deed restriction that precludes the removal of trees 10, 11, 15, 16 and 17 unless
deemed by an arborist to be dead, dying or diseased.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 2 OF 21
8. Place a note on the final plat that no structures, fences, retaining walls or vegetation over three
feet high will be pI�ced in the visual clearance triangles at the intersection of the proposed
driveway and SW 70 h Avenue.
The applicant shall prepare a cover letter and submit it, along with any supporting documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
9. Prior to commencing onsite improvements, a Public Facility Improvement (PFI) permit is required
for this project to cover the curb cut, driveway, storm and sewer connections 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 pu�lic improvemenfs.
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.tiqard-or.qov).
10. The PFI permit plan submittal shall include the exact legal name, address and telephone number
of the individual or corporate enti� who will �designated as the "Permittee", and who will
provide the financial assurance for t e public improvements. For example, specify if the entity is
a corporation, limited partnership, LLC, etc. Rlso 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.
11. Prior to final plat approval, the applicant's professional engineer shall provide a sight distance
certification for the proposed shared driveway.
12. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT:
Shirley Treat, Engineering).
13. The applicant shall provide signage at the entrance of each shared flag lot driveway or private
street that lists the addresses that are served by the given driveway or street.
14. The applicant shall execute a Restrict��ve Covenant whereby they agree to complete or participate
in the future improvements of SW 70 Avenue adjacent to the sub�ect property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or paid for by the
formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or paid for in whole or in
part by the City or other public agency,
C. when the improvements are par� of a larger project to be constructed by a third party and
involves the sharing of design and/or construction expenses by the third party owner(s) of
property in addition to the subject property, or
D. when construction of the improvements is deemed to be appropriate by the City Engineer
in conjunction with construction of improvements by others adjacent to the subject site.
15. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed
shared driveway will be jointly owned and maintained by the private property owners who abut
and take access from it.
16. The applicant shall either place the existing overhead utility lines along SW 70th Avenue
underground as a part of this project, or the sFiall pay the fee in-lieu of undergrounding The fee
shall be calculated by the frontage of the si�e 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 $4,200.00 and it shall be paid prior
to final plat approval.
17. 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.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 3 OF 21
18. 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.
19. 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 rawn to the minimum standards set forth by
the Oregon Revised Statutes (ORS �92.05), Washington County, and by the City of Tigard.
D. The rig�it-of-way dedication for 70t Avenue shall be made on the final plat and shall
provide for 27 feet from centerline.
E. NOTE: Washington County will not begin their review of the final plat until they receive
notice from the Engineering Department indicating that the City has reviewed the final plat
and submitted comments to the applicant's surveyor.
F. After the City and County have reviewed the final plat, submit two mylar copies of the final
plat for City Engineer signature (for partitions), or City Engineer and Community
Development Director signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
e app icant s a prepare a cover etter an su mit it, a ong wit any supporting ocuments
and/or plans that address the followin requirements to the CURRENT PLANNING DIVISION,
ATTN: MATHEW SCHEIDEGGER 503-63�-4171, EXT 2437. The cover letter shall clearly identify
where in the submittal the required information is found:
20. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the
location of the trees that were preserved on the lot, location of tree protection fencing, and a
signature of approval from the project arborist regarding the placement and construction
techniques to be employed in building the house. All proposed protection fencing shall be
installed and inspected prior to commencing construction, and shall remain in place through the
duration of home building. After approval from the City Forester, the tree protection measures
may be removed.
21. Submit a plan showing the 20-foot access drive with a minimum width of 10 feet of pavement.
The applicant shall prepare a cover letter and submit it along with any supportin documents
and/or plans that address the following requirements to the ENGINEERING DIVISION, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal
the required information is found:
22. Prior to issuance of building permits, the applicant shall provide the Engineering Department with
a "photomylar" copy of the recorded final pfat.
23. Prior to issuance of the building permit for Parcel 2, the applicant shall pay the standard water
quality and water quantity fees per lot (fee amounts will be the latest approved by CWS).
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE EFFECTIVE
DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION OF THIS
DECISION.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 4 OF 21
SECTION III. BACKGROUND INFORMATION
Pro ert Histo :
e property is designated Low Density Residential on the Tigard Comprehensive Plan and Zoning
Map. No pr�or land use approvals were found affecting this parcel.
Site Information and Pro osal Descri tions
e app icant is requesting approva to create a two-lot partition on a parcel of land containing
approximately 21,111 square feet. This partition will create Parcel #1 with approximately 8,990 square
feet and Parcel #2 with 10,081 square feet.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to property owners within 500 feet of the subject site providing them an
opportuniry to comment. No comments were received.
SECTION V. APPLICABLE REVIEW CRITERIA AND FINDINGS
Land Partitions (18.4201:
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.
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 critenon is met.
All proposed improvements meet City and applicable agency standards; and
The public facilities and proposed improvements are discussed and conditioned later in this decision
under Chapter 18.810 (Street & Utility Improvement Standards). Improvements will be reviewed as part
of the �ermit 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-4.5 zoning district is 50 feet. Parcel #1 is 100 feet in width;
Parcel #2 is 100 feet in width with a 20-foot pole out to SW 70th Avenue. 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-4.5 zonin district is 7,500 square feet for detached
single-family units. The proposed partition creates two (�) lots that are 8,990 and 10,081 sq uare feet.
Proposed parcel #2 is considered a flag lot. The pole portion of parcel #2 is not included within the lot
area. Therefore, this criterion has been satisfied.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 5 OF 21
Each lot created through the partition process shall front a public right-of-way by at least 15 feet
or have a legally recorded minimum 15 foot wide access easement.
Proposed parcel #� has 100 feet of fronta�e onto,SW 70th Avenue. Proposed parcel #2 has 20 feet of
frontage on SW 70 Avenue. Therefore, this criterion is satisfied.
Setbacks shall be as required by the applicable zoning district.
Setbacks for the R-4.5 zoning district are as follows: front, 20 feet; side, 5 feet; rear, 15 feet. The
existing house on Parcel #1 is proposed to remain, which meets required setbacks. Setbacks for the
future Fiome will be reviewed during the building permit phase.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,
provided that no side yard is less than 10 feet. Structures shall generally be located so as to
maximize separation from existing structures.
Proposed parcel #2 is considered a flag lot. The applicant has not indicated an alternative front yard.
During the building permit phase parcel #2 will be reviewed for compliance with the based zone's
setback requirements.
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 Iot in accordance with Sections 18.745.040.
Screening may also be required to maintain privacy for abutting lots and to provide usable
outdoor recreation areas for proposed development.
The proposed accessway to parcel #2 is within 10 feet of the northern property line, which abuts a lot of
record. The applicant has shown a three foot buffer along the entire length of the access drive.
Therefore, this standard has been satisfied.
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.
A copy of the application was sent to Tualatin Valley Fire 8� Rescue (TVF&R). Comments from NF&R
did not include a need for an additional fire hydrant.
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 indicated that both parcels will take access from the 20-foot pole associated with
parcel #2. Therefore, a reciprocal easement ensuring access and maintenance rights shall be recorded
and the existing access drive to parcel #1 will be extinguished.
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 require consideration of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suitable
elevation for the construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway plan.
The partitioned lots are approximately 4,100 feet to the southwest of the nearest 100-year floodplain.
Therefore, this standard does not appfy.
An application for a variance to the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
The applicant has not requested an adjustment. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 6 OF 21
FINDING: Based on the analysis above, the land partition criteria have not been satisfied. If the
applicant complies with the condition below, the section will be met.
CONDITION: A reciprocal easement ensuring access and maintenance rights for the proposed access
shall be recorded.
Residential Zoninq Districts (18.510):
eve opmen s an ar s in resiaen ial zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5
Minimum Lot Size
-Detached unit 7,500 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 ft.
-Duplex lots 90ft.
-Attached unit lots
Maximum Lot Covera e -
Minimum Setbacks
-Front yard 20 ft.
-Side facing street on corner 8�through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or rear yard abutting more restrictive zoning district --
-Distance between property line and front of garage 20 ft.
-Side Yard Setbacks for Fla Lots DC 18.420.050 A 4 e 10 ft.
Maximum Hei ht 30 ft.
Minimum Landsca e Re uirement
A minimum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this
standard. Parcel #1 contains a single-family dwelling that meets the required R-4.5 setbacks. Future
development will be reviewed through the building permit process to ensure compliance with the
R-4.5 development standards. Setback standards, required by Table 18.510.2 will apply to all future
development of the proposed lots.
FINDING: Based on the analysis above, the Residential Zoning District Standards have been met.
Access, Eqress and Circulation (18.705):
Chapter 18.705 establishes standards and regulations for safe and efficient vehicle access and
e�ress on a site and for general circulation within the site. Table 18.705.1 states that the
minimum vehicular access and e�ress for single-family dwelling units on individual lots shall be
one, 10-foot paved drivewax within a 15-foot-wide accessway. The minimum access width for 3-
6 dwelling units is 20 feet with 20 feet of pavement.
The applicant has indicated that both parcels will share a 20-foot access. However, the applicant has
not indicated the pavement width. Therefore, the applicant is required to submit a plan showing the 20-
foot access drive with a minimum width of 10 feet of pavement.
Access plan requirements.
No building or other permit shall be issued until scaled plans are presented and approved as
provided by this chapter that show how access, egress and circulation requirements are to be
fulfilled. The applicant shall submit a site plan. The Director shall provide the applicant with
detailed information about this submission requirement.
Scaled site plans have been conditioned to indicate how the requirements of access, egress, and
circulation are met. Therefore, this criterion has been satisfied.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 7 OF 21
Joint access.
Owners of two or more uses, structures, or parcels of land may agree to utilize jointly the same
access and egress when the combined access and egress of both uses, structures, or parcels of
land satisfies the combined requirements as designated in this title, provided: Satisfactory legal
evidence shall be presented in the form of deeds, easements, leases or contracts to establish the
joint use; and Copies of the deeds, easements, leases or contracts are placed on permanent file
with the City.
Joint access has been proposed. A condition of approval requiring a reciprocal easement has been
imposed above, under 18.420 (Land Partitions). Therefore, this standard has been satisfied.
Public street access.
All vehicular access and egress as required in Sections 18.705.030H and 18.705.0301 shall
connect directly with a public or private street approved by the City for public use and shall be
' maintained at the required standards on a continuous basis.
Both lots will have direct access to SW 70�h Avenue, a public street. Therefore, this criterion has been
satisfied.
Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts will be addressed under Chapter 18.810 Street and Utility Improvements Standards later in
this decision.
Re uired walkwa location. On-site pedestrian walkways shall comply with the following
s an ar s:
Walkways shall extend from the ground floor entrances or from the �round floor landing of
stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the streets
which provide the required access and egress. Walkways shall provide convenient connections
between buildings in multi-building commercial, institutional, and industrial complexes. Unless
impractical, walkways shall be constructed between new and existing developments and
neighboring developments;
Within all attached housing (except two-family dwellings) and multi-family developments, each
residential dwelling shall be connected by walkway to the vehicular parking area, and common
open space and recreation facilities;
Wherever rec�uired walkways cross vehicle access driveways or parking lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physically
separated from motor vehicle traffic and parking by either a minimum 6-inch vertical separation
(curbed) or a minimum 3-foot horizontal separation, except that pedestrian crossings of traffic
aisles are permitted for distances no greater than 36 feet if appropriate landscaping, pavement
markings, or contrasting pavement materials are used. Walkways shall be a minimum of four feet
in width, exclusive of vehicle overhangs and obstructions such as mailboxes, benches, bicycle
racks, and sign posts, and shall be in compliance with ADA standards;
Required walkways shall be paved with hard surFaced materials such as concrete, asphalt,
stone, brick, etc. Walkways may be required to be lighted and/or signed as needed for safety
purposes. Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
This proposat is for a detached single-family development, this standard does not apply.
Inadequate or hazardous access.
Applications for building permits shall be referred to the Commission for review when, in the
opinion of the Director, tlie access proposed would cause or increase existing hazardous traffic
conditions; or would provide inadequate access for emergency vehicles; or would in any other
way cause hazardous conditions to exist which would constitute a clear and present danger to
the public health, safety and general welfare.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 8 OF 21
The lots within this partition will be providing direct access to a public street. Tualatin Valley Fire and
Rescue and Tigard Police have been notified and have not indicated a hazard. The Director has not
determined that Planning Commission review is necessary for building permits. With regard to streets
and street intersections, these issues are addressed under TDC CFiapter 18.810 (Street and Utility
Improvement Standards). Therefore, this standard is satisfied.
Direct individual access to arterial or collector streets from single-family dwellings and duplex
lots shall be discouraged. Direct access to major collector or arterial streets shall be considered
only if there is no practical alternative way to access the site.
The proposed parcels will take access from SW 70th Avenue, which is not a collector or an arterial.
Therefore, this standard does not apply.
In no case shall the design of the service drive or drives require or facilitate the backward
movement or other maneuvering of a vehicle within a street, other than an alley. Single-family
and duplex dwellings are exempt from this requirement.
This criterion does not apply to the proposed single-family dwellings.
Access Manaqement (Section 18.705.030.H)
�ection . . . s a es a an access report shall be submitted with all new development
proposals which verifies design of driveways and streets are safe by meeting adequate stacking
needs, sight distance and deceleration standards as set by ODOT, Washington County, the City
and AASHTO.
The applicant has proposed to construct a shared driveway for the two parcels. The applicanYs
engineer shall provide final sight distance certification for this shared access prior to final plat approval.
Section 18.705.030.H.2 states that drivewa�s 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 proposed shared driveway is more than 150 feet from the intersection of 70th Avenue, a local street,
and Taylor's Ferry Road, a collector, thereby meeting this criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a
collector shall be 200 feet. The minimum spacing of driveways and streets along an arterial shall
be 600 feet. The minimum spacing of local streets along a local street shall be 125 feet.
The applicant has proposed a shared driveway on a local street, therefore this criterion does not apply.
Minimum access requirements for residential use.
Vehicular access and egress for sin�le-family, duplex or attached single-family dwelling units on
individual lots and multi-family residential uses shall not be less than as provided in Table
18.705.1 and Table 18.705.2;
The applicant has indicated that both of the proposed parcels will share a 20-foot access easement.
The applicant has not indicated the pavement width, which has been conditioned above, under 18.420
(Land Partitions). Therefore, this standard is satisfied.
Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor
entrance or the ground floor fanding of a stairway, ramp, or elevator leading to the dwelling
units;
No multi-family structures are proposed with this application. Therefore, this standard does not apply.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 9 OF 21
Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform fire Code;
Tualatin Valley Fire and Rescue did not indicate in their comments that the proposed access drive would
not meet their requirements.
Section 18.705.030.H.4 states that 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
circular, paved surface having a minimum turn radius measured from center point to outside
edge of 35 feet or 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. The maximum cross slope
of a required turnaround is 5%.
The proposed access drive is shown to be 90 feet in length. Therefore, this standard does not apply.
FINDING: Based on the analysis above, the Access, Egress and Circulation standards have not
been met. If the applicant meets the following condition, this section will be met.
CONDITION: Submit a plan showing the 20-foot access drive with a minimum width of 10 feet of
pavement.
Densitv Computations (18.715):
. e inition o ne eve opment area. Net development area, in acres, shall be determined
by subtracting the following land area(s) from the gross acres, which is all of the land
included in the legal description of the property to be developed:
1. All sensitive land areas
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum number of
residential units per net acre, divide the number of square feet in the net acres by the
minimum number of square feet required for each lot in the applicable zoning district.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated 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 subJ'ect property
is 21,111 square feet. There are no sensitive land areas within the sub�ect proposal. To determine
the net developable area, the square footage to accommodate the existing house on Parcel #1 (8,990
square feet) and the square foota e of the pole portion of parcel #2 (1,800 square feet) and street
dedication (240 square feet) is sub�racted from the calculation. This results in a net developable area
of 10,081 square feet. As the minimum lot size for the R-4.5 zone is 7,500 square feet, the maximum
number of additional residential units is one �lus the existing house. The proposed partition creates
one additiona o�iich is in conformance with the minimum density requirements.
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 ro ects 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.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 10 OF 21
This ptRposed project has 120 feet of frontage on SW 70th Avenue. Street trees are required along the
SW 70 fronta e and shall be planted in accordance with the standards for size and spacing in this title,
under Section �8.745.040.C.
FINDING: Based on the analysis above, the Landscaping and Screening Standards have not been
met. If the applicant complies with the condition below, the standard will be met:
CONDITION: Provide and implement a plan that shows street trees planted along SW 70th Avenue in
accordance witf� the standards for size and spacing under Section 18.745.040.0 of the
Tigard Development Code.
