HomeMy WebLinkAboutMLP2005-00013 . . . ��� ' �
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MINOR LAND P�RTITION (MLP) 2005-00013 =
NIX PARTITI�N � � �
(Includes a 30-day extension) 120 DAYS =8/4/200G
SECTION I. APPLICATION SUMMARY
FILE NAME: NIX PARTITION
CASE NOS: Minor Land Partition (MLP) MLP2005-00013
Administrative Variance (VAR) VAR2005-00099
Adtninistrative Variance (VAR) VAR2005-00100
Adjustment(VAR) VAR2006-00008
PROPOSAL: T'he applicant is requesting a Minor Land Partition to partition one (1) existing
.97-acre parcel into three (3) parcels fot detached single-family residences. There is an existing
single-family dwelling on the subject parcel which is proposed to remain on proposed Parcel
#1. To accommodate the e�cisting dwelling on proposed Parcel #1 after dedication of five feet
to the SW 121�` Avenue right-of-way, a front yard setback variance is requested from the
required 20 feet to 12.9 feet. A side yard setback variance is also requested, for teduction of the
required 5-foot setback to 3 feet. In addition, an adjustment to the street spacing standard for
SW 121�`Avenue (collector) is requested from a minimum 200 feet to 140 feet.
APPLICANT: Ken Sandblast OWNER: Dave Nix
Planning Resources, Inc. 12630 SW 1215`Ave
7160 SW Fir Loop #201 Tigard,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-fami.ly homes with or without accessory residential units at a minimum lot size
of 7,500 square feet. Duplexes and attached
single-family units are pernzitted conditionally. Some civic and institutional uses are also
permitted conditionally.
LOCATION: 12630 SW 1215L Avenue.WCTM 2S103BD,tax lot 01200.
APPLICABLE
REVIEW
CRITERIA: Communiry Development Code Chapters 18370, 18.390 (Decision-Making Procedures);
18.420 (I.and Partitions); 18.510 (Residential Zoxung Districts); 18.705 (Access Egress and
Circulation); 18.715 (Density Computations); 18.745 (Landscaping and Screening); 18.765
(Off-Street parking and I,oading Requirements); 18.790 (Tree Removal); 18.795 (Visual
Clearance Areas);and 18.810 (Street and Utiliry Improvement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 1 OF 22
.
CONDITIONS OF APPROVAL
PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS,INCLUDING CLEARING,
GRADING, EXCAVATION,AND/OR FILL,THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
e app cant s a prepare a cover etter and su mit it, a on�wit a��ny supportin� ocuments and or p ans
that address the followu' � re�quirements to the CURREI�TT PLANNING DIVISION, ATTN: Gary
Pagenstecher 503-639-4171,-EX'T 2434. The cover letter shall clearly identify where in the submittal the
required information is found:
1. Prior to site development, the applicant shall establish fencing as clirected by the project arborist to protect the
tCees to be retained The applicant shall allow access by the City Forester for the purpose of morutoTll� and
inspection of the tree protection to verify that the tree protection measures are performing adequately. railure
to follow the plan, or maintain ttee protection fencuig in the designated locanons shall be grounds for
immediate suspension of work on the site until remediarion measures and/or civil citations can be processed.
2. Prior to any Certificates of Occupancy the applicant sha11 ensure that the Project Arborist has submitted
written reports to the City Forester, at �east, once every two weeks, from initial tree protecrion zone (I`PZ
fencing installat�on, through the building construcnon phases, as he monitors the constructton activities an�
progress. This uispection w�ll be to evaluate the tree protectton fencin�, determine if the fencing was moved at
any point dunng constructton, and deternune if any part of the Tree ITrotection Plan has been violated. These
rep orts must be provided to the City Forester untl tlie time of the issuance of any Cerrificates of Occup ancy.
The reports shall include any changes that occurred to the TPZ as well as the condition and location of tFie tree
protecnon fencing. If the amount of TPZ was reduced then the Project Arborist shall jusrify why the fencin
was moved, and shall cernfy that the construcrion activiries to the trees did not adversely itnpact the overa]�
long-term health and stability of the tree(s).
3. Prior to issuance of any Certificates of Occupancy, the Project Arborist will submit a final certification
indicating the elements of the Tree Protection Plan were followed and that all remainuig trees on the site are
healthy, stable and viable in their modified �r owin environment If the reports are not subrrutted or received
by the City Forester at the scheduled intervaZs, an�if it appears the TPZ's ot the Tree Protecrion Plan are not
beu� followed b�y the contractor or a sub-contractor, the City can stop work on the project until an inspection
can be done by the Ciry Forester and the Project Arborist.
4. Prior to site development, the applicant shall submit a letter from TVFR demonstrating that the proposed
access drive and turnaround is in accordance with the provisions of the Unifortn Fire Code and that the lots are
adequately served by fire hydrants.
The applicant shall repare a cover letter and submit it alon�with anp su ortu�� documents and/or plans
that address the �olrowin� requirements to the �NGINEERING �EPAI�TMENT, A'TTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
5. Prior to commencing onsite improvements, a Public Facility Improvement (PF� permit is required for this
project to cover pub�ic improvements, the private stxeet 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 Enguieenng Department.
NOTE: these plans are in addition to any dtawings required by the Building Division and shouId onIy include
sheets relevant to public improvements. I'ublic Faciliry Improvement (PF�pennit plans shall conform to City
of Tigard I'ublic Improvement Design Standards, which are available at City HaII and the City's web page
(www.t�gard-or.gov).
6. The PFI permit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the entity is a co oration,lunited parmership,
LLC, etc. Also specify the state within which the entity is incorporated and provi�e the name of the corporate
contact person. Failure to provide accurate informatron to the Engineering Department will delay processmg
of project documents.
7. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control during the public unprovement construction phase.
8. The applicant shall submit construcrion plans to the En�n eering Department as a part of the Public Facility
Improvement perniit, indicating that they will construct the following frontage improvements along SW 121 st
Avenue as a part of tlus project:
A. street trees in the planter strip spaced per TDC requirements;and
B. driveway apron for private street approach.
NOTICE OF DECISION MLP2005-OD013/NIX PARTITION PAGE 2 OF 22
9. Lots 1, 2 & 3 shall not be pertnitted to access direcdy onto 121st Avenue except at the approved pxivate street
location.
10. The a licant's construction drawings shall show that the pavement and rock section for the proposed private
street�s�shall meet the City's public street standard for a local residential street.
11. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PF� ernzit drawings.
The plan shall conform to the Erosion Prevention and Sediment Control Design and T}lannuzg Manual,
February 2003 edirion."
12. The applicant shall remove vegetation in the ROW in front of adjacent properties to the south, as outlined by
Lancaster Engiueering,to improve sight distance.
13. The applicant's plans shall be revised to show the private street and sidewalk extending the length of the north
property line of Lot 1. An alternative plan with a portion of the private street and sidewalk on the adjacent
property to the north can be submitted for approval by the Engineenng staff.
14. A final grading plan shall be submitted showing the e�stin and�proposed contours. The plan shall detail the
provisions for sutface drainage of all lots, and show that �ey wiIl begraded to insure that surface draina e is
dtrected to the street or a pubhc stonn drainage spstem approved by the Engineering Department. �or
situarions where the back pomons of lots drain away fxom a street and toward adjacent lots,appropriate private
storm drauiage lines shall be provided to sufficiently contain and convep runoff ftom each lot to an approved
public system.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
The applicant shall prepare a cover letter and submit it, alo with any supportin� documents and/or plans
that address the following requirements to the CUP1t� PI.ANNING DIVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the
reqtured information is found:
15. Prior to final plat approval the applicant shall submit a revised preliininary plat that sh�ws the visual clearance
area accurately,in accordance with (TCDC) Secrion 18.795.040.
16. Prior to final plat ap roval, the applicant shall cause a statement to be placed on the plat that prohibits direct
access from Lot 1 to�21 st Avenue,except at the appxoved private streetlocation.
17. Prior to plat approval,the applicant shall recoxd a reciprocal access easement with the approved partition map.
18. Prior to final plat approval, the applicant shall xevise the preliminary plat to show a 5-foot public easement or
right-of-way fox bicycle and pedestrian use as a continuat�on of the required private street sidewalk along the
proposed private st�eet and accessway from SW 121st to the east property lule of proposed Lot#3.