Tree Removal (18.790):
ree p an or e p anting, removal and protection of trees prepared by a certified arborist shall
be �rovided for any lot„ parcel or combination of lots or parcels for which a development
application for a subdivision, partition, site development review, planned development or
conditional use is filed. Protection is preferred over removal wherever possible.
According to the arborist report, there are a total of 13 trees located on-site that are greater than 12
inches in diameter. Of the 13 trees, seven are considered hazardous, leaving six frees viable for
mitigation. The applicant has indicated that only one tree (tree #9) is slated for removal. Therefore, the
applicant is retaining 84 percent of the viable trees on-site. Based on the mitigation requirements,
retention of 75 percent of trees greater than 12 inches or greater requires no mitigation. Therefore, this
section is satisfied.
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 that precludes the
removal of trees 10, 11, 15, 16 and 17 unless deemed by an arborist to be dead, dying or diseased.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met. In order
to meet the standard, the applicant shall satisfy the following condition
CONDITION: Record a deed restriction that precludes the removal of trees 10, 11, 15, 16 and 17 unless
deemed by an arborist to be dead, dying or diseased.
Visual Clearance Areas 18.795 :
TFis�ia�er requires 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, plantin , fence, wall structure, or
temporary or permanent obstruction exceeding three (3) feet in heigh� The code provides that
obstructions that may be located in this area shall be visually clear between three (3) and eight
(8) feet in height. Trees may be placed within this area provided that all branches below eight (8)
feet are removed. A visual clearance area is the triangular area formed by measuring from the
corner, 30-feet along the right-of-way and along the driveway and connecting these two points
with a straight line.
The applicant will be required to place a note on the final plat that no structures, fences, retaining walls
or vegetation over three feet hi�h will be placed in the visual clearance triangles at the intersection of the
proposed driveway and SW 70 Avenue.
FINDING: Based on the analysis above, the Vision Clearance Standards are not met.
NOTICE OF DECISION MLP2005-OD007/CAREY CUSTOM HOMES PARTITION PAGE 11 OF 21
CONDITION: Place a note on the final plat that no structures, fences, retaining walls or vegetation over
three feet will be placed in the visual clearance triangles at the intersection of the proposed
driveway and SW 70`h Avenue.
PUBLIC FACILITY CONCERNS
Street And Utilitv Improvements Standards (Section 18.810):
ap er . proviaes 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 local street to have a
54 right-of-way width and 32-foot paved section. Other improvements required may include on-
street parking, sidewalks and bikeways, underground utilities, street lighting, storm drainage,
and street trees.
This site lies adjacent to SW 70th 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 the additional ROW to provide 27
feet from centerline.
SW 70th Avenue is paved but not fully improved to City standards. TMC 18.810.030�A)(1) states that
streets within a development and streets ad�acent shall be improved in accordance wit City standards.
However, 18.810.030(A)(5) states that the City may accept a future improvement guarantee in lieu of
street improvements if the improvement associated with the project does not, by itself, provide a
significant improvement to the street safety or capacity. Although this developmenf will incrementally
increase the amount of traffic on the roadway, the increase will not substantially degrade the level of
service on the street. A street improvement ad�acent to this site, therefore, will not significantly improve
the safety or capacity of the street. In addition, 18.810.030(A)(5)(e) states that a guarantee in lieu of
street improvements is acceptable if the proposal is a land partition on property zoned residential and
the partition does not create any new streets. This partition will not create a new street. Based on these
code provisions, Staff therefore recommends that the applicant be required to enter into an agreement
with the City whereby the owner agrees to participate in any future widening project for the street carried
out by the City, a third party, or through a local improvement district. This agreement must be executed
prior to final plat approval.
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 contem�lated,
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.
Existing development does not allow an opportunity for a street with this project. Therefore, no blocks
are formed with this development.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 12 OF 21
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements
or right-of-ways shall be provided when full street connection is not possible. Spacing between
connections shall be no more than 330 feet, except where �recluded by environmental or
topographical constraints, existing development patterns, or strict adherence to other standards
in the code.
As mentioned above, no blocks are associated with this project due to existing development.
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.
The larger of the two lots, lot #2 is 84 feet wide by 100 feet deep. Therefore, the depths of the proposed
parcels are less than 2.5 times the average lot width.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of frontage on public
or private streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c applies,
which requires a parcel to either have a minimum 15-foot frontage or a minimum 15-foot wide
recorded access easement. In cases where the lot is for an attached single-family dwelling unit,
the frontage shall be at least 15 feet.
Proposed parcel #1 has 100 feet of frontage on SW 70th Avenue. Parcel #2 is considered a flag lot and
has 20 feet of frontage which is allowed for a flag lot. Therefore, this standard is satisfied.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design
standards and be located on both sides of arterial, collector and local residential streets. Private
streets and industrial streets shall have sidewalks on at least one side.
By providing a future street improvement guarantee, the applicant will meet this criterion.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each
new development and to connect developments to existing mains in accordance with the
provisions set forth in Design and Construction Standards for Sanitary and Surface Water
Management (as adopted by Clean Water Services in 1996 and including any future revisions or
amendments) and the adopted policies of the comprehensive plan.
Over-sizin�: Section 18.810.090.0 states that proposed sewer systems shall include
consideration of additional development within the area as projected by the Comprehensive
Plan.
There is an existing 8-inch sanitary sewer line in 70th Avenue. The applicant has proposed a new
connection to serve the additional parcel. The existing home is already connected to the public sewer
line.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for
storm water and flood water runoff.
Accommodation of U pstream Drainage: Section 18.810.100.0 states that a culvert or other
drainage facility shall be large enough to accommodate potential runoff from its entire upstream
drainage area, whether inside or outside the development. The City Engineer shall approve the
necessary size of the facility, based on the provisions of Design and Construction Standards for •
Sanitary and Surface Water Management (as adopted by Clean Water Services in 2000 and
including any future revisions or amendments).
There are no upstream drainage ways that impact this site.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 13 OF 21
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 Managemen� 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.
Small projects, such as residential partitions, are not required to provide onsite detention. They will be
required to pay the SDCs for water quantity prior to issuance of the building permit.
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 70th Avenue is not designated as a bicycle facility.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric,
communication, lighting and cable television services and related facilities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and
meter cabinets which may be placed above ground, temporary utility service facilities during
construction, high capacity electric lines operating at 50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving utility to provide
the underground services;
. The City reserves the right to approve location of all surface mounted facilities;
• All underground utilities, including sanitary sewers and storm drains installed in streets
by the developer, shall be constructed prior to the surFacing of the streets; and
. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states that a developer shall
pay a fee in-lieu of under-�rounding costs when the development is proposed to take place on a
street where existing utilities which are not underg round will serve the development and the
approval authority determines that the cost and technical difficulty of under-g rounding the
utilities outweighs the benefit of under-grounding in conjunction with the 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 70th 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 120 lineal feet; therefore the fee woufd be $4,200.00.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 14 OF 21
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY IMPROVEMENT
Public Water S stem:
ua a in a ey a er istrict provides service in this area. The applicant has submitted documentation
from TVWD stating that service level is adequate to serve the proposed project. The applicant shall
submit plans to TVWD for review and issuance of permits for a new residential service.
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. It would be impracticaf to require an on-site water quality facility to accommodate treatment of
the storm water from Parcel 2. Rather, the CWS standards provide that applicants should pay a fee in-
lieu of constructing a facility if deemed appropriate. Staff recommends payment of the fee in-lieu on this
application.
Address Assi nments:
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 final plat approval.
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.
Im�act Stu� 18.390
Section 18 3 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 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 �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 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 that addresses the impact the proposed partition will have
on public facilities. The impact study can be found in the land-use file at the City s Permit Center.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 15 OF 21
The Washington County Traffic Impact Fee. (TIF) is a mitigation measure that is required at the time of
development. Based on a transportation impact study prepared by Mr. David Larson for the A-Boy
Expansion/Dolan II/Resolution 95-61, TIF's are expected to recapture 32 percent of the traffic impact of
new development on the Collector and Arterial Street system. The applicant will be required to pay TIF's
of approximately $2,690 per new dwelling unit.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street improvements
citywide, a fee that would cover 100 percent of this projects traffic impact is $16,812 ($5,380 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 proJ�ect on the transportation system is $11,432. The
cost of the dedication is expecfed to be $720 (R-O-W Dedication). The exactions are proportionate.
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Police Department has reviewed the proposal and has no objection to it.
City of Tigard Forester has reviewed the proposal and offered the following comments and conditions:
LANDSCAPING AND SCREENING
18.745.030.C, Installation Requirements The installation of all landscaping shall be as follows:
All landscaping shall be installed according to accepted plantin� procedures.
The plant material shall be of high grade, and shall meet the size and grading standards of the
American Standards for Nurberg Stock (ANSI Z-60, 1-1986, and any other future revisions); and
Landscaping shall be installed in accordance with the provisions of this title.
The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These
guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting
guidelines as ell as the standards set forth in the American Institute of Architects' Architectural Graphic
Standards, 10� edition. In the Architectural Graphic Standards there are guidelines for selecting and
planting trees based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
In order to develop tree species diversity onsite it is recommended that the following guidelines be
followed:
No more than 30% of any one family be planted onsite.
No more than 20% of any one genus be planted onsite.
No more than 10°/a of any one species be planted onsite.
18.745.030.E Protection of Existin Landsca in . Existing vegetation on a site shall be
pro ec e as muc as possi e:
The developer shall provide methods for the protection of existing vegetation to remain during
the construction process; and
The plants to be saved shall be noted on the landscape plans (e.g:, areas not to be disturbed can
be fenced, as in snow fencing which can be placed around the individual trees}.
See comments under "Tree Removal".
18.745.030.G Conditions of A roval of Existin Ve etation. The review procedures and
s an ar s or require an scaping an screening s a e specified in the conditions of
approval during development review and in no instance shall be less than that required for
conventional development.
See recommended conditions of approval at the end of this memorandum.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 16 OF 21
18.745.040 Street Trees
ro ec ion o existin ve etation. All development projects fronting on a public street,
Private reet or a private riveway more than 100 feet in length approved after the adoption of
this title shall be required to plant street trees in accordance with the standards in Section
18.745.040.C.
The accepted planting procedures are the guidelines described in the Tigard Tree Manual. These
guidelines follow those set forth by the International Society of Arboriculture (ISA) tree planting
guidelines as ell as the standards set forth in the American Institute of Architects' Architectural Graphic
Standards, 10� edition. In the Architectural Graphic Standards there are guidelines for selecting and
planting trees based on the soil volume and size at maturitv. Additionally, there are directions for soil
amendments and modifications.
In order to develop tree species diversity onsite it is recommended that the following guidelines be
followed:
No more than 30% of any one family be planted onsite.
No more than 20% of any one genus be planted onsite.
No more than 10% of any one species be planted onsite.
2. TREE REMOVAL
18.790.030, Tree Plan Requirement
A. Tree lan re uired. A tree plan for the planting, removal and protection of trees prepared
y a ce i ie ar orist shall be provided for any lot, �arcel 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.
B. Plan re uirements. The tree plan shall include the following:
. en i ica ion of the location, size and species of afl existing trees including trees
designated as significant by the city;
2. Identification of a program to save existing trees or mitigate tree removal over 12
inches in caliper. Mitigation must follow the replacement guidelines of Section
18.790.060D, in accordance with the following standards and shall be exclusive of
trees required by other development code prov�sions for landscaping, streets and
parking lots:
a. Retention of less than 25% of existing trees over 12 inches in caliper requires
a mitigation program in accordance with Section 18.790.060D of no net loss
of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper
requires that two-thirds of the trees to be removed be mitigated in
accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper
requires that 50 percent of the trees fo be removed be mitigated in
accordance with Section 18.790.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper
requires no mitigation.
3. Identification of all trees which are proposed to be removed;
4. A protection program defining standards and methods that will be used by the
applicant to protect trees during and after construction.
As required, the applicant submitted a tree plan that was conducted by a certified arborist, Ray Myer.
The report contains the four required components, and, is therefore, acceptable. I suggest planting
native species of trees as street trees such as bigleaf maple, cascara or Oregon white oak. Properly
sized oaks can be found at River Oak Farm & Nursery. Call Diane at 503-357-2745. The species of
street tree used in this development is not listed. The species must be approved before the trees can be
planted.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 17 OF 21
Below are my suggestions for the applicant to follow for tree protection guidelines:
Prior to construction, a Tree Protection Plan shall be included with the proposed construction drawings
conforming to the International Society of Arboriculture (ISA) guidelines for review and approval by the
City Forester. All tree protection devices, along with their details and specifications, shall be shown on
the Tree Protection Plan. This plan shall also include the building footprints shown in relation to the
trees bein� preserved. Any tree that will not be removed onsite that is within the limits of disturbance of
this pro1 ec must be protected. Any tree that is located on property adjacent to the construction project
that will have more than 15% of its root system disturbed by construction activities shall also be
protected.
Prior to construction, the applicant shall submit a detailed construction schedule to the City Forester with
notations as to when tree protection devices will be either installed or removed throughout construction
of the project.
A note shall be placed on the final set of plans indicating that equipment, vehicles, machinery, grading,
dumping, storage, burial of debris, or any other construction-related activities shall not be located inside
of any tree protection zone or outside of the limits of disturbance where other trees are being protected.
All tree protection devices shall 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 the top of grade. Each post shall be driven into the
ground to a depth of no less than two and a half feet below grade. Each post shall be spaced no
further apart than four feet.
• Between each post, securely attached to the chain-link fencin�, shall be a sign indicating that the
area behind the fencing is protected and no construction activity, including material storage, may
occur behind the fencing.
. Inspected and approved in the field by the project arborist and City Forester prior to clearing,
grading, or the beginning of construction.
. Remain in place and maintained until all construction is completed and a final inspection is
conducted.
To determine the size of the tree protection zone (TPZ) the project arborist should follow the guidelines
listed below:
For individual trees follow the trunk diameter method. For every one-inch of diameter at breast height
(DBH), or 4 '/Z feet above the ground, allow 12 inches of space from the trunk of the tree. For example,
a tree that is 15" at 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 stand. If there are conifers with narrow crowns on the edge of the stand follow the trunk diameter
method or the drip line method, whichever is greater.
Calculate and follow the Optimal Tree Protection Zone calculation as shown in "Trees and Development:
A Technical Guide to Preservation of Trees During Land Development"by Nelda Matheny and James R.
Clark.
The project arborist may propose an alternate method for the establishment of the TPZ, provided the
effort is coordinated with the City Forester.
If it is necessary to enter the tree protection zone at any time with equipment (trucks, bulldozers, etc.) the
pro�ect arborist and City Forester must be notified before any entry occurs. Before entering the TPZ, the
proJ ect arborist and City Forester shall determine the method by which entry can occur, along with any
additional tree protection measures.
Prior to issuance of building permits, the ProJ'ect Arborist shall submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all remaining trees on the site are healthy,
stable and viable in their modified growing environment.
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 18 OF 21
RECOMMENDED CONDITIONS OF APPROVAL:
. rior o commencing si e wor , e app ican s all submit a cash assurance for the equivalent value of
mitigation required. If additional trees are preserved through the subdivision on improvements and
construction of houses, and are properly protected through these stages by the same measures afforded
to other protected trees on site, the amount of the cash assurance may be correspondingly reduced.
Any trees planted on the site or o ff site in accordance with 18.790.060 (D) will be credited against the
cash assurance, for two years following final plat approval. After such time, the applicant shall pay the
remaining value of the cash assurance as a fee in lieu of planting.
2. Prior to issuance of building permits, the applicanUowner shall record a deed restriction to the effect
that any existing tree greater than 12" diameter 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 decision should either die or be removed as a hazardous tree.
3. Prior to commencing any site work, the applicant shall submit construction drawings that include the
approved Tree Removal, Protection and Landscape Plan. The plans shall also include a construction
sequence including installation and removal of tree protection devices, clearing, grading, and paving.
Only those trees identified on the approved Tree Removal plan are authorized for removal by this
decision.
4. Prior to commencing any site work, the applicant shall establish fencing as directed by the project
arborist to protect the trees to be retained. The applicant shall allow access by the City Forester for the
purpose of monitoring and inspection of the tree protection to verify that the tree protection measures are
performing adequately. Failure to follow the plan, or maintain tree protection fencing in the designated
locations shall be grounds for immediate suspension of work on the site until remediation measures
and/or civil citations can be processed.
5. Prior to final plat approval, the applicant shall ensure that the Project Arborist has submitted written
reports to the City Forester, at least, once every two weeks, from initial tree protection zone (TPZ)
fencing installation, through site work, as he monitors the construction activities and prog ress. These
reports should include any changes that occurred to the TPZ as well as the condition and focation of the
tree protection fencing. If the amount of TPZ was reduced then the Project Arborist shall justify why the
fencing was moved, and shall certify that the construction activities to the trees did not adversely impact
the overall, long-term health and stability of the tree(s). If the reports are not submitted or received by
the City Forester at the scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan is not
being followed by the contractor, the City can stop work on the proJ'ect until an inspection 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 construction, and determine if any part of the
Tree Protection Plan has been violated.
6. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the
location of the trees that were preserved on the lot, location of tree protection fencing, and a signature of
approval from the project arborist regarding the.placement and construction techniques to be employed
in building the house. All proposed protection fencing shall be installed and inspected prior to
commencing construction, and shall remain in place through the duration of home building. After
approval from the City Forester, the tree protection measures may be removed.
SECTION VII. AGENCY COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and has offered the following comments:
FIRE APPARATUS ACCESS ROAD WIDTH AND VERTICAL CLEARANCE: Fire apparatus
access roa s s a ave an uno s ruc e wi o no ess an ee ee or up to two dwelling
units and accessory buildings), and an unobstructed vertical clearance of not less than 13 feet 6
inches. Where fire apparatus roadways are less than 26 feet wide, "NO PARKING" signs shall be
installed on both sides of the roadway and in turnarounds as needed. Where fire apparatus
roadways are more than 28 feet wide but less than 32 feet wide, "NO PARKING" signs shall be
installed on one side of the roadway and in turnarounds as needed. Where fire apparatus roadways
are 32 feet wide or more, parking is not restricted.
NOTICE OF DECI510N MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 19 OF 21
SURFACE AND LOAD CAPACITIES: Fire apparatus access roads shall be of an all-weather
su ace a is easi y is inguis a e rom the surrounding area and is capable of supporting not less
than 12,500 pounds point load (wheel load) and 75,000 pounds live load (gross vehicle weight). You
may need to provide documen�ation from a registered engineer that the design will be capable of
supporting such loading.
SINGLE FAMILY DWELLINGS - REQUIRED FIRE FLOW: The minimum available fire flow for
s�ng e ami y we ings an up exes serve y a municipa water supply 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 I�C Appendix B.
FIRE HYDRANTS – ONE- AND TWO-FAMILY DWELLINGS & ACCESSORY STRUCTURES:
ere a po ion o a s ruc ure is more an ee rom a y ran on a ire appara us access roa ,
as measured in an approved route around the exterior of the structure(s), on-site fire hydrants and
mains shall be provided.
FIRE HYDRANT NUMBER AND DISTRIBUTION: The minimum number and distribution of fire
y ran s avai a e o a ui ing s a no e ess an that listed in Appendix C, Table C 105.1.
Considerations for lacin fire h drants ma be as follows:
. xis ing y ran s in e area may e use o mee the required number of hydrants as
approved. Hydrants that are up to 600 feet away from the nearest point of a subject building
that is protected with fire sprinklers may contribute to the required number of hydrants.
. Hydrants that are separated from the subject building by railroad tracks shall not contribute to
the required number of hydrants unless approved by the fire code official.
. Hydrants that are separated from the subject building by divided highways or freeways shall
not contribute to the required number of hydrants. Heavily traveled collector streets only as
approved by the fire code official.
. Hydrants that are accessible only by a bridge shall be acceptable to contribute to the required
number of hydrants only if approved by the fire code official.
FIRE HYDRANT DISTANCE FROM AN ACCESS ROAD: Fire hydrants shall be located not more
an ee rom an approve ire appara us access roa way.
REFLECTIVE HYDRANT MARKERS: Fire hydrant locations shall be identified by the installation of
re ec ive mar ers. e mar ers s a e 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
ACCESS AND FIRE FIGHTING WATER SUPPLY DURING CONSTRUCTION: Approved fire
appara us access roa ways an ire ig ing wa er supp �es s a e ins a e an operational prior to
any combustible construction or storage of combustible materials on the site.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
—� Owner of record within the required distance
�– Affected government agencies
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 20 OF 21
��.
Final Decision:
THIS DECISION IS FINAL ON NOVEMBER 18, 2005 AND BECOMES
EFFECTIVE ON DECEMBER 7, 2005 UNLESS AN APPEAL IS FILED.
A��eal:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are
otherwise adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may
appeal this decision in accordance with Section 18.390.040.G.2. of the Tigard Communit�r Development
Code which provides that a written appeal together with the required fee shall be filed with the Director
within ten (10) business days of the date the Notice of Decision was mailed. The appeal fee schedule
and forms are available from the Planning Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard,
Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be
confined to the specific issues identified in the written comments submitted by the parties during the
comment period. Additional evidence concerning issues properly raised in the Notice of Appeal may
be submitted by any party during the appeal hearing, sub�ect to any additional rules of procedure that
may be adopted from time to time by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON DECEMBER 6, 2005.
Questions:
yoT��e any questions, please call the City of Tigard Planning Division, Tigard City Hall, 13125 SW
Hall Boulevard, Tigard, Oregon at (503) 639-4171.
��� ` November 18 2005
- w c ger
A ociate Plarrher
November 18 2005
. ic ar ewers o
Planning Manager
i:lcurpinlmathewl mlplmlp2005-00006(Pacific Rim)1mIp2005-00006.decision.doc
NOTICE OF DECISION MLP2005-00007/CAREY CUSTOM HOMES PARTITION PAGE 21 OF 21
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7160 SW Fir Loop, Suite 201 CAREY CUSTOM HOMES PARTITION
Portland, OR 97223
Carey Custom Homes
Attn: Dan Carey
14723 SW Teal
Tigard, OR 97223
FROM PLANNING RESOURCES 503-684-1028 (FRI)JUN 24 2005 15:22/ST. 15:21/No� 6806572068 P 2
PRE-APP.H9.D 8Y:
� CITY OF TIGARD PLANNING DIVISION
13125 SW HAL.L BOULEVARD TIGARD, OR 97223-8189
50 3.639.4171150 3.684.7297
CITY OF TIOARD
OREGON LAND USE PERMIT APPLICATION
File# NI l.,Pao 65-n b°°r1 Other Case#
Date '1� Is-p5 gy C � Ca,�w� Receipt# a ° °S"��� City � Urb ❑ Date CompleteQ
TYPE OF PERMIT YOU ARE APPLYING FOR
❑AdjustmenUVariance{I or II) �Minor Land Partition {ll) ❑Zone Change(III}
❑Comprehensive Plan Amendment(IV) ❑ Planned Development(III) ❑Zone Change Annexation (1V)
❑Conditional Use(III} ❑ Sensitive Lands Review(I, II or III) ❑Zone Ordinance Amendment(IV)
❑ Historic Overlay(II or III) ❑ Site Development Review{II)
❑ Home Occupation (11) ❑Subdivision (II or III)
ress i ava�a e
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a is i more an one
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�03 -� 78 -o�Zl 5� 9 —�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
space rovided on the back of this form or submit a written authorization with this a lication.
ease e spea ic a� � �c
�
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUSMITTAL ELEMENTS AS
DESCRIBED IN TNE "BASiC SUBMITTAL REQUIREMENTS" INFORMATION SNEET.
FROM PLANNING RESOURCES 503-684-1028 CFRI)JUN 24 2005 15:22/ST. 15 :21/No. 6806572068 P 3
' ' 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 al! 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 acknowfedge 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, inciuding the policies and criteria,
and understands the requirements for approving ar denying the app►ication(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
� �� �� ���
Own r's Signature Date
,
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Owner's gnature Date
Owner's Slgnature Date
Owner's Stgnature Date
Owner's Signature Date
7 �3 0�
App ' anUAgenURepresentatfve's Signature Date
ApplicanUAgenURepresentative's Signature Date
FROM PLANNING RESOURCES 503-684-1028 (FRI)JUN 24 2005 15 :22/ST. 15:21/No� 6806572088 P 4
. . CITY OF TIGARD
LAND USE APPLICATl4NS
BASIC SUBMITTAL REQUIREMENTS
This checklist identifies the basic submittal requirements for a land use application.
BASIC IN�ORMATION:
�[ Completed Master"L�nd Use Permit"Application with property owner's signature or name of agent and letter of
authorization
� Title transfer instrument or grant deed
Written summary of proposal
�' Narraiive demonstrating compliance with all applicable development standards and approval criteria (as
specified in the Pre-Application Conference notes}
O Two (2� sels of stamped, add�essed #10 envelopes for al1 owners ot property within 500 feet of the subject�L. `
property. Mailing envelopes shall be standard legal-size (#10), addressed with 1" x 4" labets (see envelope ��
submittal requirements). Property owner mailing lists must be prepared by the City for a rninimal fee (see
request for 500'property owner mailing list form).
�.� Documentary evidence of Neighborhood Meeting for ihe following: Site Deveiopment Review, Subdivision,
Conditional Use,Sensitive Lands Review,Zone Cfiange, Comprehensive Plan Amendments.
��' O Neighborhood Meeting A�davits of Posting& Mailing Notice, Minules,Sign-in Sheets
❑ Service Provider Letter
� Impact Study per Sec�ion 18.390.040.B.2.(e) .
Copy of the Pre-Application Conference notes
� Filing Fee(see fee schedule)
PLANS REQUIRED:
In addition to the above basic information, each type of land use application will require one or more of the foflowing maps
or plans. PLEASE SUBMIT EACH OF THE PLANS CHECKED BELOW WITH YOUR APPLICATION�(See separate
attachment tor details on what information to include on each plan):
� Vicinity Map � Preliminary Grading/Erosion Control Pian U5�.i...k :�,.�_,.„�
�� Existing Conditions Map �' Preliminary Utilities P{8n
❑ Subdivision Preliminary Plat Map � Prelirninary StoRn Drainage Plan
� Prefiminary Pa�tition/Lot Line Adjustment Plan �! Tree PresenrationlMitigation Plan
� Site Development Plan ❑ Architectural Drawings(elevalions 8�floor plans)
Landscape Plan ❑ Sign Drawings
O�C Public ImprovementslStreets Plan
NUMBER OF COPIES REQUIRED:
The City requires multiple copies of submittal materials. The number of copies required depends on the type.of review
process. FOR PURPOSES OF REV{EWING YOUR APPLICATION FOR COMPLETENESS, ONLY 3 COPIES ARE
NEEDED. THE BALANCE OF THE COPIES WILL BE REQUESTED FROM YOU, ONCE DEEMED COMPLETE, TO
MAKE YOUR APPLICATfON SUBMITTAL COMPLETE.
h:lpattyVnasters\application submittal requirements.doc
UPDATED: 26-Jun-02
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14723 SW Teal Blvd. Beaverton, OR 97007 503-778-0121 Fax 503-�79-5516
, �
CITY OF TI01RD
Commuriity�Ue•c�eCopment
S�aping;A�BetterConinrunity
LAND USE PROPOSAL DESCRIPTION
120 DAYS = 1/12/2006
FILE NO.: MINOR LAND PARTITION (MLP) 2005-00007
FILE TITLE: CAREY CUSTOM HOMES PARTITION
APPLICANT: Planning Resources, Inc. OWNER: Carey Custom Homes
Ken Sandblast c/o Steve Bloomquist Attn: Dan Carey
7160 SW Fir Loop, Suite 201 14723 SW Teal
Porttand, OR 97223 Tigard, OR 97223
REQUEST: The ap�licant is requesting ap roval for a two-lot partition on a parcel of land containing
approximately 21,111 square �eet (.48 acres). This partition will create Parcel #1 witfi
approximately 8,990 square feet, Parcel #2 with 10,081 square feet. There is an existing
residence on the site.
LOCATION: 9120 SW 70th Avenue; WCTM 1 S125DA, Tax Lot 8400.
COMP. PLAN
DESIGNATION: Low-Density Residential District.
ZONE: R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single-family homes with or without accessory residential
units at a minimum lot size of 7,500 square feet. Duplexes and attached single-family
units are permitted conditionally. Some civic and institutional uses are also permitted
conditionally.
APPLICABLE
REVIEW
CRITERIA: Community Development Code Cha ters 18.390, 18.420, 18.510, 18.705, 18.715,
18.745, 18.765, 18.790, 18.795 and 1�810.
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
DATE COMMENTS WERE SENT: SEPTEMBER 28, 2005 DATE COMMENTS ARE DUE: OCTOBER 12, 2005
❑HEARINGS OFFICER [MON.] DATE OF HEARING: TIME: 7:00 PM
❑PLANNING COMMISSION [MONJ DATE OF HEARING: TIME: 1:00 PM
❑CITY COUNCIL RUESJ DATE OF HEARING: TIME: 7:30 PM
�STAFF DECISION RENTATIVEI DATE OF DECISION: OCTOBER 26, 2005
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
/� Ni
I �,
CITY OF TIGARD
OREGON
July 19, 2005
Steve Bloomquist
Planning Resources, Inc.
7160 SW Fir Loop, Suite 201
Tigard, OR 97223
Dear Mr. Bloomquist:
Enclosed please find the request for mailing labels submitted with the 70`�'Avenue
partition application on Friday, July 15th, 2005. Labels should only be requested after the
initial completeness review. Mailing labels are only valid for three months and may
expire before an application is deemed complete. The planner assigned to the project,
Matt Scheidegger, will inform you by mail when the self addressed, stamped envelopes
are required.
Sincerely,
C�I�u%c�. Q• C�A�n�
Cheryl Caines
Planning Technician
13125 SW Hall Blvd„ Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
�,r-,e--�S l���v¢��'
�a�
7�._
CITY OF TIGARD
July 25, 2005 OREGON
Ken Sandblast
7160 SW Fir Loop
Portland, OR 97223
Dear Mr. Sandblast:
RE: Notice of Incomplete Application Submittal MLP2005-00007
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. The items in the enclosed public facility completeness checklist must be
addressed. Any questions pertaining to public facilities can be directed to
Kim McMillan in the Engineering Department at (503)639-4171 ext.2642.
I am available to answer questions and otherwise assist you as may be required at
�UJ-OJ�-rF I!i, �z�8�i5it3� tr��+��. �'ii`i�� �i�ii.iiS aP8 iic�iii �:�� a.t'fi. it5 �:��i N.i7i. iviaiic�aji
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 ,
_'�� � �/.P_s--_
c�
athew Scheidegger
Associate Planner
i:\cu rp InUnathewlmlp2005-00007.acc
c: MLP2005-00007 Land Use File
13125 SW Half Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
' PCJBLIC FAClLITY PLAN Project: .'' Avenue MLP
COMPLETENESS CHECKLIST Date: 7/25/05
GRADING
� Existin and ro osed contours shown.
❑ 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.
� Existin / ro osed curb or ed e of avement shown.
❑ 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? Show dimensions, existin and ro osed
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: 1) Driveways, 2) Half-street improvements 1) Show proposed shared driveway and the
removal of south driveway, 2) Must request
they be allowed fo enter into a future sfreet
improvement guarantee or show proposed
improvements on the plans. The impact
statement and response to the code have
• conflictin information.
SANITARY SEWER ISSUES
❑ Existing/proposed lines shown. Show existing and proposed laterals and any
re uired rivafe utilit easements
❑ Stubs to ad'acent arcels re uired/shown?
WATER ISSUES
❑ Existin / ro osed lines w/sizes noted? Show line size
❑ Existin I ro osed fire h drants shown? Are there an h drants nearb ?
❑ Pro osed meter location and size shown? Show ro osed meter and size
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE AND WATER QUALITY ISSUES
❑ Existin I ro osed lines shown? Show ro osed laterals
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water quality/detention facility shown on plans? A fee-in-lieu will be required forboth water
qualify and quantity. The impact sfafement
and narrafive have conflictin information.
❑ Area for facilit match re uirements from calcs?
REVISED: 07/25/05
❑ Facility shown outside any wt..and buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 7/25/05
,
1
REVISED: 07/25/05
. I S I 2 5.b� �,�-oa
PUBLIC FACILITYPLAN Project: ..,'' Avenue MLP
COMPLETENESS CHECKLIST Date: 7/25/05
�
GRADING
� Existin and ro osed contours shown.
❑ 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.
� Existin / ro osed curb or ed e of avement shown.
❑ 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? Show dimensions, existin and ro osed
Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: 1) Driveways, 2} Half-street improvements Show proposed shared drivew yand the
removal of south driveway, �t request
they be allowed to enter into a future street
improvement guarantee or show proposed
improvemenfs on the plans. The impact
statemenf and response to the code have
conflictin information.
ANITARY SEWER ISSUES
Existing/proposed lines shown. Show existing and proposed/afera/s and any
re uired rivate utilit easements
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
Existin / ro osed lines w/sizes noted? Show line size
Existin / ro osed fire h drants shown? Are there an h drants nearb T
Pro osed meter location and size shown? Show ro osed meter and size
❑ Pro osed fire rotection s stem shown?