The applicant shall prepare a cover lettet and submit it, along with any suppo ing documents and/or plans
that address the followu� requirements to the ENGINEERING DEPARTMENT, ATTN: KIM
MCMILI.AN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
19. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineerin�.
20. The applicant shall execute a Restricrive Covenant whereby they agree to complete or participate in the future
improvements of SW 121st Avenue adjacent to the subject property,when any of the foIlowing 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. w-hen the improvements are part of a larger project to be financed or paid for in whole or in part by the
Ciry oz other public agenry,
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 properry ui additton 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 srte.
21. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be�oindy owned and maintained by the private property owners who abut and take access from it.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 3 OF 22
22. The applicant shall cause a statement to be placed on the final plat that prohibits direct access from Lot 1 to
121 st Avenue,except at the approved private street location.
23. The applicant's final p]at shall contain State Plane Coordinates on two monuments with a tie to the City's global
posiriorung system (GPS) geodetic control network (G� C 22). These monuments shall be on the same luie and
shall be of the same precision as re quired for the subdivision plat bounda r y. Alon g with the coordinates the
plat sha11 contain the scale factor to convert ground measurements to grid measurements and the angle �rom
north to grid north. These coordinates can be established by:
GPS tie networked to the City's GPS survey.
By random traverse using convenuonal surveying methods.
24. Final Plat Applica.tion Submission Requirements:
Submit for City review four (4) paper copies of the final plat prepared by a land surveyor licensed to practice in
Otegon,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 lat and data or narrattve shall be drawn to the minimum standards set forth by the Oregon
Revised Statutes (�RS 92.05),Washington Counry,and by the,City of Tigard.
D. The right-of-way dedicarion for 121st Avenue, provid�ng 35 feet from centerline, shall be made on the
final plat.
E. NOTE: Washington County will not be�n their review of the final plat until they xeceive notice from
the Engineering Department indicanng that the City has reviewed the final plat and submitted comments to the
applicant's surveyor.
F. Aftex the Ciry and Countp have reviewed the final plat, submit two mylar copies of the final plat for
City En�n eer s atuxe (for parttuons), or City Engineex and Community Development Director signatuzes
(for subdivisions�
THE FOLLOWING CONDITIONS SHAI.L BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
The applicant shall prepare a cover letter and submit it, along with any supportu� documents and/or plans
that address the following requirements to the CURRENT PLANNING ISIVISION, A1"TN: Gary
Pagenstecher 503-639-4171, EXT` 2434. The cover letter shall clearly identify where in the submittal the
required information is found:
25. Prior to issuance of building pemuts,the applicant shall submit site plan drawings indicating the location of the
trees that were preserved on tlle lot during site development,locarion of tree protecrion fencing,and a signature
of approval from the project arborist regarding the placement and construcnon techniques to be employed in
building the structures. All proposed protection fencing shall be installed and inspected prior to commencing
construcnon. 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 xemoved.
26. Prior to issuance of building permits, the applicant/owner shall record a deed restriction to the effect that any
existing tree greater than 12" diameter (ttees #3 through #6 on proposed lots #2 and #3) may be removed
only if the tree dies or is hazardous according to a certified arborist. The deed restricrion ma.y be removed or
will be considered invalid if a tree pxeserved in accordance with this decision should either die or be removed as
a hazardous tree.
27. Prior to final building inspection,the applicant shall plant the rec�uired street trees on SW 121 st Avenue and the
proposed private access m accordance with the standards for size and spacing in Section 18.745.040.C. Street
trees shall be chosen from the City of Tigard's Street Tree List unless otherwise approved by the Ciry Forester.
The applicant shall prepare a cover letter and submit it, along with any supporting documents and/or plans
that address the followin� requirements to the ENGINEERING I3EPARTMENT, ATTN: KIM
MCMII.I.AN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
28. Priox to issuance of building permits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
29. Prior to issuance of building permits within the subdivision, the Ciry Engineer shall deem the public
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 4 OF 22
improvements substantially complete. Substantial completion shall be when: 1) all utilities are installed and
inspected for compliance, including franchise utilities, 2) all local xesidenrial streets have at least one lift of
asplialt, 3) any off-site street and/or utiliry itnprovements are substantially completed, and 4) all street lights are
installed and ready to be energized.
30. The applicant shall provide s�gna�e 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.
31. During issuance of the building permit for Parcels 2 & 3, the applicant shall pay the standard water qualiry and
water quantiry fees per lot (fee amounts will be the latest approved by CWS).
32. Prior to issuance of building permits, the applicant's engineer shall provide final sight distance certificarion for
the private street.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN(18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pto�erty Hi_st�
The sub�ect lot is located within the City of Tigard. The property is designated Low-Density Residenrial on the Tigard
Compre ensive Plan Map. The subject lot was developed with a single family dwelling in 1960 prior to implementanon
of the Tigard Development Code. No land use approvals were found to be on file.
Site Informarion and Pro�osal Descri�rions
The subject parcel is approximately 90 feet wide by 470 feet long, with and elevarion that drops from SW 1215`
appro�mately nine feet over its length. The subject parcel has a few scattered trees towards the front, an e�sting
dwelling, and accessory building.The parcel is surrounded by R-4.5 zoning.
The applicant is requesting a Minor Land Partition to partition one 1) existing
.97-acre parcel into three (3) parcels fox detached single-family residences. There is an e�sting single-f�y dwelling on
the subject parcel which is proposed to remain on proposed Parcel #1. To accommodate the e�sting dwelling on
proposed Parcel #1 after dedication of five feet to the SW 121�`Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet. A side yard setback variance is also requested, for reduction of the
required 5-foot setback to 3 feet. In addition, an adjustment to the street spacing standatd for SW 1215` Avenue
(collector)is requested from a minimum 200 feet to 140 feet.
SECTION N. PUBLIC COMMENTS
The Ciry mailed norice to property owners within 500 feet of the subject site providing them an opportunity to
comment. One written comment was received from neighboxs Kelly and Merxell Bexgquist concerned about the fence
on their common property line which the applicants propose to remove and about the Home Occupation Permit
(HOP) activities that have occurred in the past which appear to exceed the limits set by their permit.
RESPONSE: The status of the fence is not a land use issue but a civil one that must be worked out between the
parties. Compliance with their Home Occuparion Permit (HOP) has been the subject of an enforcement action by the
City where the Ciry believes the activiries on the subject property have exceeded the limits of their permit Approval of
the minor land parririon request and subsequent pamnonuig may affect the applicant's abiliry to comply with the
condirions of their permit if the applicant continues their home occupation activiries.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 5 OF 22
SECTION V. SUMMARY OF APPLICABLE CRITERIA
A summaiy of the applicable criteria in this case in the Chapter order in which they are addressed in this decision are as
follows:
A. Variances and Adjustments
18.370 (Variance and Adjustment)
B. Land Partitions
18.420 (Land Partitions)
C. Zoning Districts
18.510 (Residential Zoning Districts)
D. Specific Development Standards
18.705 Access,Egress&Circulation)
18.715 ensity Computations)
18.725 nvironmental Performance Standards)
18.745 andscapu�g and Screening�
18.765 Off-Street l�arking and Loading Requirements)
18.790 ree Removal)
18.795 isual Clearance)
E. Public acilities Concerns
18.810 (Street and Utility Improvement Standards)
F. Decision Maldng Procedures
18.390 (Impact Study)
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
A. Variances and Adjustments (18.370,�
Variances
The �urpose of this section is to provide standards for the grantin� of variances from the applicable zoning
requuements of this tide where it can be shown that,owing to spec�al and unusual circumstances related to a
specific properry, the literal interpretation of the provisions of the applicable zone would cause an undue or
unnecessary hardship,except that no use variances shall be granted.
A�plicabiliry of provisions.
T e variance standards are intended to apply to individual platted and recorded lots only.
An applicant who is proposing to vary a specification standard for lots yet to be created through a subdivision
process may not utilize the vanance procedure unless othervv�ise specified in Section 18.730.030,Zero Lot Line
Setback Standards,or Chapter 18.430, Subdivisions.