RM DRAINAGE AND WATER QUALITY ISSUES
❑ Existin / ro osed lines shown? Show ro osed laterals
Preliminary sizing calcs for water quality/detention
rovided?
Water quality/detention facility shown on plans? A fee-in-lieu will be required for both water
quality and quantity. The impact statement
and narrative have conflictin information.
❑ Area for facilit match r uirements from calcs?
REVISED: 07/25/05
❑ Facilit shown outside an w�_.and buffer?
Q Starm stubs to adjacent parcels required/shown?
The submittal is hereby dee � d ❑ COMPLETE �INCOMPLETE
By: Date: 7/25/05
$�9•05
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REVISED: 07/25/05
�-^� .
���}� � �. «;�;����
August 9, 2005 �REGO�
Ken Sandblast
7160 SW Fir Loop
Portland, OR 97223
Dear Mr. Sandblast:
I�E: Notice of Incomplete Application Submittal MLP2005-00007
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Must show storm lateral for lot #2 and discuss how Stormwater is
discharged to an approved public system.
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,
�-
'` �'.��� �� ��:'.-- _
.�
M°athew Scheidegger
Associate Planner
i:lcurpl n�mathew\m Ip2005-00007.acc
c: MLP2005-00007 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
�� planning �-.r s � inc.
land use p4tnning•sile desigci
'7i6o S.W. Fir L.00p.,Suite 2oi
Portland,Oregon 9�223
Tel:5o3-6R4-i�2o
Fax:so3-684-ioz89/i6/2oo3
August 12, 2005
Mr. Mathew Scheidegger
Assistant Planner
Office of Community Development
13125 SW Hall Blvd
Tigard, OR 97223
RE: File No. MLP 2005-00007 9120 SW 70�'' Ave.
Dear Mathew:
This letter and enclosures are submitted to supplement the above file in response to your August 9,
20�5 notice of incomplete application. The incomplete items are addressed as follows:
Item 1
The storm lateral is shown for parcel 2. The narrative and impact statement have also been revised to
thoroughly address how stormwater will be discharged to an approved location.
Please proceed with processing this application. If you have any questions or require additional
information, I may be contacted at 503-684-1020.
Sincerely,
Kenneth L. Sandblast, AICP
Enclosures
■'� planning inc.
■ land use planning•site design
'7i6o S.W. Fir Loop.,Suite 2oi
Portland,Oregon 9�223
Tel:5o3-68q-io2o
Fax:so3-684-io289/i6/2oo3
September 9, 2005
Mr. Mathew Scheidegger
Assistant Planner
Office of Community Development
13125 SW Hall Blvd
Tigard, OR 97223
RE: File No. MLP 2005-0007 9120 SW 70"'Ave.
Dear Mathew:
This letter and enclosures are submitted to supplement the above file in response to your August 31,
2005 notice of incomplete application. The incomplete items are addressed as follows:
Item 1
2 copies of pre-stamped, pre addressed envelopes are now enclosed. The list was ordered and
generated from Patty Lunsford in the Planning Dept.
Item 2
15 sets of incorporated material for the application are now assembled and collated and enclosed with
this resubmittal.
Please proceed with processing this application. If you have any questions or require additional
information, I may be contacted at 503-684-1020.
Sincerely,
Kenneth L. Sandblast, AICP
Enclosures
Items 1 &2
I/; I �i
CITY OF TIGARD
August 31, 2005
OREGON
Ken Sandblast
7160 SW Fir Loop
Portland, OR 97223
Dear Mr. Sandblast:
RE: Notice of Incomplete Application Submittal MLP2005-00007
The City has not received the information necessary to begin the review of your Minor
Land Partition application. Staff has, therefore, deemed your application submittal as
incomplete. In order for staff to proceed, the following materials will need to be
submitted:
. Submit 2-sets of pre-stamped, pre-addressed envelopes.
List of property owners must be generated by Patty Lunsford in the Planning
Department.
. Incorporate new material into application and submit 15 sets of complete
application.
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, ,
� `�� �� ,�
� ��
Mathew Scheidegger
Associate Planner
i:\curpinlmathewlml p2005-00007.acc.acc.acc.doc
c: MLP2005-00007 Land Use File
13125 SW Hall�Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
�_
cinroF Ti�a��
september 21, 2005 OREGON
Ken Sandblast
7160 SW Fir Loop
Portland, OR 97223
Dear Mr. Sandblast:
RE: Notice of Complete Application Submittal (MLP2005-000071
The City has reviewed your submittal material and finds that your application is
complete as of 09/14/05. Staff will now review your application for Land Partition
Approval and associated applications. A decision will be rendered within 6-8 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,
...--�yl�y, �� _ � _
Mathe Scheidegger �C
Associate Planner
i:lcurpl n\mathew\m I p2005-00007.COM PLETE.doc
c: MLP2005-00007 Land Use File
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503) 684-2772
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� Datod June 2�pp5:if a eorporate graoWr�it haa ceused i�name oo be ei�ed by order of;u board of dirocron.
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fic� for said principel, ireely and vo "ly, fur�e usee amd purposos rhere;n ooad, an on oerh stated ihat the po.ver oY
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2. Coveaants,coadiuons aad n:sa�ictions,but omittirjg reetrictioos if any,baeed cn�ace,
color,religioq sex,handicap,familial atatus or neponal ongiq unless a��y��e
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States Code or(b)reletes w hsndicap but does not diecriminate against baadicapped
P��s,imposed by instrumen�including the terms end provisions thereof
Recorded: October 19, 1945
Book: 250
Page: 471
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••.�:•��.�R.I1�� 4.p�y5.��2WdSE
APPLICANT:
Dan Carey
Carey Custom Homes
14657 SW Teal
Beaverton, OR 97007
APPLICANT'S
REPRESENTATIVE:
Kenneth L. Sandblast, AICP
Planning Resources, Inc.
7160 SW Fir Loop, Suite 201
Portland, OR 97223
Tel: 503-684-1020
Fax: 503-684-1028
PREPARED BY:
Steve Bloomquist
Planning Resources, Inc.
7160 SW Fir Loop, Suite 201
Portland, OR 97223
Tel: 503-684-1020
Fax: 503-684-1028
�� �>lannin� inc.
� y
Political Boundaries
City Tigard
County Washington Co.
Planning Information
Neighborhood CPO 4M Metzger
Urban Growth Boundary Inside
Zip Code 97223
Zoning
Local Designation R-4.5
Local Definition LDR
Environmental Zone None
Generalized Classification SFR
Environmental Findings
Flood Plain (FEMA 100 yr.) Outside
Watershed Basin TUALATIN RIVER
Watershed Subbasin FANNO CREEK
Service Providers
Fire Protection Tualatin Valley Fire and Rescue
Parks City of Tigard
School District TIGARD-TUALATIN No. 23J
Sewer Clean Water Services
Water Tualatin Valley Water District
Tax Assessment Details
Tax Lot Number 1 S125DA—8400
Total Subject Site Size .48 Acres
Site Address 9120 SW 70�''Ave.
Tigard, OR 97223
,
� ,
TABLE OF CONTENTS
Paqes
Project Description and Vicinity Map............................................................ i - ii
City of Tigard
Applicable Policies and Findings.............................................................................1 -11
Supplemental Maps, Illustrations, and Exhibits
Site Vicinity Map
Impact Statement
Exhibit A - Existing Conditions and Existing Conditions with site design.
Washington County Tax Assessor Map of Site
Mr. Dan Carey- Two(2)-Lof Partition planning inc.
City of Tigard Partrtion Application
7 �
P R O J E C T D E S C R I P T I O N
Project Description:
The applicant requests approval of a two (2) - Lot land division. There will be no new streets or
street tracts associated with this application, the design of the two (2)-Lot land division will
include a flag lot to divide the existing 21,111 square foot lot into a 8,990 square foot lot and a
10,081 square foot lot excluding the proposed access easement. The site is zoned R-4.5 by the
City of Tigard. Low Density Residential zoning is set up to accommodate single-family homes
with or without accessory residential units at a minimum lot siZe of 7,500 square feet.
Existing Conditions:
The subject site contains a total of 0.48 acres of land and is comprised of 1 parcel: Assessor's
Map No. 1 S-1-25DA, Tax Lot 8400. The subject site has no steep slopes. The site has an
existing residence as depicted on the preliminary plat. The subject site is served by SW 70tn
Avenue along the western boundary.
The area to the north of the subject site across Taylors Ferry Rd is made up of platted parcels
and zoned R-5 and developed with low density residential single-family homes. The rest of the
area surrounding the subject site is made up of platted parcels and zoned R-4.5 with single-
family homes. The site is outside the FEMA 100 year flood-plain and is in the Tualatin River
watershed Basin and the Fanno Creek sub-basin. It is within the Tualatin Valley Fire district,
Clean Water Services sewer district and the Tualatin valley water district.
Existing vegetation on the property consists of a mixture of open grassy areas and undergrowth
and single trees scattered throughout the site.
Public Facilities and Services:
1. Sanitary Sewer: CWS currently has an 8" sanitary sewer line in SW 70h Ave. The
proposed development will be connected to the public sanitary sewer with separate
laterals for each lot.
2. Water Service: The Tualatin Valley Water District currently has a water main in SW
70`h Ave that is currently adequate to serve the site. A new separate 1-inch lateral
with a 3/4 inch water meter will be provided for proposed parcel 2.
3. Storm Sewer: City of Tigard requires all proposed developments to convey
stormwater to an approved public drainage system. Parcel two proposes a 3-inch
lateral to direct water to the curb. A site visit verified the water will be directed
downhill from the curb to an existing catch basin in front of the residence at 9300 SW
70'h Ave on the east side of the street. All existing residences have the same type of
storm water drainage system. The proposed 2-lot partition will comply with this
requirement and proposes to pay a fee-in-lieu for both water quality and the amount
of storm water discharged into the existing storm facilities.
4. Streets: The subject site is located east of SW 70th Ave. This application does not
include the creation of a new street.
Mr. Dan Carey— Two (2)-Lot Partition planning inc. i
City of Tigard Partitron Application
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Mr. Dan Carey— Two (2)-Lot Partition planning inc. ii
City of Tigard Partition Application
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Mr. Dan Carey— Two(2)-Lot Partition planning inc. iii
Crty of Tigard Partrtion Application
r ,
FINDINGS
This application involves partitioning the subject site into a total of two (2) lots from the
existing 0.48 acres of Tax Lot 8400 of Tax Assessor's Map 1S-1-25DA. There will be
no new streets or street tracts associated with this application, the design of the two (2)-
Lot land division will include a flag lot to divide the existing parcel into a 8,990 square
foot lot and a 10,081 square foot lot excluding the access easement. Both of the lots
being created exceed the minimum 7,500 square foot lot size of the R-4.5 zoning
district. The lots will be served via frontage on SW 70t" Avenue. Both parcels will take
access off of SW 70�h Ave via a 20 access utility Easement as depicted on the
preliminary plat.
The following chapters and sections of the City of Tigard Development Code are
applicable to this two (2) lot partition application based upon: (i) existing conditions
present upon and surrounding the subject site, (ii) requirements conveyed by Tigard
staff during the pre-application meeting held on February 22, 2005 for this project, (iii) a
review of Title 18:
CHAPTER 18.390 DECISION-MAKING PROCEDURES
78.390.040 Type ll Procedure
(A) Pre-Application Conference: A pre-application conference is required for Type !I actions.
Pre-application conference requirements and procedures are set forth in section 18.390.080C
APPLICANT'S RESPONSE:
A pre-application conference was held on February 22, 2005 with City of Tigard
Planning Division staff.
(B) Application Requirements:
APPLICANT'S RESPONSE:
As part of the submittal information, an application including the information requested
has been provided; the narrative herein below addresses the relevant criteria for review
and action; the applicable application fee is provided; no mailing materials were
requested at the pre-application conference, nor were they noted as a requirement in
the pre-application conference notes provide by the City of Tigard.
CHAPTER 98.420 LAND PARTITIONS
18.420.050 Approval Criteria
A.1. The proposed partition complies wifh all statutory and ordrnance requirements and
regulations.
APPLICANT'S RESPONSE:
As addressed by this narrative, the subject site complies with all statutory and ordinance
requirements and regulations applicable to a two (2) lot partition application.
Mr. Dan Carey- Two(2)-Lot Partition planning inc. 1
City of Tigard Partition Application
�� {
A.2. There is adequate public facilities available to serve the proposal
APPLICANT'S RESPONSE:
As proposed, there are adequate public facilities available to serve the subject site:
• Discussions with City staff have determined that partial street improvements may
be required in the future including 16 feet of pavement from the centerline of SW
70th Ave. with curb, 5-foot concrete sidewalks with 5-foot planter strip and street
trees along the entire frontage of the subject site will be required.
-The site currently has developed frontage and does not need improvements at this
time. The applicant proposes to defer the improvements and sign an agreement for
future street improvements as indicated in the preapp notes included with this
application.
• The nearest sanitary sewer line to this property is an 8" line located in SW 7p�n
Ave and is available for connection to the subject site.
• Water lines within SW 70�h Avenue are available for connection to the subject site
via separate water meters and service laterals.
• Fire protection is provided by Tualatin Valley Fire and Rescue.
• On-site drainage facilities will be constructed and designed to meet city
regulations. City of Tigard requires all proposed developments to convey
stormwater to an approved public drainage system. Parcel two proposes a 3-
inch lateral to direct water to the curb. A site visit verified the water will be
directed downhill from the curb to an existing catch basin in front of the residence
at 9300 SW 70th Ave on the east side of the street. Existing residences on the
east side of SW 70th have the same type of storm water drainage system. The
proposed 2-lot partition will comply with this requirement and proposes to pay a
fee-in-lieu for both water quality and quantity.
• In regard to storm water quality, a fee in-lieu shall be assessed to the applicant of
$210.00 for every 2,64Q square feet of impervious surface created on the subject
site.
A.3. AI!proposed improvements meet City and applicable agency standards
APPLICANT'S RESPONSE:
The proposed improvements required and proposed for this 2 lot partition will meet all
standards for the city of Tigard and other applicable agency standards.
A4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building envelope area shall meet the lot requirement of the
applicable zoning district.
b. The lot area shall be as required by the applicable zoning district. In the case of a flag
lof, the access way may not be included in the lot area calculation.
c. Each !ot created through the partition process shall front a public right-of-way by af least
15 feet or have a legally recorded minimum 95-foot wide access easement.
d. Setbacks shall be as required by the applicab/e zoning districf.
e. When the partitioned lot is a flag lot, the developer may defermine the location of the
front yard, provided that no side yard is less than 10 feet. Structures shall generally be
located to maximize separation from existing structures.
Mr. Dan Carey- Two(2)-Lot Partition planning inc. ?
Cify of Tigard Partrtion Applrcation
f. A screen shall be provided along the property line of a lot of record where the paved drive
in an access way is located within ten feet of an abutting lot in accordance wifh Secfions
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
g. The fire district may require the installation of a fire hydranf where the length of an
access way would have a detrimental effect on fire-fighting capabilities.
h. Where a common drive is to be provided fo serve more than one lot, a reciprocal
easemenf, which will ensure access, and maintenance rights shalf be recorded with fhe
approved partition map.
APPLICANT'S RESPONSE:
As proposed, both lots being created through this two-lot partition exceed the minimum
width required through R-4.5 zoning. As proposed, both lots created through this two
(2)-lot partition exceed the minimum lot size required by R-4.5 zoning. There is a flag lot
proposed through this application. Both lots created through this two (2)-lot partition
exceed the minimum 15-foot frontage requirement. Both lots being created meet or
exceed the minimum setbacks required through R-4.5 zoning. There is an access way
proposed within 10 feet of an abutting lot. Therefore, a 3 foot buffer will be provided
along the proposed access ways northern boundary as depicted on the site plan
included with this application. The proposed access way will not have a detrimental
effect on fire-fighting capabilities. Therefore, the provisions of this section are not
applicable. A 20 foot shared access and utility easement is proposed through this two
(2}-lot partition application.
A.S. Any access way shall comply with the standards set forth in Chapter 98.705, Access,
Egress, and CircuJation.
APPLICANT'S RESPONSE:
The proposed 20-foot shared access easement complies with the minimum provisions
of this section.
A.6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodplain, the City shal/ require considerafion of the dedication of sufficient open land area for
greenway adjoining and within the floodplain. This area shall include portions at a suifable
elevafion for the consfrucfion of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopfed pedestrian/bicycle pathway plan.