The e�sting dwelling is located on an individual platted and xecorded lot (WCTM 2S103BD,T�Lot 1200) and would
not meet the setback standards after re uired dedications and xoposed access to artitioned lots. To accommodate the
e�cisting dwelling on proposed Paxcel#1 after dedication of fipe feet to the SW 1�15`Avenue right-of-way, a front yard
setback variance is requested from the requixed 20 feet to 12.9 feet. A side yard setback variance is also requested, for
reduction of the reqwred 5-foot setback to 3 feet The existing dwelling, located on proposed Lot #1 creates a special
cixcusnstance related to the subject property such that the litexal interpretation of the setback standards would cause
unnecessary hardship.
Apptoval process and standards.
Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using
standards of approval contained ui Subsection 2 below.
The Director shall a�prove, approve with conditions, or deny an application for a variance based on findings
that the followuig cntena are sahsfied:
The proposed variance will not be materia detrimental to the�urposes of this title,to any
other apphcable policies and standards, an to other properties in the same zoning district or
vicinity;
As described in the findings in this decision, the proposed vatiances will not be materially detrimental to the purposes
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 6 OF 22
of this title or any other applicable policies and standards or other properries in the vicinity, consistent with this
standard.
There are special circumstances that exist which are peculiar to the lot size or shape, topography or other
circumstances over which the applicant has no control, and which are not applicable to other properhes in the
same zoni�district;
The subject lot cutrently has an existin�dwelling.The location of the dwellin�is such that the setback standards are not
met once dedication of right-of-way is made pursuant to applicable pxovision of the Tigard Development Code.
Therefore,this criterion is met.
The use proposed will be the same as permitted under this tide and City standards will be maintained to the
greatest extent that is reasonably possible while pernutting reasonable economic use of the land;
The ptoposed residential use is allowed outright in the R-4.5 zone. The proposed variances to side and front yard
setbacks do not affect the current and allowed use in the zone. Therefore,tlus cnterion is met
Existing hysical and natural systems, such as, but not limited to, traffic, drainage, dramaaic land forms or
parks � not be adversely affected any more than would occur if the development were developed as
specified in the tide;and
The existing building located on the property will occupp one of the three proposed lots and will not adversely affect
e�sting physical and natutal systems any more than would occur if the development were developed as specified in this
tide,consistent with this standard.
The hardship is not self-imposed and the variance requested is the *n�n�*num variance which would alleviate
the hardship.
Because the dwellin� is e�sting and the dedicarion to 1215L Street right-of-way is required, the hardship is not self-
imposed and the variance requested is the minimum variance which would alleviate the hardship, consistent with this
standard.
The Director shall approve, a�prove with modifications, or deny an application for a subciivision variance
subject to the criteria set forth m Section 18.370.O10.C.
The application is for minor land partition,not a subdivision, therefore,this standard does not apply.
Adjustments for street improvement requ.irements (Chapter 18.810). By means of a Ty�e II
procedure, as governed by Section 18.390.040, the Directot shall approve, approve with conditions, or den� a
request for an adjustment to the street improvement requirements, based on findin�s that the followuig
cnterion is satisfied: Strict application of the standatds will result in an unacceptab�y adverse impact on
existing development, on the pro�osed development, or on natural features such as wedands, steep slopes or
existing mature trees. In approving an adjustment to the standards, the Director shall deterrnine that the
potential adverse impacts exceed the public benefits of strict application of the standards.
The applicant has requested a reduction to the street spacing standard for SW 1215`Avenue (collector) from a minimutn
200 feet to 140 feet. The proposed private street, located along the subject prope�y's north property line is
approximately 140 feet away and the furtliest from the intersecrion of SW Tippett Place and SW 1215`Avenue. The 90-
foot frontage does not afford an alternate location more consistent that that which is proposed. Therefore, strict
application of the standards will result in an unacceptably adverse impact on the proposed devetopment and as such can
be approved.
FINDING: As described in the above analysis, the requested side and front yard variances for proposed Lot #1.
and the street spacing standards on SW 1215`Avenue meet the variance critexia and are approved.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 7 OF 22
B. Land Partitions �18.420�
The proposed partition complies with all statutory and ordinance requirements and regulations;
'I'he proposed partition complies or can be made to comply with all statutory and ordinance requirements and
xegulanons as demonstrated by the analysis contained within this administrative decision and through the imposition of
conditions of development appxoval. Provided all necessary conditions are satisfied as part of the development and
building process, this cntenon 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 cntenon is met.
All proposed improvements meet City and applicable agency standards; and
The public faciliries and pxoposed 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 wluch time the appropnate review authority will ensure that City and applicable agency
standards are met. Rased 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 disttict is 50 feet The proposed lots are 91 feet in width,
consistent with this standard.
The lot area shall be as required by the applicable zoni a 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 cxeates three (3)lots�not including access ways): Lot 1 at 12,326 square feet;
Lot 2 at 8,613 square feet;and Lot 3 at 13,695 square feet.'There ore,this criterion has been met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement.
The pro�osed partition plat illustrates that the proposed lots meet this standard as Parcel#1 has 71 feet of frontage on
SW 121 Avenue while Iots #2 and#3 are flaglots with access provided by a 15 foot wide easement.
Setbacks shall be as required by the applicable zoning district.
Setbacks fox the R-4.5 zoning district are as follows: front = 20 feet; side = 5 feet; side on a corner = 15 feet; and rear
=15 feet. The existing house on Parcel#1 is pxoposed to remain. This structure is situated approximately 12 feet from
the front property line (after a 5-foot right-of-way dedication to the City for SW 1215L Avenue) and 3 feet from the
proposed access way leadtng to proposed lots #2 amd #3. To address this existing condition, the applicant has applied
for variances which are reviewed and approved above under the variance section of this decision. The applicant has not
proposed buildings for proposed Lots #2 ot #3. Setback standards for proposed Lots #2 and #3 will be reviewed at
the time of building permit submittal.Therefore,this criterion is met.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that
no side yatd is less than 10 feet. Structures shall generally be located so as to maximize separation from
existing structures.
No structures are proposed for lots #2 and#3 in this application. Setback standards for proposed Lots #2 and #3 will
be reviewed at the time of building permit submittal.Therefore,this criterion does not apply.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 8 OF 22
I
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 18.745.050. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development.
As conditioned in the Streets and Uriliry Improvement secrion latex in this decision the applicant must extend the
private street to the west boundary of the proposed Lot #2, with the proposed 15-foot accessway continuing on to
serve flag lot #2 and #3. The ap�hcant has the choice to seek variances to the standazds where necessary to pass the
existing house or to joindy provide access with the ne hbor and meet the private street standards. If)'oult access is
obtained no screening along the joint property line woul�be required.The applicant has proposed a five foot fence and
lawn/ground cover to screen the accessway from the adjacent parcels, cons�stent with the screening standards in
18.745,050.5 and consistent with this standard.
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.
Tualatin Valley Fire and Rescue was sent notice of the proposed minor land partition. No comments were received
from Tualatin Valley Fire and Rescue. Therefore, to ensure this standard is met for the 350-foot long accessway, the
applicant shall submit a letter from TVFR demonsttating that the proposed development is adequately serned by fite
hydrants.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement wluch will ensure
access and maintenance rights shall be recorded with the approved partition map.
The�roposed partition is comprised of three lots all accessed by the same access way. A reciprocal easement will be
requ�ed to ensure access and mauitenance. The applicant's narrattve states that "reci�rocal easements will be provided
as necessary prior to fu�al plat approvaL" Thexefore, as a condirion of approval, pnar to plat approval, the applicant
shall record a reciprocal access easement with the approved partition tnap.
Any access way shall comply with the standatds set forth in Chaptet 18.745,Access,Egress and Circulation.
This standard is addressed under Chapter 18.705 (Access,Egtess and Ci�culation) later in this decision.
Where landfill and/or development is allowed within ot adjacent to the one-hundred year floodplain, the city
shall require consideration of the dedication of sufficient open land area for greenway adjoin.ing and withixi
the floodplain. This area shall include �ottions 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 subject lot is located ap�roximately 1,630 feet to the southwest of the Summer Creek one-hundred-year floodplain
at its closest point. The sub�ect site ranges from 230 to 239 feet elevation;the Summer Creek floodplain elevation is at
162 feet. 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 concutrendy.