APPLICANT'S RESPONSE:
The subject site is not within the one-hundred-year flood plain. Therefore, the
provisions of this section are not applicable.
98.420.60 Fina!Plaf Submission Requirements
A. Submittal. AI! final plats for partitions sha/l be accompanied by three copies of the partition
plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary data
or narrative. The fina! plat shall incorporate any conditions of approval imposed by the Director
as part of the preliminary plat approval.
B. Standards. The partition plat and data or narrative shal! be drawn to the minimum standards
set forth by the Oregon Revised Sfatutes (ORS 92.05) and by Washington County, as described
in detail by information provided by fhe Director at the time of application.
Mr. Dan Carey- Two(2)-Lot Partition planning inc. ;
City of Tigard Partition App/ication
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
18.420.70 City Acceptance of Dedicated Land
A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed
right-of-way dedication prior to recording a land partifion.
8. Acceptance of pub/ic easements by City Engineer. The City Engineer shal/ accept all public
easements shown for dedication on partition plats.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
18.420.80 Recording Partition Plats
A. Recording requirements. Upon fhe Direcfor's approval of the proposed minor partition, the
applicant shall record the final partifion plat with Washington County and submif a copy of the
recorded survey map to fhe City, to be incorporated into the record.
B. Time limif. The applicant shal/ submit fhe copy of the recorded minor partition survey map to
the City within 15 days of recording, and shal! be completed prior to the issuance of any building
permits on the re-configured/ofs.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review
and approval process.
CHAPTER 18.510. RESIDENTIAL ZONlNG DlSTRICTS
D. R-4.5: Low-Densify Residentia/ District. The R-4.5 zoning district is designed to
accommodate attached sing/e-family homes, detached single-family homes with or without
accessory residential units, at a minimum /ot size of 7,500 square feet. Duplexes and
attached single family units are permitted conditionally. Some civic and institutional uses are
a/so permitfed conditionally.
APPLICANT'S RESPONSE:
As proposed, this two (2)-lot partition will accommodate an additional single-family
home upon proposed Lot 2 of the subject site. Both lots being created exceed 7,500
square feet in size as required by the R-4.5 zoning designation. Therefore, this
proposed two (2)-lot partition satisfies the provisions of this section.
98.510.030(A). Types of Uses.
A. Types of uses. For the purposes of this chapter, there are four kinds of use:
?. A permitted (P) use is a use which is permiited outright, but subject to all of the
applicable provisions of this r�tre. rf a use is not listed as a permitted use, it may be
held to be a similar unlisted used under the provisions of Chapter 98.230;
APPLICANT'S RESPONSE:
As proposed, the intent for this two-lot partition is for future construction of a single-
family residence upon proposed parcel 2. Further division of both lots is not possible
under existing zoning regulations which require a 7,500 square foot minimum lot.
Household living is an outright permitted use within the R-4.5 zoning district.
Mr. Dan Carey— Two(2)-Lot Partition planning inc. 4
City of Tigard Partifron Application
�8.510.040). Minimum and Maximum Densities
(A) Purpose-The purpose of fhis section is to establish minimum and maximum densifies
in each residential zoning district. To ensure the qualify and density of development
envisioned, the maximum density esfa,blishes the ceiling for developmenf in each zoning district
based on minimum lot size. To ensure that property develops at or near the density envisioned
for the zone, the minimum density for each zoning district has been established at 80% of
maximum density.
(B) Calculating minimum and maximum densities-The calcu/ation of minimum and maximums
densrties is governed by the formulas in Chapter 98.715, Density Computations.
APPLICANT'S RESPONSE:
Using the computations referred to in Section 18.715, the minimum density for the
subject site is 1.8 units and the maximum density for the subject site is 2.25 units. This
application is proposing two (2) lots for single-family dwelling use, including the existing
single-family dwelling.
18.590.050. Development Standards.
A. Comp/iance required-A!1 development must comply with:
(1) All of the applicable development standards confained in the underlying zoning district,
except where the applicant has obtained variances or adjustmenfs in accordance with
Chapters 98.370;
(2) Af!other applicable standards and requirements confained in this fit/e.
B. Development Standards. Development standards in residentia!zoning disfrrcts are contained
in Table 98.510.2.
APPLICANT'S RESPONSE:
Both of the lots proposed through this two-lot partition application fulfill the requirements
of the R-4.5 zoning district. Both lots have an area exceeding 7,500 square feet with
widths exceeding 50 feet. Both residences will maintain the minimum setbacks and will
not exceed the maximum height of 30 feet.
CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION.
18.705.030. General Provisions.
A. Continuinq obliqation of propertv owner. The provisions and maintenance of access and
egress stipulated in this tifle are continuing requirements for fhe use of any strucfure or
parcel of real property in the City.
B. Access plan repuirements. No building or other permit sha!! be issued unti! scaled plans are
presented and approved as provided by this chapter that show how access, egress, and
circu/ation requirements are to be fulfilled. The applicant shall submif a site plan. The
Director shall provide the applicant with detailed information about this submission
requirement.
C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly fhe same access and egress when fhe combined access and egress of bofh uses,
strucfures, or parcels of land satisfies the combined requirements as designated in this title,
provided:
1. Satisfactory /egal evidence shal! be presented in the form of deeds, easements, feases
or contracts to estab/rsh the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file with
the City.
Mr. Dan Carey— Two(2)-LotPartition planning inc. 5
Crty of Tigard Partrtion Application
D. Public street access. All vehicular access and egress as required in Sections 18.705.030H
and 18.705.0301 shall connect directly with a public or private street approved by the Cify
for public use and shal!be maintained at the required sfandards on a continuous basis.
E. Curb cuts. Curb cuts shal!be in accordance with Section 18.810.030N.
APPLICANT'S RESPONSE:
To meet City standards, the 2 proposed parcels will consolidated access and share a
driveway to serve vehicular and pedestrian circulation on each parcel as depicted on
the site plan. This two (2) lot partition complies with the provisions of this section
proposing consolidated access onto the subject site through the use of a shared
driveway via SW 70�h Ave, a local public street, posing no inadequate or hazardous
access. Joint access will be utilized through this application via a 20-foot access
easement. Any curb cuts and walkways will be constructed in accordance with Section
18.810.030N and Section 18.810.070 respectively, and shall be approved during the
building permit process.
CHAPTER 18.795. DENSITY COMPUTATIONS
(A) Definition of net development area. Net development area, in acres, shaN be determined by
subtracting the following land area (s) from the gross acres, which is al! of the land included in
the legal description of the property to be developed:
1. AI!sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. Al!land dedicated to the public for park purposes;
3. Afl land dedicated for public rights-of-way. When actual information is not availab/e, the
fol/owing formulas may be used:
a. Single-family development.� allocate 20% ofgross acreage;
b. Multi-family development: allocate 15% of gross acreage.
4. AI!land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwel/ing
is to remain on the site.
APPLICANT'S RESPONSE:
The subject site is approximately 0.48 acres in size. The following computations
determine the minimum and maximum number of dwellings allowed upon the subject
site under the R-4.5 zoning designation.
R4.5 Zone TOTAL
Gross Site Area 21,111 S.F.
Net Site Area (80% of Gross) 16,888 S.F.
Divided by Max. Density 7 500 S.F./Unit
Max Permitted Units 2.25 Units
Min Permitted Units (80% of Max) 1.8 Units
*2 Parcels Proposed
Mr. Dan Carey— Two (2)-LotPartition planning inc. (,
City of Tigard Partition Application
CHAPTER 98.745. LANDSCAPING AND BUFFERING.
18.745.030 General Provisions
E. Protecfion of existinq veqetation. Existing vegetation on a site shall be profected as much as
possible:
9. The developer shal! provide methods for the protection of exisfing vegetation to
remain during the construcfion process; and
2. The p/ants to be saved sha!! be noted on the /andscape plans (e.g., areas not to be
disturbed can be fenced, as in snow fencing which can be placed around individual
trees).
F. Care of landscaprnp alonq public riqhfs-of-wa�Appropriate methods for the care and
maintenance of street trees and landscaping materials sha!! be provided by the owner of the
property abutting the rights-of-way unless otherwise required for emergency conditions and
the safety of the general public.
G. Conditions of approval of existinq veqetation. The review procedures and sfandards for
required landscaping and screening shall be specified in the conditions of approval during
development review and in no instance shal! be less than that required for conventional
development.
H. Heiqht restrictions abuttinq public riqhts-of-way. No trees, shrubs or p/antings more fhan 18
inches in height shall be planted in the public right-of-way abutting roadways having no
established curb and gutter.
APPLICANT'S RESPONSE:
Discussions with City staff during the pre-application conference have determined that
some buffering and screening is necessary. Also indicated in the preapp notes street
trees will be required along SW 70�`' Ave. the applicant will plant street trees as required
@ the minimum 20 to 40 feet apart depending on the species which will be determined
upon approval of the proposed 2 lot partition. A landscape plan is included with this
application.
18.745.040 Street Trees
A. Protection of existinp veqetation. All development projects fronfing on a public street, private
street or a private driveway more rhan 100 feet in length approved after the adoption of this
title sha/! be required fo plant streef trees in accordance wrfh the sfandards in Section
18.745.040.C.
B. Streef tree pJantinq list. Certain trees can severely damage utilities, sfreets and sidewalks or
can cause personal injury. Approva! of any planting list sha!! be subject to review by the
director
C. Size and spacinp of street trees.
1. Landscaping in the front and exterior side yards shaN include trees with a minimum
caliper of two inches at four feet in heighf as specified in the requirements stated in
Section 18.745.040.C.2 below;
APPLICANT'S RESPONSE:
This two (2) lot partition application will comply with the provisions of this section by
planting street trees as a requirement for all projects fronting a public street. As the
subject site fronts SW 70`h Avenue and it is considered a public street, this application
will take into consideration all of the provisions of this section on Street Trees.
Specifically the applicant will take into account the size and landscaping of street trees
as per the provisions of section 18.745.040 (C) 1-2a-I.
Mr. Dan Carey— Two(2)-Lot Partition planning inc. 7
Crty of Tigard Partrtion Applicafron
CHAPTER 98.765. OFF-STREET PARK/NG AND LOADNVG REQUIREMENTS.
98.765.030. General Provisions.
(A) Vehicle parking p/an requiremenfs. No building or ofher permit shall be issued until scaled
plans are presented and approved as provided by this chapter fhaf show how access,
egress and circulation requirements are to be fulfilled. The applicant shall submit a site p/an.
The Director shall provide the applicant with detailed information about this submission
requirement.
(B) Location of vehicle parking. The /ocation of off-streef parking will be as follows:
1. Off-street parking spaces for sing/e-family and duplex dwellings and
single-family attached dwellings shall be located on the same !ot with the
dwelling(s);
APPLICANT'S RESPONSE:
As proposed, the off-street parking requirement for each lot will be contained within the
respective lots, no joint parking will be established.
98.765.40. General Design Standards.
(B) Access drives. Wifh regard to access to public streets from off-street parking:
1. Access drives from the street to off-street parking or loading areas shafl be
designed and constructed to facilitate the flow of traffic and provide maximum safety
for pedestrian and vehicular fraffic on the site;
2. The number and size of access drives shal! be in accordance with the requirements of
Chapter, 18.705, Access, Egress and Circulafion;
3. Access drives shall be clearly and permanently marked and defined through use of rails,
fences, walls or other barriers or markers on frontage not occupied by service drives;
4. Access drives shall have a minimum vision clearance in accordance with Chapter
18.795, Visua! Clearance;
5. Access drives shall be improved with an aspha/t or concrete surface; and
6. Excluding single-family and duplex residences, except as provided by Subsection
98.810.030P, groups of two or more parking spaces shall be served by a service
drive so that no backing movements or other maneuvering within a street or other public
right-of-way will be required
APPLICANT'S RESPONSE:
Any driveways constructed upon the subject site will be reviewed as part of the building
permit process and shall comply with the provisions of this section. This two (2) lot
partition complies with the provisions of this section by proposing consolidated shared
driveway via a 20 foot access easement onto SW 70th Ave, defined as a local public
street, posing no inadequate or hazardous access. Joint access will be utilized through
this application. Any curb cuts and walkways will be constructed in accordance with
Section 18.810.030N and Section 18.810.070 respectively, and shall be approved
during the building permit process.
1&.765.50. Bicycle Parking Design Standards.
E. Minimum bicycle parking requrrements. The total number of required bicycle parking spaces
for each use is specified in Tab/e 18.768.2 in Secfion 18.765.070.H. In no case shall there be
/ess than two bicycle parking spaces. Single-family residences and duplexes are excluded from
the bicycle parking requirements. The Director may reduce the number of required bicycle
parking spaces by means of an adjustment to be reviewed through a Type ll procedure,
Mr. Dan Carey— Two(2)-Lot Partition planning inc. 4
City of Tigard Partition Application
, � � _
as governed by Section 18.390.040, using approval criteria contained in Section
18.370.020.C.5.e.
APPLICANT'S RESPONSE:
The installation of bicycle racks is not required within a proposed single-family
residential development. Therefore, the provisions of this section are not applicable.
18.765.60. Parking Structure Design Standards.
A. Maintenance of parking areas. All parking lots shal!be kept clean and in good repair at
al/times. Breaks in paved surfaces shal/be repaired prompt/y and broken or splintered
whee!stops shall be rep/aced so that fheir function wil!not be impaired.
APPLICANT'S RESPONSE:
No parking structure is being proposed through this two-lot partition application.
Therefore, the provisions of this section are not applicable.
98.765.70 Minimum and Maximum Off-street Parking Requiremenfs.
C. Measurements. The following measurements shal/ be used in calculating the fotal minimum
number of vehicle parking spaces required in Section 18.765.070.H:
9. Fractions. Fractional space requirements shal!be counted as a whole space;
2. Employees. Where employees are specified for fhe purpose of determining the
minimum vehicle parking spaces required, the employees counted are those who work
on the premises during the fargest shift at the peak season;
3. Students. When students are specified for the purpose of defermining the minimum
vehicle parking spaces required, the students counted are those who are on the campus during
the peak period of the day during a fypical schoof term;
4. Space. Unless otherwise specified, where square feet are specified, the area measured shall
be gross floor area under the roof ineasured from the faces of the structure, excluding only
space devoted to covered otf-street parking or loading.
APPLICANT'S RESPONSE:
The minimum number of parking spaces required in the R-4.5 zone is 1.0/DU.
Adequate parking is available as part of the existing development on Lot 1. At the time
that Lot 2 is developed with a single-family detached dwelling, conformance to the
provisions of this section will be required. No maximum is applied to the R-4.5 zone.
Chapter 98.775 SENSfTIVE LANDS
G. Location. Sensitive /ands are lands potentially unsuitable for deve/opment because of their
location
wifhin:
4. Steep slopes of 25% or greater and unstable ground.
APPLICANT'S RESPONSE:
This section does not apply there are no slopes greater than 25%.
As shown in the graphic below the site is not in a shaded area that would indicate
slopes greater than 20%.
Mr. Dan Carey- Two (2)-Lot Partition plaiining inc. 9
Crty of Trgard Partition Application
, .
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CHAPTER 18.790. TREE REMOVAL.
18.790.030 Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, remova/ and protection of trees
prepared by a certified arborist shall be provided for any lot, parce/or combination of lots or
parcels for which a development application for a subdivision, partition, site development
review, planned development or conditiona!use is filed. Protection is preferred over removal
wherever possible.
8. Plan requirements. The tree plan shall include the following:
1. Identification of the location, size and species of al!existing trees including trees
designated as significant by the city;
2. Idenfification of a program to save existing trees or mitigate tree rernoval over 12
inches in caliper. Mitigation must follow the replacement guidelines of Section
18.790.060D, in accordance with the following standards and shall be exclusive of
trees required by other development code provisions for landscaping, streets and parking
lofs:
a. Refention ofless than 25% of existing trees over 12 inches in caliper requires a
mitigation program in accordance with Section 98.790.060D of no net loss of frees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
c. Retenfion of from 50% to 75% of existing frees over 12 inches in caliper requires
that 50 percent of the trees to be removed be mitigated in accordance with Section
18.790.060D;
d. Refention of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation.
3. Jdentification of al!trees which are proposed to be removed;
4. A protection program defining standards and methods that will be used by fhe applicanf to
protect trees during and after construction.
APPLICANT'S RESPONSE:
This land use application for a two-lot partition proposes trees be removed from the
subject site. Therefore, the provisions of this section are applicable. To sum it up there
are 17 trees located on the property. Trees numbered 18-26 are not located on the site.