The applicant has requested a side yard setback variance from the required 5 feet to 3 feet and a front yard setback
variance from the reqwred 20 feet to 12.9 feet. In addition, an adjustment to the stseet spacing standard for SW 121st
Avenue (collector) is requested itom a minimum 200 feet to 140 feet. These variances have been requested with this
application and are reviewed above and may be approved in accordance with Chapter 18.370.
FINDINGS: The proposed minor land partition meets, or can meet with the following condirion of approval, all of
the relevant standards of the land partirion section as indicated in the above findings and following
sections of this decision.
CONDITION:
• Prior to plat approval, the applicant shall record a reciprocal access easement with the approved
partition map.
• The applicant shall submit a letter from TVFR demonstrating that the proposed development is
adequately served by fire hydrants.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 9 OF 22
1
C. Residential Zoning Districts (18.510�
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2-DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 .
Minimum Lot Size
-Detached unit 7,500 sq.ft.
-Duplexes 10,000 sq.fr.
-Attached unit
Average Minimum Lot Width
-Detached unit lots 50 fr.
-Duplex lots 90 ft.
-Attached unit lots
M�imum Lot Covera e -
Minimum Setbacks
-Front yard 20 fr.
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
-Reaz yard 15 f�
-Side or reaz yard abutting more restrictive zouing district --
-Distance beiween property line and front of gatage 20 ft
-Side Yard Setbacks for Lots DC 18.420.050 A 4 e 10 ft
Maximum Hei ht 35 ft
Minimum Landsca e Re uuement -
FINDING: The minimum lot size requirement in the R-4.5 zoning district is 7,500 square feet for detached
single-family units. The pto osed partition creates thtee (3) lots (not including access ways): Lot #1
at 12,326 square feet; Lot #�at 8,b13 squaxe feet; and Lot #3 at 13,695 square feet, consistent with
the standard. The minimum lot width required for the R-4.5 zorvng disttict is 50 feet. The
proposed lots are 91 feet in width, consistent with this standard. No development is proposed for
Parcels #2 and #3 and therefore the setbacks are not applicable for this decision. The development
standards of the R-4.5 zone have not been met fox proposed Parcel #1. To accommodate the
e�sting dwelling after dedication of five feet to the SW 1215` Avenue right-of-way, a front yard
setback variance is requested from the requixed 20 feet to 12.9 feet. A side yard setback variance is
also requested for reducnon of the required 5-foot setback to 3 feet. The proposed variances have
been applied for and can be approved as reviewed above concurrendy in this decision.
D. Specific Development Standards
Access�E�ress and Circulation (18.705�
Continuing obligation of properry owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�nuing requirements for the use of any structure or parcel of real property in the City.
The standards of this chapter will be a continuing obligation on the owners of these parcels.
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 sueets are safe by meet� adequate stackin� needs, sight distance
and deceleration standards as set by ODOT,Washington Counry, tlie Ciry and AASHTO.
Lancaster Eng�neering pro�rided preliminary si�ht distance certificarion for the proposed intersecrion of the private
street and 121st Avenue. The posted speed limit of 35 mph requires a minimum sight distance of 390 feet. The
engineer states that the sight distance to the north is 413 feet, thereby meeting this critenon. The sight distance to the
south does not meet this standard as it is only 267 feet. T"he engineer has recommended removuig vegetarion in the
ROW to the south to improve the sight distance to 290 feet. The ne�ghboring fence then limits the s ht distance. If
the driver�ulls forward to a point 10 feet from the edge of the travel lane the sight distance was foun�to be 294 feet,
320 feet anth the removal of the vegetation in the right of way to the south.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 10 OF 22
The engineer then looked at the minimum stop uig sight distance needed for a driver on the road to see and sto for
an obsttucrion in the road, such as a vehicle p�� out of a driveway or minor street. Based on the AASHTO �reen
Book stopping sight distance for a 35 mph posung is 250 feet. There is adequate stopping sight distance at the
proposed private street. The engineer still recommends that all vegetation in the public ROW be removed to provide
the ma�mum possible sight distance at the proposed private street.
The applicant shall remove all vegetation in the public ROW, as recommended by Lancaster report. The a�plicant's
engu�eer shall, upon complerion of public improvements and private street construcrion, provide the City unth a final
sight distance certtfication.
Section 18.705.030.H.2 states that driveways shall not be pernutted to be placed in the influence area of
collector or arterial street intetsections. Influence area of intersections is that area where queues of ttaffic
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 ptoposed driveway. The setback may be greater depending upon the influence area, as determined
&om City Engineer review of a traffic im act report submitted by the applicant's uaffic engineer. In a case
where a �ro�ect has less than 150 feet o�street frontage, the apphcant must explore any option for shared
access wrth the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed as
far from the intersection as possible.
This standard applies to driveways and the development is proposing a private stceet, thetefore this standard does not
apply.
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 sueets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
121�` Avenue is classified as a Collector on the City's TSP. The proposed private street is only about 120 feet from
Tippitt Street,which does not meet this standard. The applicant has requested an adjustment to the spacing standard.
The applicant has placed the only proposed access as far north of Tippitt Street as possible and is eliminating the
existing dtiveway. There are no other alternatives for access. There are other driveways on both sides of 1215L Avenue
within 200 feet of the proposed access. The applicant has placed the private street at the best location in relation to
other streets,which will have a highet unpact than individual driveways.
The applicant shall cause a statement to be placed on the plat that prohibits direct access ftom Lot 1 to 1215` Avenue,
except at the approved private street location.
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, sttuctures, 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 conuacts to establish the joint use; and copies of tlie deeds,
easements,leases or contracts are placed on permanent file with the Ciry.
The�roposed partition is comprised of three lots all accessed by the same access way. A reciprocal easement will be
xequired to ensure access and maintenance. The applicant's narrahve states that"reciprocal easements will be provided
as necessary prior to final plat approval."Thexefore,as previously conditioned,priot to plat approval,the applicant shall
record a reciprocal access easement with the approved parntion map.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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.
The proposed accessway for the parcels connects to SW 1215`Avenue,a public street,consistent with this standard.
Minimum access requirements for residential use. Private residential access drives shall be provided and
maintained in accordance with the provisions of the Uniform Fire Code.
Tuala.tin Valley Fire and Rescue was sent notice of the proposed minor land parririon. No comments were received
from Tualatin Valley Fire and Rescue. Therefore, to ensuxe this standard is met, the applicant shall submit a letter from
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 11 OF 22
TVFR demonstrating that the proposed access drive is in accorciance with the provisions of the Uniform Fixe Code.
Access drives in excess of 150 feet in length shall be provided with approved provisions for the turning around
of fire apparatus by one of the following: a)A circular,paved surface having a minimum turn radius measured
from center point to outside edge of 35 feet;b) A hammerhead-configured,paved surface with each leg of the
hammerhead having a minimurn depth of 40 feet and a minimum width of 20 feet; c) The rnaximum cross
slope of a required turnaround is 5%.
The proposed accessway is approximately 350 feet in len�. The applicant's preliminary plat shows a hammerhead
configured paved surface with each leg of the hammerhead aving a depth of 54 feet,cons�.stent with this standard.
To provide for increased traffic movement on congested streets and to eliminate turning movement
problems, the Director may restrict the location of driveways on streets and require the location of
driveways be placed on adjacent streets, upon the finding that the proposed access would cause or
increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or
cause hazardous conditions to exist which would constitute a clear and present danger to the public
health, safety, and general welfare.
SW 1215L Avenue is a collectox street. The proposed access way is approximately 350 feet from the intersection of SW
Walnut Street, also a collector. SW Tip itt Place and Carmen Street are local streets in close proximity serving a low
density residential neighborhood. Tu�tin Valley Fire and Rescue has not indicated that the proposed access is
hazardous ot inadequate for emergency vehicles. The private street standard width of 20 feet will minimize access and
egress conflicts at the intersection with SW 1215L Avenue. There is no apparent reason to restrict the location of the
proposed additional driveway. Therefore,this standard does not apply.
FINDING: Not all of the standards of the Access Management chapter(18.705) have been satisfied.
CONDITTONS:
• The applicant shall cause a statement to be placed on the plat that ptohibits direct access from Lot 1 to
1215t Avenue,except at the approved private street location.
• The applicant shall submit a letter from TVFR demonstrating that the proposed access drive is in
accordance with the provisions of the Uniform Fire Code.
Densiry Computations (18.715Z
A. Definition of net development area. Net development area, in acres, shall be determined by
subtractin� the following land area(s) from the gross acres, wluch is all of the land included in the
legal descnption 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 requ.ired by the applicable base zoning d.istrict, 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. Calculat�' minimum number of residential units. As required by Section 18.510.040, the minimum
number o�residential units �er net acre shall be calculated by multiplying the maximum number of
units determined in Subsect�on B above by 80% (0.8).
The subject .97-acxe paxcel totals 42,445 gross square feet. There axe no sensitive land areas within the subject
proposal. The 1215` Avenue right-of-way dedicauon is 455 square feet (5 feet x 91 lineal feet). A private street is
proposed totaling 578 sqnare feet. 'I'he applicant proposes a 14,350 sc�uare foot lot for the existing house (12,717 sf
net lot axea after deducting 2,607 sf for the access way per "lot area' definirion). Deducting these areas from the
gross area results in a net developable area of 27,062 square feet. The minimutn lot size fox the R-4.5 zone is 7,500
square feet; the maxirnum number of additional lots is three; the minimum number of addirional lots is two. The
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 12 OF 22
proposed partition creates three (3) separate lots in conformance with the density requirements.
FINDING: Based on the analysis above,the Density Computation Standards have been met.
Landscaping and Screeni a(18.745�
18.745.030.E. Protection of E�cisting Landscapin�. Existing vegetation on a site shall be protected as much as
possible:
1. The developer shall provide methods for the protection of existing vegetation to remain during the
construction process; and
2. 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 ind.ividual trees).
Any tree that is located on property adjacent to the construction project that will have more than 15°/a of its root system
disturbed by construciion activities shall also be protected.
As conditioned later in the Tree Removal section of this decision, the applicant shall establish fencing as directed by the
project arborist to protect the ttees 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 perform'�
adequa.tely. Failure to follow the plan, or maintain tree protection fencing in the designated locations shall be grounds
for itrunediate suspension of work on the site until remediation measures and/ar civil citarions can be processed.
Street uees: Section 18.745.040
Section 18.745.040.A.:All development projects fronting on a public street, private street or a private driveway
more than 100 feet in le� approved after the adoption of this tide shall be required to plant street trees in
accordance with the stan rds in Section 18.745.040C
The proposed project includes appro�mately 91 feet of frontage on SW 1215C Street, a public street. The applicant's
narranve states that"street trees w�.l be provided along the SW 1215t Avenue frontage as required . . ." Additionall , the
proposed private street and accessway is approximatel� 350 feet long. Therefore, as a condition of approva� the
applicant shall plant the required street trees on SW 121 `Avenue and the proposed private access in accordance with
rhe standards for size and spacing in Secrion 18J45.040.C. Street trees shall be chosen from the City of Tiga.rd's Street
Tree List unless otherwise approved by the Ciry Forester.
The City Forester recommends planting narive s�ecies of trees as street trees such as bigleaf ma le, casca.ra or Oxegon
white oak. Properly sized oaks can be �ound at River Oak Farm&Nursery. Call Diane at 503-3�7-2745.
Buffering and Screenin�Rec�uirements: Section 18.745.050.5
The proposed la.nd partirion occurs on a �arcel sutrounded by the same land use designation (R-4.5) as the subject
parcel. Therefore,no buffering is required or the proposed land partit'ton.
FINDING: All of the landscape standards have not been met. However, with a condition of approval requiring
planting of street trees and protection of e�sting vegetation, the standards can be met.
CONDITION:
• The applicant shall plant the required street trees on SW 121 st Avenue and the proposed private access
in accordance with the standards for size and spacing in Secrion 18.745.040.C. Street trees shall be
chosen from the City of Tigard's Street Tree List unless otherwise approved by the Ciry Forester.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 13 OF 22
Tree Removal (18.790�
A tree plan for the plant�' , 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.
B. Plan rec�uirements. The tree plan shall include the following:
1. Identification of the location, size and species of all existing trees including trees designated as significant
by the ci ;
2. Identi�cation of a progtam to save existing trees or mit�ate tree removal over 12 inches in caliper.
Mitigation must follow the replacement guidelines of Section f8.790.060D, in accordance with the follow�ng
standards and shall be exclusive of uees required by other development code provisions for landscaping,
streets and parldng lots:
a. Retention of less than 25% of exist�' trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18�90.060D 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 f8.790.060D;
c. Retention of&om 50% to 75%of existin�trees over 12 inches in caliper requires that 50 percent
of the trees to be removed be mitigated in accordance with Section f8.790.060D;
d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no rnitigation.
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
The applicant has submitted a tree removal plan Quly 5, 2005) prepared by a certified arborist, Raymond Meyer. The
plan contatns a tree inventory and protecrion plan and states which trees are to be removed The arborist report
identifies five trees greater than 6 inches DBH on the subject site. Four (80%) of these trees will be reta.ined. Retent�on
of greater than 75%requires no mirigation.
The arborist's Tree Protection Plan for the remaining trees on site (#3 through #6) provides acceptable standards for
tree protection through the site pxeparation and construction phases of development. Therefore, the tree plan
requirements have been met.
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 ttee may be removed only if the uee dies or is hazardous
accord.ing to a certified arborist. The deed restriction ma� 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 uee. The form of
this deed restriction shall be subject to approval by the Director.
The arborist's Tree Protection Plan shows trees #3 through #5 will be located on proposed lot #2 and tree #6 will be
located on proposed lot#6. Therefore,as a condirion of approval, the applicant shall record deed restricrions for these
trees on their respective lots, consistent with this standard.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met, but can be met with
the following conditions of approval.
CONDITIONS:
• Prior to any site work, the applicant shall install all proposed tree protection fencing. The fencing shall
be inspected and approved by the City Forester prior to commencing any site work. The tree
protection fencing shall remain in place through the duration of all of the building construction phases,
until the Certificate of Occupancy has been approved.
• 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, a.nd a signatuxe of approval from the project arborist regarding the placement and construcrion
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 14 OF 22
techniques to be employed in building the structures. All proposed protection fencing shall be installed
and inspected pxiot to commencing construction. The fencing shall remaul in place through the
durarion of all of the building construcrion phases, until the Certificate of Occupancy has been
appYOVed. Aftcr approval from the City Forester, the tsee protection measures may be removed.
• Prior to any Certificates of Occupancy, 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 the building construction phases, as he monitors
the consttuction activities and progress. This inspection will be to evaluate the tree protection fencing,
deternune if the fencing was moved at any point during construction, and detettnuie if any part of the
Tree Protection Plan has been violated. These teports must be provided to the City Forester until the
time of the issuance of any Certificates of Occupanry. The reports shall include any changes that
occutred 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 jusrify why the fencing was moved,and shall cerrify
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 ox received by the City Forester at the scheduled intervals, and if it
appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-
contractor, the City can stop work on the project until an inspection can be done by the City Forester
and the Project Axborist. Pxior to issuance of any Certificates of Occupancy, the Project Arborist will
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.
• Prior to issuance of any Certificates of Occupancy, the applicant/owner shall recorci a deed restdction
to the effect that any e�cisting tree greater than 12" diameter (trees #3 through #6 on proposed lots #2
and#3) may be xemoved only if the tree dies or is hazardous according to a certified arborist. The deed
resuiction may be removed or will be considered invalid if a ttee preserved in accordance with this
decision should either die or be removed as a hazasdous tree.
Visual Clearance Areas (18.795):
This Chapter requires at a clear vision area shall be maintained on the comers of all ptoperty 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 perrnanent 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�laced 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's site plan and preliminary plat do not show the vision clearance triangles for the proposed lots. The
visual clearance areas will need to be shown on a revised preliminary plat.
FINDING: Based on the analysis above, Staff finds that the Vision Clearance Standards are not presently met
CONDITION:
• Prior to final plat appxoval the applicant shall submit a zevised reliminary plat that shows the visual
clearance area accurately,in accordance with (TCDC) Secuon 18.�95.040.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 15 OF 22
E. PUBLIC FACILITY CONCERNS
Street And Utiliry Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of public and private facilities and
utilities such as streets,sewers, and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing
street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 35-foot
right-of-way width and 23-foot paved section. Other improvements rec�uired may include on-street parking,
sidewalks and bikeways,underground utilities,street lighting,storm drauiage, and street trees.