Mr. Dan Carey- Two(2)-Lot Partition planning inc. l0
City of Tigard Partitron Applicatron
� �_
A tree assessment prepared by a certified arborist is included with this application. Of
the existing 17 trees 7 are considered to be dead or non-viable these are trees
numbered 1-7. Trees numbered 8-17 are considered to be viable per city of Tigard tree
code. There is a total of 199" of viable trees on the property which includes trees six
inches or greater as indicated in the tree report. Trees 12 inches or greater are number
9, 10, 11, 15, 16 and 17, these trees equal 162 inches. Of these trees only tree number
9 will be removed. The applicant is retaining 132 total inches of trees greater than 12
inches. To meet the requirement of 75% tree retention, 121.5 inches of the trees
inventoried are required to be retained. The applicant meets option D that requires no
mitigation for removal of trees by retaining at least 75% of trees greater than 12 inches
DBH.
CHAPTER 98.795. VISUAL CLEARANCE AREAS.
18.795.030 Visua! C/earance Requirements
A. At corners. Except within fhe CBD zoning district a visual clearance area shal!be maintained
on the corners of all property adjacent fo the intersection of two streets, a street and a railroad,
or a driveway providing access to a public or private street.
8. Obstructions prohibited. A clear vision area shall contain no vehicle, hedge, planting, fence,
wall structure or temporary or permanent obstrucfion (except for an occasional utiliry pole or
tree), exceeding three feet in height, measured from the top of the curb, or where no curb exists,
from the street center line grade, except that trees exceeding this height may be located in this
area, provided alf branches below eight feet are removed.
C. Additional topographica!constraints. Where the crest of a hi!!or vertical curve condifions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and femporary or permanent obstructions shal/be
further reduced in height or eliminated to comply with the intent of the required clear vision area.
APPLICANT'S RESPONSE:
As proposed, there are no obstructions that would cause a reduction in proper sight
distances from vehicular movements. The partition plat depicts a clear vision area for
both lots free from obstructions such as wall structures or vegetation. Therefore, the
provisions of this section are not applicable.
CHAPTER 18.810. STREET AND UTlLlTY IMPROVEMENT STANDARDS
18.810.030 Streets (A) lmprovements.
K. Partia!street improvements- Partial streef improvements resu/ting in a pavement width of
/ess than 20 feet; while generally not acceptable, may be approved where essential to
reasonable development when in conformify with the other requirements of these regulations,
and when it will be practica!to require the improvemenf of the other half when the adjoining
property developed.
APPLICANT'S RESPONSE:
Discussions with City staff have determined that partial street improvements may be
required in the future including 16 feet of pavement from the centerline of SW 70'h Ave.
with curb, 5-foot concrete sidewalks with 5-foot planter strip and street trees along the
entire frontage of the subject site will be required.
-The site currently has developed frontage with sidewalks and does not need
improvements at this time. The applicant proposes to defer the improvements and sign
an agreement for future street improvements as indicated as an alternative in the
preapp notes included with this application.
Mr. Dan Carey- Two(2J-Lot Partition planning inc. I I
City of Tigard Partition Application
• , f
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and
to connect developments to existing mains in accordance with the provisions set forth in
Design and Construction Standards for Sanitary and Surface Water Management (as
adopted by the Unified Sewerage Agency in 1996 and including any future revisions or
amendments) and the adopfed policies of the comprehensive plan.
APPLICANT'S RESPONSE:
The nearest sanitary sewer line to this property is located in SW 70�h and is available for
connection to the subject site. The connection to the public sanitary sewer will be
complete prior to issuance of future building permit on Lot 2.
18.810.100 Storm Drainage
A. Genera!provisions-The Director and City Engineer shall issue a development permit only
where adequate provisions for storm water and flood water runoff have been made, and:
9. The sform water drainage sysfem sha!!be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal plan.
APPLICANT'S RESPONSE:
In regard to storm water quality, and discharge a fee in-lieu shall be assessed to the
applicant of $210.00 for every 2,640 square feet of impervious surface created on the
subject site
18.810.120 Overhead Utility Lines
Tigard Municipal Code (TMC) requires a!1 overhead ufility lines adjacent to a development to be
placed underground or, at fhe election of the developer, a fee in-lieu of undergrounding can be
paid.
APPLICANT'S RESPONSE:
There are existing overhead utility lines which run adjacent to the site along SW 70tn
Ave. Prior to final plat approval the applicant will place the overhead utilities
underground.
CONCLUSION
Based upon compliance with all applicable review criteria as addressed herein above,
the applicant requests the City of Tigard approve this application for a two (2) lot
partition.
Mr. Dan Carey— Two(2)-Lot Partition planning inc. l 2
Crty of Tigard Partition Applicatron
IMPACT STUDY
SW 70t'' Ave Minor Land Partition
The following provisions of Sections 18.390.040 are applicable to this Type II Application, a minor land
partition application:
CHAPTER 18.420 PARTITIONS
98.390.04(2)(e) Type ll Procedure- ►mpact Study
APPLICANT'S RESP4NSE:
The various public facilities and services listed in this section are addressed as follows:
Transportation Svstem
- Discussions with City staff at the pre-app have determined that partial street improvements may be
required in the future. The site currently has developed frontage and does not need improvements at
this time. The applicant proposes to defer the improverr�ents and sign an agreement for future street
improvements as indicated in the pre-app notes included with this appiication. The subject site fronts
onto SW 70"'Ave.
-The frontage improvements for the site indicated at the pre-application conference include half street
improvements including 16 feet of pavement from the centerline of SW 70`h Ave., concrete curb, storm
sewers and above ground public utilities to be located underground, 5-foot concrete sidewalks with 5
foot planter strips and street trees along the entire frontage of the subject site spaced per TDC.
-To meet City standards, the 2 proposed parcels will consolidated access and share a driveway to
serve vehicular and pedestrian circulation on each parcel as depicted on the site plan. This two (2) lot
partition complies with the provisions of this section proposing consolidated access onto the subject site
through the use of a shared driveway via SW 70'h Ave, a local public street, posing no inadequate or
hazardous access. Joint access will be utilized through this application via a 20 foot access easement.
Any curb cuts and walkways will be constructed in accordance with Section 18.810.030N and Section
18.810.070 respectively, and shall be approved during the building permit process. To minimize
impacts to adjacent property owners and the public at large this application does not propose
transportation connection through the site to any other street due to signiflcant topography and existing
vegetation. The applicant accepts the on-site dedication and improvement requirements proposed for
both the public and private streets involved in this application. The subject site is within a reasonable
distance to public transportation via SW Taylors Ferry road to the north as shown on the graphic below.
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Drainaqe System
On-site drainage facilities will be constructed and designed to meet city regulations. City of Tigard
requires all proposed developments to convey storm water to an approved public drainage system.
Parcel two proposes a 3-inch lateral to direct water to the curb. A site visit verified the water will be
directed downhill from the curb to an existing public storm catch basin in front of the residence at 930�
2
SW 70th Ave on the east side of the street. Existing residences on the east side of SW 70th have the
same type of storm water drainage system. The proposed 2-lot partition will comply with this
requirement and proposes to pay a fee-in-lieu for both water quality and quantity.
In regards to storm water quality, a fee in-lieu shall be assessed to the applicant of $210.00 for every
2,640 square feet of impervious surface created on the subject site.
Parks System
There are no parks proposed through this application. Residents of the future single-family residences
built upon the subject site will utilize existing City park sites. The impacts to these existing facilities will
be minimal given that this application is proposing 2-lots.
W ater System
Water system improvements necessary to serve the subject site consist of extending a lateral from the
existing 8" public water line in the SW 70�h Ave public right-of-way onto the site and installing an
individual water meter to serve proposed parcel 2. The water main extension will occur entirely within a
public right-of-way. Impacts to the general-public, existing public water system and affected private
properties will be minimal.
Sanitary Sewer Svstem
A public sanitary sewer system is proposed for construction to serve the subject site. Other than
connection to the existing sanitary line in SW 70th Ave., all construction of this system will occur on the
subject site. This sanitary sewer system will be designed to meet City standards and these standards
have been adopted to minimize impacts of development on existing public facilities and the public
facilities.
Noise Impacts
This application involves a two-lot partition creating single-family detached residential lots. Given the
subject site lies within an area of existing single-family residences, noise impacts associated with
development of the subject are compatible based upon land use and will therefore be minimal. There
will be short-term noise associated with site development. These impacts are mitigated through
conditions imposed by the City during the plat approval process.
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'�■ planning�Resou�rc esinc. oArE� ��,y 200� 9i2o5w�orr+AVE.
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Ji_IL-14-20�5 1��59 _...,....._....__.._._...
`I_1i-14-?005 16�33 TREE CARE UNLIMITED 503 635 1549 P.03iO4
.�y �c3�
�� �
`� Tree Protection P�an
�n�t���t�` � � ��' `(�,-Y�"��a �
SITE ADDRESS � D � �
Follow the below listed ins ructions in order to provide the proper protecCion before, during and at'ter
construction for tree # /D l ,�J� /��
I. BefOre ConstruCtiOn:
ADp.���
�' � �� a. Identify and number the trees to be protected, verify by mapping and/or tagging a�d
note their size in D.e.H. (Diameter at Breast Height), variety, health �nd structural
conditions, review plans.
„� C7 b. Check with local government agencies for tree protection ordinances.
�� �a c. Remove any low Iimbs that may be in the way of construction equipment, and prune as
needed to adhere MAA standards,
c�' C] d. Leave a prote�tive covering on the soil, i.e., existing groundcover or mulch.
,�'I 0 e. Notify all other contractors tha� these trees are to b� 5aved and protected.
p�' G f. Install a temporary 6' high ��+�fence to protect the trees and thei� root systems.
J Install tree protection sign on fence. PoSts located iQ' on center as a general rufL. For
every inch in diameter• of the trunk (O,B.H.) allow up to 1 foot of radius from tlhe trunk as
the protected area. (Example: 24" D.6.H. = 24' radius of protected root system.) Idealiy,
we need to protect more than the drip zone. The drip zone into the trunk is the support
roots that hold the tree up. The roots from that drip zone out provide nutrition, water and
oxygen. Try to avoid loss of more than 30% of root on any one side. This allows some
encroaChment within the drip line. This should be determined on a case by case site
,.,,.
conditions reviewed, (SEE �IVCLOS�D SITE PLAfV)
,� ❑ g, Identify any insect or disease problems that may require treatment.
❑ �f h. Engineer and design proposed structures and construction to avoid root Ioss. Bridge type
foundations can save major roots.
�"�
f� �i. Design landscape islands and planting areas large enough to accommodate trees at
maturity.
p ,Pl j. Plant the right tree in the right place. Avoid future conflicts with buildings and utilities.
/
❑ � k. Have an experienced Arborist review Iand5Cape plari to �ssure the right tree is planted in
the right place and proposed Changes don't ki1) retained mature trees.
�� I. Consider tree removals adjacent to trees to be saved for wind related stability �oncerns.
Residentia! and Commerci�l Sprayir,g � Fertilizing• Pruning-t-andscape Ir�stallation • Landsr,a�e Maintenaric� -G�nsult��ti��r
MEMSER: National Arborist Assodation • International Sociei�of Arboric�s!ture • Oregon Association of Nur����m�;n
�regon Gol�CoEtrse Suporintendenks'Associaticn • Oregor Landscape Contractors Assoclation
State l.ict�nsod Trep Servica #82635 � L�ndscape Contractor�56�� • Ch�rt�ir,�l/�,pplication #�O(�02:31 • !i�sia�E d
P.O. Bo�c 15F� • Lake dswegc�, O� 97035 • 5�3-C35-3165 • Vanc;c�a�«�:r 3U�}-137-�6�6 �° 1=A;( 5Q3-�::�:;-1=�'f:=�
Visit c�ur website at www.treecarelan�:�a�p�s.�;om
JUL-14-2005 16�34 TREE CARE UNLIMITED 503 635 1549 P.04iO4
Ap ' .-PVon-A_p.�
� CI m. Check for past and proposed grade and drainage changes, consider th� effects.
� n. Che�k trees for stability,
�p o. Rernove all trees that would not survive the effects of change. Remove all hazardous trees.
�p p. Minimize environmental changes.
II. Durina �onst�'�,ion;
�� a. Keep equipment off of the root system to avoid compaction.
.d"/C� b. Keep equipment away f�om structure to preven[ damage to trunk and limbs.
,�❑ c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel,
paint, herbiCide, cleaner, thinners, etc.
❑ �. Provide means of temporary irrigation if the project ru�s through the summer.
�p e. If roots or limbs are cut or damagedheare ommendation� bY an ISA Certified Arborist and
repaired or treated accord�ng to h s/
�� f. Protect the trees from excessive hedt, i.e., equipment, paving and/or burning.
�❑ g, Avoid trenching throu�h the root systems, boring ur�der them or hand digging ca� save
roots.
�� h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity
within the drip zone or tree protection fencing for Cbnsultation.
III. Aft r Constru t_��on:
.❑ � a. Carefully landscape the area under the tree, being careful of the roots and structure. Use
plantings that will live under the sdme condi�fons a5 that of the tree,
U �b. Provide insect and disease control, fertilization a�d pruning as needed or adhere to long
term p�otection plan if provided.
�j �c. Avoid dire�t irrigation sp�ft�n be enoughtto klill matuae t ees�f irrigation needed to keep
new plantings al�ve can o
❑ ,d d. Do not cover existing root systems with more than 2" of soil. The more soil you add, Che
greater the chances of damaging the root system,
�J o e. Provide irrigation and/or drainage to emulate pre-consfiruction conditions.
NOTE: It would be impossible to provide all of the above protection measures, however the more roots
that can be saved and the least amount of surrounding envst tonrenlaan� with the r ght tree�in the�r ghthe
greater the chances of saving existing trees. Often it is be P
place so it can grown in the new environment.
TOTAL P.04
l APR-�4-2��5 14�24 TRrr CARE UNLIMITED 503 635 1549 P.�2/�>
\r V
za' ��d
�.i` �n
TREE ASSESSM�NT
�`��liinite� April 4, 2�05
Planning Resources
RE: 9120 SW 7ptn
7igard, OR
# Common Name S ecie D8H Condition Additional CommenCs
]. Po lar Po ulus 53 D 1n Hazard
2 Poplar Po ulus .^ 35 Dead Haza�-d _V �
3 � Po lar Po ulus 25 Dead Nazard
4 Po lar Po uius 29 ` Dead Hazard ` �
5 Po lar Po ulus 36 Dead Nazard ~ ^T~
6 ' Po lar Po ulus 37 Dead�� Hazard
7 Po lar Pa ulus 38 Dead Hazard �
8 Pacific Do wood Cornus nuttallii 9 Poor Bad crotch,structural defect
9 Wee in Willow Salix babylonica 30 Poor Rot, diseased —T.u_y
10 Siberlan Elm Ulmus umila 26 Poor �Jy�
11 Siberian Elm Ulmus umila 24 Poor �
12 A le Malus 11 OK
13 Plum Prunus 9 OK � !
— _.._. — —
14 � A le Malus � ��- ��°��°° 8 OK
15 ' A le Malus Z4 Poor �� Rot diseased
16 Port Orford Cedar Charnaecyparis Iawsonlana 36 Poor Sp(it, potential disea$ed,
Ph to thora root rot
17 � Port Orford Cedar Chdmaecyparis lawsoniana 32 �� Split, potential diseased,
Ph to thora root rot
18 Western Red Cedar Thu-a licata 22 On nei hbor's roeert�
19 Western Red Cedar Thu a ficata 28 .,� On neighbor's property____ ,.
20 Western Red Cedar Thu"a iicata 14 _ On nei hbor's properCy_
Z1 West rn Red Cedar Thu�a licata y 30 On neighbor's prapertY,_
Z2 Western Red Cedar Thu-a licata 26 On neicLhbor`s propertx_
Z3 Western Red Cedar Thu'a kicata �__ 32 � On �ef hbor's roperty
24 Western Red Cedar Thu"a licata _ 14 On nei hbor's ropert
25 Western .Red Cedar Thu�a licata 28 On neI hbor's roper�_
26 Wesrern Red Cedar Thu a licata 7 On nei hbor's ro ert
Respectfully,
�
� �����
Ray ond My,er, General Manager
7ree Care & Landscapes Unlimited, Inc.
Certified Arborist by the International
Society of Arboriculture, # PN-0160
Oregon l.andscape Contractors Lic. #11604
Oregon Dept. of Agriculture, Comm�r�ial
Pesticlde Applicators License #77915
f�c�sidential ancf Commercia{ Spraying • F�rtilizing • Pruning • �a�idscape [nstall�.tion • (..andscape Main',en;�,nco m Consultation
(ViENlE3ER: Nationul Arborist Association • International Society of Arboriculture � Oregon Assa�iatian of h�urserymcn
Orec�on Golf Course Supe�intendents'l�ssociation • Oregan Landscape Contractars,�ss�ciation
State, �icensed Trec, Service ?#626�a • Lt�n�is��pe Gontractor#5658 • Ch�rtiicai�\p�licat�on ;1��{��:231 ° In,�;;:r��+.