This site lies adjacent to SW 121 st Avenue,which is classified as a Collector on the City of Tigard Transportarion Plan
Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's
map. The applicant should dedicate the additional ROW to provide 35 feet from centerline.
SW 121 st Avenue is curtendy partially improved. In order to mi te the impact from this development, the applicant
should construct half-street improvements. TMC 18.810.030(A)(l�states that stceets within a development and streets
adjacent shall be improved in accordance with City standards. However, 18.810.030(A)(5) states that the Ciry may
accept a future improvement�uarantee in lieu of street improvements if the improvement associated with the project
does not, by itself, provide a sigruficant 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 significandy improve the safery or
capacity of the street. Street trees will be required as part of this land use approval and will not be included in the future
unprovement guarantee.
The applicant has requested they be allowed to enter into a future unprovement guarantee in lieu of street
improvements to their 121 st Avenue frontage. The applicant shall complete the future improvement guarantee prior to
final plat approval.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future sueet plan shall be filed
which shows the pattern of existing and proposed future streets from the boundaries of the proposed land
division. This section also states that where it is necessary to give access or permit a satisfactory future
division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at such time as the
adjoining property is developed. A barricade shall be constructed at the end of the sueet by the �roperty
owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included
in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The applicant submitted a future street plan showing Ertol Street extended to the north,rather than to the west through
their properry. The applicant based this decision on the fact that no streets are necessary to serve adjacent parcels, but
did not address future division of said parcels. The location of the existing home that will be retained with this pamtion
is what ptohibits construcrion of a future stxeet extension. The home is approxi.mately 18 feet fxom the north roperty
line,which is the logicallocarion for the extension of Errol Street. The e�ust7ng home to the north also would �zll in the
alignment of this street extension. Retaining the existing homes would thereby leave an inadequate amount of ROW to
mcct any of the local street ROW width standards.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between
connections is required except where prevented by barriers such as topography, railroads, freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,
1995 which preclude street connections. A full street connection may also be exempted due to a regulated
water feature if regulations would not permit construction.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 16 OF 22
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a
development site shall be extended within the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is precluded when it is not possible to redesign,
or reconfigure the street pattern to provide required extensions. Land is considered topo�raphically
constrained if the slope is greater than 15% for a d.istance of 250 feet or more. In the case of environmental
or topo�raphical constraints, the mete presence of a constraint is not sufficient to show that a street
connect�on is not possible. The applicant must show why the constraint precludes some reasonable street
connection.
The applicant argues that their proposed future street plan provides for the creation of a new block within the larger
block. They also state that the larger block will be reduced ui size, but this does not reduce the lineal feet around
the block. The length around the block, using the proposed Errol Stteet alignment is the same length,
approximately 3200 lineal feet. The smaller block that would be created would be appxoximately 1500 lineal feet
Again, the argument that street extensions are not needed to serve adjacent parcels overlooks the future division of
those parcels.
The e�sting home to be retained on this development and the e7cisting home to the north preclude the extension of
Errol Street to the west.
Grades and Curves: Section 18.810.030.N statcs that grades shall not exceed ten percent on arteriaLs, 12% on
collector streets, or 12% on an� other street (except that local or residential access streets may have segm ents
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curoes shall be as
detemuned by the City Engineer.
The grades along the proposed street do not exceed 12%, therefore this criterion is met
Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the
City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such
as a recorded maintenance agreement. Private streets servin�rnore than six dwelling units are permitted only
within planned developments,mobile home parks, and multi-family residential developments.
A private street is required when pxoviding access for 3 — 6 lots. The �rivate street standards require a 20 foot paved
width in a privatc tract and a 5 foot sidewalk in an easement The apphcant's plans do not meet tFiis standard and they
have requested an adjustment to this standard. The e�ris�g home is located approximately 18 feet from the north
property]uie. The private street is proposed to be constructed along this property lule only to the front of the home on
Lot 1. The private street must be constructed to the east end of Lot 1 where it can then become a shared access for
Lots 2 & 3. The applicant shall revise tlleir plans to show the extension of the private street along the entire length of
the north properry line of Lot 1 and obtain the adjustments required along the portion whexe the house is too close.
This is,as reqwred by 18.370.020.C.5.b.(4),the muumum adjustment required to provide adequate access.
The applicant has not demonstrated that they have attempted to share access with the property owner to the north. As
an alternarive to obtaining the adjustments, the applicant may present an agreement with the properry owner to the
north allowing them to construct the remainuig portion of the 20 foot wide private street and sidewalk on their
property. This would be beneficial to both properties as a total of 61ots could eventually take access from this street.
The applicant shall place a statement on the face of the final plat indicating the private stteet(s) will be owned and
maintauied bp the properties that will be served by it/them. In addition, the applicant shall record Conditions,
Covenants and Restncnons (CC&R's) along with the final plat that will clarify how the private property owners are to
maintain the private street(s). These CC&R's shall be reviewed and approved by the City prior to approval of the final
plat. The City's public improvement design standards require private streets to have a pavement section equal to a
public local street. The applicant will need to provide this type of pavement secrion.
Block Designs - Section 18.810.040.A states that the length,width and shape of blocks shall be designed with
due re�ard to providing adequate building sites for the use contemplated, consideration of needs for
converuent access, circulation, control and safery of street traffic and recognition of limitations and
opportunities of topography.
The applicant's narrative does not address this standard.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 17 OF 22
feet measured al�ng the right-of-way line except:
♦ Where street location is precluded by natural topography, wedands 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 provrdes equivalent access.
The applicant has proposed a private street and accessway to serve the pro�osed lots. However, the proposed
accesswap tertninates atZot#3 and does not extend throu�h Lot#3 to connect anth SW Errol Street to the east,which
has been stubbed to the adjacent property's east property luie.The applicant's supplemental natrarive demonstrates that
due to existin� development on proposed Lot #1 and a dwelling e�sting on the adjacent lot to the north, there is
insufficientn�Iit-of-way to locate a public street Therefore, the perimeters of the block formed by SW 1215C Avenue,
SW Catmen Street, SW 116`�Avenue, and SW Walnut Street, which exceed the standard at approximately 3,500 lineal
feet,is exempt in this case.
Section 18.810.040.B.2 also states that bicycle and �edestrian connections on public easements orr�ht-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 discussed above, the proposal is limited to a private accessway of approximately 350 feet in le to serve Lots #2
and#3,where full street connection tbrough to SW Errol is precluded by existing development T�e sides of the block
range fxom approximately 680 feet on SW 1215`to ap roximatelp 1,000 feet on SW Walnut The proposed pxivate street
intersects SW 1215t approximately 330 feet north o�SW Catmen Street and 350 south of SW Walnut. A birycle and
pedestrian easement for public use could be provided to connect with SW Errol where a full street could not.
Therefore, a 5-foot public easement orr�ght-of-way for bicycle and pedestrian use shall be provided as a continuation
of the rec�uired private stseet sidewalk along the proposed private street and accessway from SW 121�` to the east
property luie of proposed Lot#3,consistent wrth tFiis standard.
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 m;n�mum lot size of the applicable zoning district.
The proposed lot depths of Lots #1, #2, and #3 are 172 feet, 128 feet, and 166 feet, respectively. The lots are all
ap�roxuziately 91 feet in width. All of the proposed lots axe less than 2.5 times the average lot width, consistent with
tFus standard.
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 tequires a parcel to
either have a minimum 15-foot frontage or a minunum 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.
The proposed development is a minor land partirion where a shared access way 15 feet in width server lot #3 and a
private stree�20 feet in width,serves lots #1 and#2,consistent with this standard.
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 stteets. Private streets and industrial streets
shall have sidewallcs on at least one side.
The applicant has requested they be allowed to enter into a future improvements guarantee for street improvements
which will include the sidewalk along the frontage of 121 st Avenue.
The private street shall include a S foot wide sidewalk,in an easement,along the north side of Lot 1.
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 m 199G and including any future revisions or amendments) and the adopted pohcies of the
comprehensive plan.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 18 OF 22
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.
The applicant's plans indicate Lots 2&3 will be served with separate sewer]aterals connecting to the main line in 121 st
Avenue.
Storm Drainage:
General Provisions: Section 18.810.100.A states tequires 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&om its entire upstream drainage area,whether inside
or outside the development. The City Engineer shall ap�rove the necessary size of the facility, based on the
provisions of Design and Construction Standards for Sarutary 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 development
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional nznoff resulting from the development will overload an existing dramage facility, the
Director and Engineer shall withhold approval of tlie development until provisions have been made for
improvement of the potential condition ot until provisioris 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 �ovemments institute a
stormwater detention/effective impervious area reduction program resultin�in no net increase in storm peak flows up
to the 25-year event. The CitY w�l require that all new developments resulring in an incxease of impervious surfaces
provide onsite detention facilities,unless the development is located adjacent to Fanno Creek. For those developments
ad�acent to Fanno Creek,the storm water runoff will be permitted to discharge without detention.
The applicant shall pay the fee-in-lieu of providing on-site detention.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments ad"oining proposed bikeways identified on
the City's adopted pedestrian/bikeway plan shall include provisions �or the future extension of such bikeways
through the dedicahon of easements or right-of-way.
121 st Avenue is designated as a bicycle facility.
Cost of Construction: Section 18.810.110.B states that development pemuts issued for planned unit
developments, conditional use permits, subd.ivisions, and other developments which will principally benefit
from such bikeways shall be conditioned to include the cost or construct�on of bikeway improvements.
The future street improvements guarantee will include birycle striping,thereby meeting this criterion.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those requ.ired for electric, communication,
lighting and cable television services and related facilities shall be placed underground, except for surface
mounted uansformers, surface mounted connection boxes and meter cabinets which may be placed above
ground, temporary utiliry 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
under�round services;
♦ The City reserves the ri�ht to approve location of all surface mounted facilities;
♦ All underground utilit�es, including sanitary sewers and storm drains installed in streets by the
developer,shall be constructed pnor to the surfacing of the streets; and
NOTICE OF DECISION MLP2005-00013lNIX PARTITION PAGE 19 OF 22
• Stubs for service connections shall be long enough to avoid disturbing the street improvements when
service connections are made.
Exception to Under-Grounding Requiremen� 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 authorit�determines that the
cost and technical difficulry of under-gtounding 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.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safetv:
The applicant's plans show a turnaround for emergency vehicles at the east end of the private street. The applicant shall
obtain approval from Tualatin Valley Fire&Rescue for the design of the turnaround prior to issuance of permits.
Public Water S�tem:
The City of Tigard provides water service in this area. The applicant shall obtain approval from the City's Water
Department for the size and locarion of the water meters.
Storm Water Quality:
The City has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created
impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the faciliry 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 qualiry faaliry to accommodate treatment of the storm water from Parcels 2
and 3. 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.
Grading and Erosion Control:
CWS Desi�m and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pollutants reaching the public storm and surface water system resulting from development,
construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS
regulations, the applicant is required to submit an erosion control plan for City review and approval prior to
issuance of City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control pernut be issued for any development that will d.isturb one or more acre of land.
The applicant's PFI permit submittal shall include an erosion control plan.
Address Assignments:
The City of Tigard is responsible for assigning addresses for paxcels 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 fmal plat approval.
NOTICE OF DECISION MLP2005-00013lNIX PARTITION PAGE 20 OF 22
The developer will also be required to provide signage at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on two monuments with a tie to the
City's global posirioning system (GPS) geoderic control network (GC 22). These monuments shall be on the same line
and shall be of the same precision as tequired for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert ground measurements to grid measurements and the angle from north to grid
north. These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addirion, the applicant's as-built drawings shall be ried to the GPS network. The applicant's engineer shall provide
the City with an electronic file with points for each structure (manholes, catch basins,water valves, hydrants and other
water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD
83 (91).
F. Impact Study(18.3901
Section 18.360.090 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 applicant 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 Communiry Develo�ment Code requires the ded.ication of real pro�erty interests, the
ap�licant shall either specifically concur with a requirement for public right-of-way dedication, or provide
evidence that supports that the real properry dedication is not roughly proportional to the projected impacts
of the develo ment. Section 18.390.040 states that when a condition of ap roval 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 properry to be transferred is roughly propottional to the impact the proposed
development will have on the public.
The applicant has submitted an impact study. SW 1215C Street is currently partially improved. In order to mitigate the
impact from this development, the applicant will provide a future improvement guarantee for improvements to this
street. The applicant will be extending sanitary sewer and storm dtainage connections to the two additional paxcels to
account for the addirional impervious area bemg added to the site and to mitigate for the loss of the present sepnc drain
field. Sewer is already available and has sufficient capacity to serve the development. Other impacts to public faciliries
are offset by the collectton of Systems Development Charges (SDC's) collected at the time of buildi.ng permit issuance.
Therefore,this standard can be satisfied thxough meeting the conditions of approval in this decision.
The Washington County Traffic Impact Fee (TIF) is a mirigarion measure that is required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A-Boy E�ansion/Dolan II/Resolution
95-61, TIF's are expected to recapture 32 pexcent of the traffic impact of new development on the Collector and
Arterial Street system. The applicant will be required to pay TIF's of $2,851 per new dwelling unit. This three lot
partition will result in three new paxcels one of which contauis an e�sting dwelling. Therefoxe, two new dwelling units
will require a payment of$5702 (2 x 2,851)
Based on the estirnate that total TIF fees cover 32 percent of the impact on ma�or street im rovements cirywide, a fee
that would cover 100 percent of this pro�ect's traffic unpact is �17,818 ($5,702 divided by .32�. The difference between
the TIF�aid,and the full impact,is considered the LuuYUt��ated impact on the street system. The unmirigated impact of
this pro�ect on the transportarion system is $12,116 (11,818 - $5702). The applicant will be required to dedicate
approximately 455 square feet of right-of-way along SW 1215`Avenue for future road improvements. The appTOximate
value of l�nimprovedresidentially zoned property is $3.00 per square foot, for a total value of$1,365.00. Therefore, the
required exacnon is rou�hly proportionate.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 21 OF 22
SECTION VII. OTHER STAFF COMMENTS
City of Tigard Public Works Department provided.cominents regarding water, storm and sewer which have been
incorporated into the Public Facilities section of the dec�sioa
City of Tigard Forester has reviewed the prop osal and the applicant's tree removal plan conducted by a certified
arborist,Raymond Meyer. The report contains aIl four of the requu-ed components,and,�s therefore,acceptable.
City of Tigard Police Department provided comments requesting to view a lighting plan to ascertain safety
components of the proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and stated that"it appears that Sensitive Areas do not exist on-site or
within 200 feet from your project."
Tualatin Valley Fire and Rescue was notified of the proposed minor land partition but has not commented.
SECTION VIII. PROC�DURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected govemment agencies
Final Decision:
THIS DECISION IS FINAL ON JUNE 23,2006 AND BECOMES
EFFECI'IVE ON JULY 11,2006 LJNLESS AN APPEAL IS FILED.
��e�a�l:
T�ie 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 Secuon 18.390.040.G.1. may appeal tlus decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
appe� al to,gether with the re�quired fee shall be filed with the Director witlun ten(10) business days of the date the Notice
o}-Decision was mailed. The appeal fee schedule and fom�s are available from the Plaruung Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,�I`igard,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 subrrutted by the parties during the comment period. Additional
evidence concerning issues.properly raised in the Notice of Appeal may be subrrntted by any party during the appeal
hearing,subject to any additional rules of procedure that maybe adopted f rom time to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON JULY 10,2006.
stions:
If you have any questions,please call the City of Tigard Pluuung Division,'T�igard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at 639-41 1
June 23,2006
PREPARED B : ary Pagenstecher DATE
Associate Plan.ner
e\cucpin\gary�minor land partition\mIp200�00013(nix)\m1p200S00013 decuioadoc
NOTICE OF DECISION MLP2005-00013INIX PARTITION PAGE 22 OF 22
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NuTICE 4F TYPE II DECISION
MINOR LAND PARTITION (MLP) 2005-00013 �{��
_�'.