P.O. F3nx �56G ° Lake Qswag�, OR 9'70:3� ° 50�-6:35-3165 � V�nc;t�uV+�.r 3�0-7;sr-?C�4�, � 1-f�i; 5D3-G:?5-��4'�
Vislt our Lv�b�ite �t www.tree.r.a�.=;1�3nr�sc��es.ct�m
TOTAL P.1�2
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TREE PRESERI/A TION PLAN, - ��
'' � �':��� �' � L l)�]5
<� :;I � � ;'
j`���� __.,i File Number
� 3 ��
G�e�nWater Services ;;�y � � s-�or
Our conav�itinc»t i9 �t�3t. Sensit�ve�=Area-PrQ�S�cre�nfng S[te �sessmQnt
r���- n 3-z�-0,
JurisdiCtion .mlaY ' � Date u _
___---
Map &7ax Lot �s� z5o� a400 _ Owner Gre�►ert Paul;�iaays _
Site Address 9120 SW 7(nh Ave. _
ContaCt Ken Sandblast
PrOposed ACt�Vity 2•�ot Pannio� Address 7160 SW F�r Loot�.Stett 201
Portland, OR 97223
- w- PhOne 5�3.684.1020
O(i�rcla!uoe only bvlow this line
Y N NA Y N NA
Sensitive Area Gomposite Map � � rn Stormwater Infrastructure maps
� � � Map# /S i cu CI 4� QS#___�O�l_�,.
� � � Loca►ly adaptod studies or maps �y Other
Specify � � "� Specify _
Based on a revtew of the above informution and thc requirements of Clean Wat�r
Servicas Desig� and Construct1on Standards Resolution and Order No. 04-9:
� Sertsltive areas potentially exist an site or within 200' of the site. THE APPLICANT
MUST PERFORM A SITE CERI'1�lCATION PRIOR TO ISSUANCE OF A SERVICE
PROVIDER LETTER pR STQRMWA7ER CONNECTION P�RMIT. If Sensltive Areas
exlst on ihe slte or wlthin 200 feet on adjacent properties,a NaturaR Resources
Assessment Report may also be requlrad.
� Sensitive areas do not appear to exist on site or within 20U'of the sit�. This p�e-
screening site assessmont does NO'f ellminate the naed to evaluate and protect
watef quality sensitivc �ircas �+""��^y �r' ';t�hs�:��arntly d;scovcrecl or� your
prop�rty. 'I ';�".
�;..
� 7he proposad activity dpes neyt rrweet the definition of devolopmQnt. NO SI7�
AS3E3SMENT OR SERVICE PROVIDER LETTER IS REQIlIRED.
Comments:
Revlewed By: ��w� �._f Date: _��t l_��_ _._...
Returned ta ilpplicant
Mall� Fax Counrcr
Date c� -- By_(�-
2550 SW I�Ilsboro W�lhwey�WHlsbotn,Orogon 9712�
Phone: (503)88t-3fi05•Fax: (503)691-4439•w��t'!s:u��W�tcr�cn,iccs_rxs
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�
• PRE APPUCATION DATC __
`� — APPUCANT:
WASHINGTON COt1N1Y COMPAfVY P�anning Resources,Inc.
Dept. of Land Use 8 Transp CoNTAC? Kanne�h Sandtiiasc
'� Land Develnpment Services ADORESS 7160 StN Fir Loop,Suite 201
� 155 N. F"trsiRVe., SuitE�3544rt3 Portland,pR 97223
Fiilisboro. OR 97124 P►iO►�F (503!6H4•1�2G
Ph,(503)846-8I$1- F7ac4`s03}846-�908-.
httplMrwrv co.washington.ocus OWNE�:
NAME. Grellert Paul,Gladys
REQttEST EOR ST/a�fEMEf$fi aDOR�ss: s�2o sw�otn,a�e
OF �ERViCE AYAILABiLITY t'9a�a,oR -- —
PHONF
�� Property Drsc.:Tax Map(s) Lot Number(s).
T5T25D1t E��d
❑ WATER DISTRICT' __ �
xd- FIREDtS�ft�E�: ��R�`+e-B'� .a8 acres
Sne Size: --
❑ ?Rl-MET 9t20 Sw 70th Ave
$ite.Addcess:
[] TUALAT)N N!!!S P,ARK 8 P.EC DISTR.ICT �vB3PO5f QOEG£S�G31(Gi d�oect;o�ssosite}'
SW 70th and Taytors(erry
❑ CITY OF
❑ CLEAN WATER SERVICES
PROPOStD PROJECT NIUVtE 2Eo�Part�rro^
PROPOSEDDEVEl.OPMENTACTION ��vE�cWMENra�v�e«•.sueaNisoN.au+rrrav.srecu�usE�
2 Lot Partition t New f�esioence and keep exislmg residen�e.� _ __ _
EXISTING USE 1 exisling residential dwelling fT_
PROPOSED USE: z Lot Partition 1 New Residence and keep existir�g residence_ _ _ __ __^
IF RESI�ENTIAL IF fNDUSTRIAUGOMMERCIAL: IF INSTITUTIQNAt,:
NO.Of DWELl1NG VNlTS. 2 TYQE OF USE: - -_-- NO.SO.F' ---
SIn:GIE FAM. _ t1l;Ll�I�rAM.._� t:Gt�`,C:FI:-(GRO`.SF100RAREA).^_ zia SiUDEL�7;lE�e2LQYEES:t�aEMB£RS::___.
"1'H1S i5 NUT AN APPROVAL.
The Fire District has personnel and equipment in the area that can respond to an
emergency incident and implement such actions as may be necessary for fire and/or
rescue operations. �
For planning purposes, access and fire fighting water supply complying with fire code
requirements shall be included on plans subr_n�tted±o Washington County for their
approvaL _ -_
See approved (stamped) plan for additional information.
�
� -� ��
" ��. -j✓t-�� " Date �-- �J-� �'1..�
Jerry Renfro
Deputy Fire Marshal II .
Tualatin Valley Fire & Rescue
Jul 18 05 07: OOa TVFaR SOUTH DIV. f5031612-7003 p. l
` Ju�- 14 05 02: I1p NOF D1V FMO 5D3 -2214 p. 4
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FROI� PLaf��nliNG P,ESOURCES 503-684-1028 <THU) JUL 14 2005 12 : 4A/ST. 12 : 43/Nu. fi80657223a P _
PRE-APPLICATION DATE: �e�• zZ1 Z'b0 �
APPUCANT:
WASHINGTON COUNTY COMPANY: Planning Resources, Inc.
� Dept. of Land Use 8 Transp. CotvTaCT: Kenneth Sandblast
� Land Development ServiCes ADDRESS: 7160 SW Fir Loop, Suite 201
� 155 N. First Ave., Suite 350-13 Portland, OR 97223
Hilisboro, OR 97'!24 PHONE: (503) 684-1020
Ph. (503)846-8761 Fax(503)846-2908
http://www.co.washington.or.us owNER(s1:
NAME: Grellert Paul, Gladys
REQUEST FOR STATEMENT ADDRESS: 9120 SW 70th Ave
OF SERVICE AVAILABILITY tigard, oR
PHONE:
Property Desc.:Tax Map(s): Lot Number(s);
1S125DA 8400
� WATER DISTRICT: NR Water Dist.
FIRE DISTRICT:
Site Size: .48 acres
❑ TRI-MET 9120 SW 70th Ave
Site Address�
❑ TUALA7IN HILLS PARK& REC, DISTRICT Nearest cross street(or directions to site):
❑ CITY OF SW 70th and Taylors Ferry
❑ CLEAN WATER SERVICES
PROPOSED PROJECT NAME: 2 Lot Partition
PROP05ED DEVELOPMENTACTION:�oeve�oP►aer�raEViEw.susoivisioN,anRriTioN,saeciaa.us�
2 Lot Partition 1 New Residence and keep existing residence.
EXISTING USE: 1 existing residential dwelling
PROPOSED USE: 2 Lot Partition 1 New Residence and keep existing residence.
IF RESIDEN7IAL: IF INDUSTRIAUCOMMERCIAL: IF INSTITUTIONAL:
NO.OF DWELLING UNITS: 2 TYP£OF USE: NO.SO.FT.
SINGLE FAM. MULTI-FAM. NO.OF SQ.FT.(GROSS FLOOR AREA) NO.STUDENTS/EMPLOYEESlMEMBERS:
SERVICE PROVIDER: PLEASE INDICATE THE LEVEL OF SERVICE AVAILABLE TO THE SITE
(ADEQUATE OR INADEQUATE)AND RETURN TO THE APPLICANT AS LISTED ABOVE.
�SERVICE LEVEL IS ADEQUATE TO SERVE THE PROPOSED PROJECT.
Please indicate what improvements, or revisions to the proposal afe needed for you to provide adequate service to this project.
o' �8/�S
SIGNATUR . �AT£: �
POSITION: ��'d
❑ SERVICE LEVEL IS INADEQUATE TO SERVICE 7HE PROPOSED PROJECT.
Please indicate why the service level(s inadequate.
SIGNA7URE: DA7E:
POSITION:
Servi ce 1 4/29/02
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, PRELIMINARY PLA T ��
PRE-APPLICATION
`����,�,����' `� CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
� FOR STAFF USE ONLY
Applicant: ��� ���U.S � �Gr� ��l�h��.S ; l�fi1�
Address:,�l , � � <,� 7'�s .�� Phone;SLa.3-7i.�- l�✓�. / Case No.: ��?����J� ��'
City: �� � ;c��YL�D�r>; U� Zip: � 7Dp 7 Receipt No.: a�5 —'Ut� �
Application Accept d By�
Contact Person: / �i�� � �1lv�� i Phone: Sl'.�' ���-���Z l Date: ��/��0�
—�—
Property Owner/Deed Holder(s):
DATE OF PRE-APP.: L O �
��� L �/�� �7/�L�L L L��"'� TIME OF PRE-APP.: �p ' fll7 /�"�''��
� r. . � GG�?�iG`yi,U� , �-,
Address:/S/7D .�L� �������,i,p Phone:SU��l�5 7"t�� � PRE-APP. HELD WITH:
�� .�j 7 n
Clty: �%�� �G �✓'��� t/�� Z�p� / / (/ �� Rev.1/3/05 i:\curpin\masters\revised\Pre-AppRequest.doc
Property Address/Location(s): �/� �'j .�.�2! il> �''�� L�._a=
J �
/ /�� �'� r'i 7 /C ] J � Z- � REQUIRED SUBMITTAL ELEMENTS
� (Note: applications will not be accepted
without the required submittal elements)
Tax Map &Tax Lot#(s): �t' 1� v ��CS�
Zoning: ❑ Pre-Application Conf. Request Form
Site Size: �c� /�� �l� / �a� r J �'� � 4 COPIES EACH OF THE FOLLOWING:
C] Brief Description of the Proposal and
any site-specific questions/issues that
PRE-APPLICATION CONFERENCE INFORMATION you would like to have staff research
prior to the meeting.
All of the information identified on this form are required to be
submitted by the applicant and received by the Planning Division a ❑ Site Plan. The site plan must show the
minimum of one (1) week prior to officiallv schedulinq a proposed lots and/or building layouts
pre-application conference date/time to allow staff ample time to drawn to scale. Also, show the location
prepare for the meeting. of the subject property in relation to the
nearest streets; and the locations of
A pre-application conference can usually be scheduled within 1-2 driveways on the subject property and
weeks of the Planning Division's receipt of the request for either
across the street.
Tuesday or Thursdav morninqs. Pre-application conferences are ❑ The Proposed Uses.
one (1) hour lonq and are typically held between the hours of � Topographic Information. Include
9:00-11:00 AM. Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If the Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COiJNTER FROM a MO�OPOLE project, the applicant
8:00-4:OO/MONDAY-FRIDAY. must att�s�i a copy of the letter and
proof in th�,form of an affidavit of
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE mailing, that. the collocation protocol
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Was completed (see Section 18.798.080
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM of the Tigard Community Development
Code).
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE
GROUP. ❑ Filing Fee $340.00 `
Pre-Apps (CD Meetings) Febr�ary?oo5 '
S M T W T F S
1 2 3 4 5
6 7 8 9 10 11 12
, 13 14 15 16 17 18 19
20 21 22 23 24 25 26
I27 28
Tuesday, February 22, 2005 L__ '
s:oo
8:30
9:00
Pre-app Randy Miller 503-708-6955 �
9:30
10:00 MLP pp appt Dan Carey 503-978-0121 9120 SW 70th Ave 2-lot _
10:30
11:00
11:30
12:00
12:30
1:00
1:30
2:00
2:30
3:00
3:30
4:00
4:30
5:00
5:30
6:00
11:57AM Monday,February 14,2005
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CHICA GD T�TLE
This plat is for your aid in locatlng your land with reference to streets and other parcels.
While this plat is believed to be correct,the company assumes no liability for any loss axurring by reason of reliance thereon.
Map No. 1S125DA 08400
cHicnco nn.E iNSUwurce coMranrr
10Q01 3.E.SUNNYSIDE ROAD
CLACKANIAS,OREGON 97015
{
PRE-APPLICATION CONFERENCE NOTES
➢ EHGINEERING SECTION Q �'�°'ng�°��'°"nt
Shaping A Better Community
PUBLIC FACILITIES Tex Mep[Sl: 1S125DA
Tax Loasl: 8400
Use i�lpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW 70th Avenue to 27 feet from centerline
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW 70th Avenue, to include:
� 16 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with 5-foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CRY OF TI6AR0 Pro-Applk�tl�n C�nieronce N�tes Pago 1�f 6
Fi���artn�•r�ru•■c s•ena
❑ street improver�,..,�ts will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CITY OF TI6ARD Pre-Appqc�tl�n C�Merence Netes Page 2�f 6
�,��.•.hn�.�.ri..■ca•en.■
' � ❑ 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.) 70rh Avenue
�2.)
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 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 70th 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 70th Avenue. The
proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide separate laterals for each lot.
The developer may be required fo extend the public sewer along their frontage.
Water Supplv:
The Tualatin Vallev Water District (Phone:(503) 642-1511) provides public water service in the area of
this site. This service provider should be contacted for information regarding water supply for your
proposed development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
CITY OF TI6ARD Pro-Appllcad�n C�Meronce N�tes �age 3 N 6
Fi�l���rl�!�������t S�ctln
• d�ainage plan for the site, an� may be required to prepare a sub-��sin drainage analysis to ensure
that the proposed system wil, ;ommodate runoff from upstream , ,�erties when fully developed.
Pay the fee-in-lieu.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from newly created impervious surfaces.
The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing
an on-site facility provided specific criteria are met. The City will use discretion in determining whether
or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new
impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210.
Preliminary sizing calculations for any proposed water quality facility shall be submitted with the
development application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1) Developer may have to extend the public storm sewer.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of buildinq permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the T/F.
CIT1f OF TI6ARO Pre-Appllcatlon Comeronce Notos Page 4 ef 6
Eql�serlq Osprrtws�tS�ctl�a
PE'�MIT�
Public Facilitv Improvement (�� i) 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 performance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
HOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from ihe Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
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.
CRY 9F TI6ARD Pre-Applicatlon CsMeronce N�tes Page 5 N 6
Fr�l���rl����prtMat S�ctla
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
� � - � - Qs
PREPARED BY: � ,�vy�� ; ', ' `r"'r'%tJ� �.
ENGINEERING DEPARTMENT STAFF DATE
Phone: [5031639-4171
Fax: [50316240152
dowment4
Revised: September 2, 2003
CITII OF T16ARD Pro-Applicatl�n C�meronce Notes Pag�6 ef 6
Eql�url�!i�r�rt�e�t S�ctl��
�� � �iTY aF TIGARD
,_
PRE-APPLICATION CONfERENCE NOTES �a mUnl�;�:���:���,p��t
Shaping f1 BetterCommunity
(Pre-Application Meeting Notes are Yalid for Six (6) Months)
PRE-APP.MTG.DATE: a 2'
STAFF AT PRE-APP.:
- - - --- -- - — - RESIDENTIAL
APPLICANT: �� Ca+r� AGENT:
Phone: �,Sb3) �?�j—�l2-I Phone: ( �
PROPERTY LOCATION:
ADDRESS/GENERAL LO(ATION: �j'taZ� Sl�� 70�v� .
TAX MAP(S)/LOT #(S): ; _
NECESSARY APPLICATIONS: ��� �,,�� d.,.aQ �,�,,��;�.,
PROPOSAL DESCRIPTION: - ' � p �
COMPREHENSIVE PLAN
MAP DESIGNATION: �o c�J �.r� ` c.� �, ,�,r�i�
ZONING MAP DESIGNATION: �- �,�
ZONIN6 OISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. Si l
MINIMUM LOT SIZE:�sq. ft. Average Min. lot width:�C2 ft. Max. building height:�Q ft.
S�tbacic� Front � ft. Side��ft. Rear 1,�ft. Corner��ft. from street.
MAXIMUM SITE COVERAGE: �% Minimum landscaped or natural vegetation area:�%.
GARAGES: �.c'7 ft.
❑ NEI6HBORHOOD MEETIN6 [Refer to the Neighborhood Meetlng Handoutl
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of two
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meetina is to be held prior to
submittinq vour application or the application will not be acceqted.
" NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential Application/Planning Division Section
� 0: NARRATIVE [Refer to Code Cha,._.,r 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
� IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at 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 [Ref�rto Chapters 18.705 and 18.7651
Minimum number of accesses: , Minimum access width: /� �
Minimum pavement width: /� �
❑ WALKWAY REQUIREMENTS [Refer to Code Chaqter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
(� RESIDENT1Al DENSITY CALCULATION [Refer to Code Chapter 18.7151-SEE DUIMPLE 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: � �l !� � rEr
All sensitive lands areas includinQ: � ��
➢ Land within the 100-year floodplain; � �2 G�-� _ ���j
➢ Slopes exceeding 25%;
➢ Drainageways; and r I(, qp �
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. i �
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or 7� S��
➢ Multi-family allocate 15% of gross acres for public facilities; or � $�j� _
➢ If available, the actual public facility square footage can be used for deducti �
EIIAAMPLE OF RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Mu�i-Family
43,560 sq. ft. of gross site area 43,560 sq. ft. of gross site area
8,712 s4. ft. (20%)for public riqht-of-way 6,534 sq. ft. (15%)for public right-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- .050 fminimum lot area) - .050 (minimum lot areal
= 11A Un"ns Per Acre = 12.1 Units'er Acre
�ine Berel�pm�M C�de reqWres that tl�e oet site�roa e�dst f�r tAa n�xtwhde dweMing natt NO R00NDINC UP IS PERMIITEY.
�Mfafoam Pnlect Densia is 80X a tbe maodmum ap�wed denafry.TO UETERMINE TNIS STANDARD,MULTIPLY TNE MAIOMUM NUMBER OF UNITS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residen6�ApplicatioNPlanning Division Section
� � SPECIAL SETBACKS [Refer ta' �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 applicabl�mning disirict for the primary structures'setback requir�ments.l
�RA6 LOT BUILDIN6 NEI6NT PROVISIONS [Refer to Code Chapter 18.7301
AXIMUM HEIGHT OF 1'/2 STORIES or 25 feet, whichever is less in most zones; 2'/2 stories, or 35
--� f et in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
�,�-- atisfied.
�BUFFERIN6 AND SCREENIN6 [Refer te Code Chapter 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
G�IANDSCAPIM6 [Refer ta Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
�jPRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
Gj �/ be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
�9� � way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
�=T four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
�3 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 Chapier 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residential Applica6on/Planning Division SectiOn
� �PARKIN6 [Refer to Code Chap 18.765 a 18.7051
ALL PARKING AREAS ANU DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One (1) off-street parking space per dwelling unit; and
One (1) space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE 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 parkmg 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 RACNS [Refer to Code Sectlon 18.7651
BICYCLE RACKS are required FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and in
convenient locations.
❑ SENSITIYE IANDS [Refer to Cod�Chapter 18.7751
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibilitv to preciselv
identifv sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas
meetina the definitions of sensitive lands must be clearlv indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Sectlen 18.775.O70.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
,�CLEANWATER SERVICES[CWSI BUFFER STAMDARDS [Refer to R a 0 96,44/USA Regulatlons-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential Applica6oNPlanning Division Section
� � 'ABLE 3.1 VE6ETATED CORRIDOR WIDTH'
' SOURCE: CWS�ESI6N Atia CONSTRUCTION STANUARDS MANUAURk�ULUTION a ORDER 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%siope), add 35 feet past the top
of ravine3
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a staRing point for measurement.
2Vegetated corridor averaging or reduction is allowed only when the vegetated corridor is certfied to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet, rf a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vepetate 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 Veqetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ S16NS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
�EE REMOYAL PLAN REQUIREMENTS [Refer to Code Secdon 18.790.030.C.1
A TREE PLAN F�R THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential Application/Planning Division Section
. . THE TREE PLAN SHALL " '^,LUDE the following:
• ➢ Identification of th� .�cation, size, species, and condition ,,. all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for fandscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
,� MITI6ATION [Refer te Cade Sectlen 18.190.060.E1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
�CLEAR VISION ARFA [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 streeYs functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential Application/Planning Division Section
• c� FUTURE STREET PLAN ANU EI(TTEt" �N OF STREETS [Refer to Code Section '10.030.F.1
� A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be e�ended to the boundary lines of the tract to be developed.
�ADDITIONAL LOT DIMENSIONAL REQUIREMEMI'S [Refer to Code Section 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'h 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 Sectlon 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODE CNAPTERS
_ 1 H.33O(Condi�onal Use) �E.62O(Tgard Triangle Design Standards) � 1 S.7F>5(OffStreet Parkingl�oading Requirements)
_ 18.340(Diredots Interpretation) 18.630(Washington Square Regana�Center) _ 18.775(Sensitnre�ands Review)
_ 18.350(P�anned�eve�opment) 18.705(Access�Eyres��irou�atia�) - 18.780(sgns)
_ 18.360(Site Development Review) 'I 8.7'I O(Acoessory Residential UnBs) _ 'I 8.�H5(Tempo2ry Use Permits)
_ 18.370(variancesl,4d)ustrnents) � 18.715(oensity Computations) � 18.790(7ree Removaq
_ 18.380(zonir��u►a�ext Amendment�} 18.720(�essign Compatibi�iry standards) ?'`18.795(vaua�Clearance Areas)
_ 1 S.3S5(Miscellaneous Permits) 18.725(Environmertta�Perfwmance Standards) _ 18.798(Wireless Communication Faa�ities)
� 18.390(Dedsion Making P�oceduresllmpact Study) 'I S.73O(Exoeptions To Devebpment Siandards) � 'I$.H�O(Street 8 Utility Improvement Standards)
_ �H.4'I O(Lot Line Adjustrnents) 18.740(Historic overtay) _
� 18.420(�and Parti�or�s) 18.742(Home occuPation Perm�s)
_ 18.430 cs��a�o�s> � 18.745(�andscap�r��saeeniny standards)
°� 18.51 O(Residentia�Zoning Districts) 18.750(ManufacturedMlohil Home Regulations)
_ 18.520(Commeraal Zoning D�stricts) 18.755(Mixed So�id wastehtecydirg Srorage)
_ 18.530(�ndustria�zoning�iseicts) 18.760(Noncor�forming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicationfPlanning Division Section
• .ASDITIONAL CONCERNS OR COMMEM"
•
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PROCEDURE
_�� Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivis�on acce tance ma e
returne . e anninq counter c oses at 5:
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/z" x 11". One 8'/z" x 11"
ma o a ro ose ro ect s a a so e su mitte or attac ment to t e sta re ort or
a m�nistrative decision. pp icat�ons wit un olded maps sha not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential Application/Planning Division Section
, . The administrative decisic �� public hearing will typically occur � �oximately 45 to 60 days after an
� application is accepted as �ng complete by the Planning Divisi� . Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land se decisions. An appeal on this matter
would be heard by the Tigard ��,aQ ,� . A basic flow chart
which illustrates the review process is avail e from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PLAT NAME RESERYATION [County Surueyor's Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are required to complete and file a subdivision plat naming request with the Washington
County Surveyor's Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem
development credits to the first building permit issued in the development (UNLESS OTHER ISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an notes cannot cover a o e requirements an aspects re ate to
site planning that should ap ply to the develo p.ment of your site plan. Failure of the staff to provide
information required by the Code shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask any questions of City staff relative to Code requirements prior to submittin an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED tF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY:
CITY OF GA PLA DIVISION - PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4111 fAX: 503-684-7291
EMAIL (satt's trsc name)@ci.tigard.or.us
nnE�s(CITY OF TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: WWW.CI.tlgard.Ot'.US
H:�pattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential Application/Planning Division Section
�� �a����
� ��� � ��
After recording, return to:
Bill McCorkle
Chicago Title Insurance Company of Oregon
10135 SE Sunnyside Road, Suite 200
Clackamas,OR 97015
TREE PROTECTION COVENANT
Declarant is the owner of property described as Parcels 1 and 2,Partition Plat 2006-
, recorded as Document No. 2006- ,Washington County Book
of Records.
Declarant has preserved or retained trees over and across portions of said property in
accordance with the Conditions of Approval of said plat. Said trees are designated numbers 10,
1 1, I 5, 17,and 17 as shown on the attached Exhibit"A." Any such preserved or retained trce
may be removed only if the tree is deemed dead, dying,or diseased by a certified arborist. Trees
may also be removed for any reason the City of Tigard deems necessary or appropriate. This
deed restriction may be removed or will be considered invalid if all trees preserved in accordance
with this section should either die or be removed as hazardous.
THIS AGREEMENT shall be deemed a Covenant running with the land and is binding
upon the owners of Parcels 1 and 2,Partition Plat 2006- ,Washington County,Oregon,
and their successors and assigns.
IN WITNESS WHEREOF,the Declarant has executed this agreement on that date and
year set forth below.
DECLARANT: CAREY CUSTOM HOMES, LTD, an Oregon corporation
By: Daniel E. Carey,President
STATE OF OREGON )
ss
COUNTY OF WASHINGTON )
This instrument was acknowledged before me on ,2006, by Daniel E.
Carey, President of CAREY CUSTOM HOMES, LTD, an Oregon corporation.
NOTARY PUBLIC—OREGON
# DESCRIPTION STATUS STATUS DATE SEVERITY APPLIED BY ACTION BY �
25. At the time of submittal for building permits for individual homes within the development, the developer shall submit materials demonstrating that one (1) � �
off-street parking space,which meets minimum dimensional requirements and setback requirements as specified in Title 18,will be provided on-site for each new A
home.
�
TREE MITIGATION PLAN Applied Cheryl Caines MSB �
26. The applicant shall submit a tree mitigation plan for review and approval by the City"s Planning Staff. V,
�'.
SITE PLAN SIGNED BY PROJ ARBOR Applied Cheryl Caines MSB
27. Prior to issuance of building permits,the applicant shall submit site plan drawings indicating the location of the trees that were preserved on the lot during site
development, location of tree protection fencing, and a signature of approval from the project arborist regarding the placement and construction techniques to be
employed in building the structures. All proposed protection fencing shall be installed and inspected prior to commencing construction. The fencing shall remain in
place through the duration of all of the building construction phases, until the Certificate of Occupancy has been approved. After approval from the City Forester,the
tree protection measures may be removed.
COPY OF RECORDED PLAT TO CITY Met 1/17/08 KSM Bf
28. Prior to issuance of building permits,the applicant shall provide the Engineering Department with a"photomylar"copy of the recorded final plat.
AS BUILTS OF PUB IMPROV Met 5/7/08 KSM MSB
29. 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
applicanY'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).
7500 SF MIN FOR LOTS ON PLAT Met 12/17/07 Cheryl Caines BRS
3. Prior to final plat the applicant shall show that the minimum lot size of 7,500 square feet is still met if Washington County requires additional right-of-way
dedication above City standards. See case notes....
UG UTS OR PAY FEE IN LIEU Applied KSM MSB
30. The applicant shall either place the existing overhead utiliry lines along SW 74th Avenue underground as a part of this project, or they shall pay the fee in-lieu of
undergrounding. The fee shall be calculated by the frontage of the site that is parallel to the utility lines and will be$35.00 per lineal foot. If the fee option is chosen,
the amount will be$4,252.50 and it shall be paid prior to issuance of building permits.
AT BUP ISS/PAY WTR Q&Q FEE Applied KSM M`'
31. During issuance of the building permit for Parcels 1, 2 8�3 the applicant shall pay the standard water quality and water quantity fees per lot(fee amounts will be ^
the latest approved by CWS).
DEED RESTRICTION FOR TREES 12" Met 7/21/08 Cheryl Caines Cheryl Caines
32. Prior to issuance of any Certificates of Occupancy, the applicanUowner shall record a deed restriction to the effect that any existing tree greater than 12" �
diameter 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 decision should either die or be removed as a hazardous tree. �
CASH ASSURANCE FOR TREES Met 8/2/07 Cheryl Caines MSB p
4. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for the equivalent value of mitigation �
required. If additional trees are preserved through the subdivision improvements and construction of houses, and are properly protected through these stages by the C,
same measures afforded to other protected trees on site, the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or O
off site in accordance with 18.790.060(D)will be credited against the approved assurance,for two years following final plat approval. Required parking lot and O
landscape trees cannot be credited. After such time,the applicant shall pay the remaining value of the approved assurance as a fee in lieu of planting. C
INSTALL TPZ; STAFF INSPECT Met 7/23/07 Cheryl Caines Cheryl Caines �
Page 3 of 4
Washington County,Oregon 2008-063728
07/21/2008 10:27:51 AM
� I L �R�B Cnt=1 Stn=7 K GRUNEWALD
�., C � -
I.00$5.00 511.00•Total=526.00
i i =.ncr iZ�cording Send A Copv To: I�
.�pplicant or Owner: Lawrence Resources Inc. o�272sso2oosoos3�zaoozooz3
�ddress: 6770 SW Alfred St. Tigard, OR 97223 I Richard Hobernicht Directo�of Asse55ment a,a �
Taxation and Ez-ORido County Clerk for Washington �
� County.Ore9on,do hereby certify thal the within -=�-��
instrument of writing was received and recorded in the ��?�+.�-`t�.r�
� a book of records o/sa�q cou �" ��'
Fi!e t�o.: � L P o�0 0 7_ O(� U 13 �,L�� �.�:r..�l,� ��
� — Richard Hobemicht.Director o!Assessmmt ard
� � Tazation.Ea-OfTicio County Clerk
K
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U �
O
; Z TREE RESTRICTIVE COVENANT
°' '� DEED RESTRICTION
c� i
o O
o � Declarant is the owner of property described as Parcel 3 of Partition Plat No.
� � �008-001 recorded as Document No. 2008000749.
� —
� Declarant has preserved or retained trees over and across portions of said propen�
`✓ as shown in '`Exhibit A", in accordance with the Conditions of Approval of said plat
�d Any such preserved or retained tree greater than 12" in diameter measured at breast
j• height, may be removed only if the tree dies or is hazardous according to a certified
n arborist. This deed restriction may be removed or will be considered invalid if all trees
` preserved in accordance with this section should die or be removed as hazardous.
r�
�
V
� THIS AGREEMENT shall be deemed a Covenant running with the land and is
^`�; binding upon the owners of property described as Parcel 3 of Partition Plat No. 2008-U01 .
lY� recorded as Document No. 2008000749
��'ashington County, Oregon, and their successors and assigns.
II�i WITNESS THEREOF, The Declarant has executed this agreement on tha? �:,:��:
and year set forth below. � oFr-ic���s�.
����'.� D COLER
;.; t�IOTARY PUBLIC-0REGON
'�ECLARANT: �- ro�,�Missiori No.ao23s8
N.'r���p,s;�1I�S�CN EXPIRES MAR. 28,2010
�.awRENCE RESOURCES IN .
,�•.-�-��� � �.o-�.Y� .
Robert 1�. Lawren e, esident of Lawrence Resources Ine.
STATE OF OREGON, COUNTY OF �VASHINGTON
is instru ent s ac wle ged before me by `� • ��� lC��
� .�
� -
� ���� ���
'� UBLIC — OREGON Date My Commission Expires
EXHIBIT A
TREE ItESTRICTIVE COVENANT
-f— DEED RESTRICTION
h
0.
L
V
�
� PARTITION PLAT NO. 2008-001
� RECORDED AS DOCUMENT NO.2008000749
V
�
►NVENTORY OF TREES ON PROPERTY
DIAMETER GREATER THAfY 12")
TREE N SPECIES DIAMETER
267 DEODAR CEDAA 19"
268 RED CEDAR 18"
269 RED ALDER 14"
zs7 DOUGLAS FIR 33" PARCEL 1
288 N.RED OAK 28"
PARCEL 2
� zs�
267
PARCEL 3
26v zsx
� 26R
. _ - - --- -- ---- - - - _
.