NIX PARTITION ? ��,�
,
(Includes a 30-day extension) 120 DAYS =8/4/2006
SECTION I. APPLICATION S MARY
FILE NAME: NIX PARTITION
CASE NOS: Minor Land Pactition (MLP MLP2005-00013
tldininistrative Variance AR VAR2005-00099
Administrative Variance �VAR VAR2005-00100
Adjustment (VAR) VAR2006-00008
PROPOSAL: The applicant is requestin a Minor Land Partition to partition one (1) existing
.97-acre parcel into three 3) parcels for detached single-family residences. There is an
existing single-family dwe ' g on the subject parcel which is proposed to remain on
prop osed Parcel� 1. To accommodate the exLSting dwelling on proposed Parcel�i 1 after
dedication of five feet to the SW 121" Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet.A side yard setback variance is also
requested, for reducuon of the required 5-foot setback to 3 feet. In addition,an adjustment
to the street spacing standard for SW 121" Avenue (collector) is requested from a minimum
200 feet to 140 feet.
APPLICANT: Ken San ast OWNER Dave Nix
Planning R.esources, Inc. 12630 SW 121" Ave
7160 SW Fir Loop /t 201 Tigard, OR 97223
Ti ard OR 97223
ZONING
DESIGNATION: R-4.5: Low DensiryResidential District. The R 4.5 zoning district is desi�ned to
accommodate detached single-family homes with or without accessory residential unics ac a
minimum lot size of 7,500 square feet. Dup�lexes and attached
single-familyunits are pern�utted conditionally. Some civic and institutional uses are also
perrnitted conditionally.
LOCATION: 12b30 SW 121"Avenue. WCTTVI 2S103BD,tax lot 01200.
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code C'hapters 18.370, 18.390 (Decision-Making Procedures);
18.420 (I.and Paztiuons); 18.510 (Res►dential Zorung Distncts); 18.705 (Access E ress and
Circulauon); 18.715 (Density Computations); 18.745 �dscaping and Screenin ; 18.765
�Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18J95 isual
earance Areas);and 18.810 (Street and UtiliryImprovement Standa�s).
SECTION II. DECISION
Notice u hereby given that che Ciry of Tigard Communiry 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
Ciry Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FR�M THE EFFECTIVE DATE OF THIS DECISION.
All documenu and applicable criteria in the above-noted file are available for inspection.at no cost or copies can be
obtained for twenty�five cents (25t) per page,or the current rate charged for copies at the tune of the request.
SE CTI ON III. PROCE DURE AND APPE AL INFORMATION
Notice:
Notice mailed to:
X The applicant and ownecs
X Owner of record within the required distance
X Affected government agencies
Final Decision: -
THIS DE CISION IS FINAL ON JUNE 23, 2006 AND BE COME S
E FFE CTIVE ON JULY 11, 2006 LTNLE SS AN APPEAL IS FILE D.
�� al:
Th Director's Decuion 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 w�uch provides that a
written appeal together with the required fee shall be filed with the Director within ten �10) business days of the
date the Tlotice of Dec�sion was mailed. The appeal fee schedule and forms are ava able from the Planning
Division of Tigard Ciry Hall, 13125 SW Hall Boulevard,Tigand, Oregon 97223.
Uriless 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 wntten comments subrrutted bythe parties during the comment period. Additional
evidence concerning issues,properly raised in the Notice of Appeal may be subrrutted by any party durin_g the appeal
hearing, subject to any additional rules of procedure that maybe adopted from time to tune by the appeliate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON ULY 10, 2006.
oF��u
er infocmation pl�e�ase contact the Plannin Division Staff Planner, G�Pagenstecher at (503) 639-4171,
Tigard Ciry Hall, 13125 SW Hall Boulevard,Tigard,�regon 97223.
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I
N(�TICE TOMORTGAC�E,LIENHOLL��L,VENDORORSELLER *
TI-� TIGARD DEVELOPMENT OODE REQUIlZES THAT IF YOU RECEIVE 1T�S NOTTCE, IT SHALL BE PRO?vII''IZY
FORWARDED TO TI�PURQ�ASER
NOTICE �F PENDING ,�
LAND USE APPLICATION :
MINOR LAND PARTITION , , �
DATE OF NOTICE: March 14,2006
FILE NUMBERS: MINOR LAND PARTITION (MLP) 2005-00013
VARIANC� (VAR 2005-00099
VARIANC� (V 2005-00100
ADJUST�NT AR) 2006-00008
FILE NAME: NIX PARTITION
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) e�vsting .97-acre parcel into three (3)
parcels for detached single-family residences. There is an e�sting sing1e-fanuly dwelling on the subject parcel
which is proposed to remain on proposed Parcel #1. To accommodate the exisung dwelling on proposed
Parcel#1 after dedication of five feet to the SW 1215C Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet. A side yard setback variance is also requested,for reduction
of the required 5-foot setback to 3 feet. In addition,an adjusunent to the street spacing standard for SW 1215L
Avenue(collector) is requested from a m;n�n,um 200 feet to 140 feet.
LOCATION: 12630 SW 1215L Avenue;WCIIVI 2S 103BD,Tax Lot 01200.
ZONE: R 4.5: The R 4.5 zoning district is des�'gned to accommodate detached single-family homes with or without
accessoryresidential uniu at a m;r,;r„um lot size of 7,500 square feet. Duplexes and attached single-familyuniu
are pernutted conditionally. Some civic and institutional uses are also permitted conditionally.
APPLICABLE
RE VIE W
CRITERIA Community Development Code C�apters: 18.370, 18390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765,
18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, yc�u are hereby provided a fourteen (14) day period to submit written
conunents on the application to the City. THE FOURTEEN (14) DAY PERIOD ENDS AT
5:00 PM ON MARCH 28, 2006. All commenu should be directed to Garv Pagenstecher, Associate Planner in the Plannulg
Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard, Oregon 97223. You may reach the City of Tigard by telephone at
503-639-4171 or by e-mail to garw(a�tigard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ASOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCE SS
1� QTY OF TTGARD APPREQATES REC�IVING COIvIlVIENTS AND VALUES YOUR INPUI'. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�IIN Tf-� NO7TC� OF DEQSION. A DEQSION ON T�-IIS ISSUE IS
TENTATIVELY SQ-IEDULED FOR APRIL 13. 2006. IF YOU PROVIDE COMNIENTS, YOU WILL BE SENT A COPY
OF T�-� FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMI��NTS WILL BECOME A PART OF
T'HE 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 concems 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 specificityon that issue.
� _
1
FAILURE OF ANY PARTY TO ADDRESS THE RELEVANI' APPROVAL C�ITERIA WITH
SL7FFIQENT SPEQFIQTY MAY PRECLUDE SUBSEQUENT APPEALS TO T'F-� LAND U5E
BOARD OF APPEALS OR QRCUIT COURT ON THAT ISSLJE. SPEQFIC FINDINGS DIRECTED
AT THE RELEVANI'APPROVAL CRITERIA ARE WF-IAT CONST'ITU'I� RELEVANT EVIDENC�.
AFTER Tf� 14-DAY COMIvIENT PERIOD Q,OSES, THE DIRECTOR SHALL ISSLJE A TrPE II ADMIrIISTRATTVE DEQSION. 'I�
DIRECTOR'S DEQSION SHALL BE MAILED TO Tf-�E APPLICANT AND TO OWNERS OF RECORD OF PROPER'lY LOCATED WITHIN 500
FEET OF TI--IE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COIvIlvIENTS OR WHO IS OTHERWISE ENTITLED TO
NOTIC�. THE DIItEGTOR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL C�ITERIA. BASED UPON THE C�tITERIA
AND Tf-�E FACTS CONTAINED WITHIN'I��E RECORD,Tf-�DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY T'HE
REQUESTED PERMIT OR ACITON.
SUMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the Ciry
♦ Notice is sent to property owneis of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
• The application is reviewed byCityStaff 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 t�assessment roll; a.ny Cit�recognized
neighborhood group whose boundaries include the site; and any govemmental agency which is entided to notice under an
intergoveizunental agreement entered into with the Cary which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILASLE FORREVIEW:
The application, written comments and supporting docucnenu relied upon by the Director to make tivs decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and n�ke an appointment with either the project planner or the planning technicians. 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 fust page of this Notice under the section tided "Your Right to Provide Written
Comments."
T
VICINITY MAP
ANN
Q MLP2005-00013
VAR2005-00099
sR c VAR2005-00100
VAR2006-00008
� . __________
N NIX PARTTTION
� W
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TIPPITT
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RE QUE ST FOR COMME NTS ��
=
DATE: March 14,2006
• ' �
TO: Jim Wolf,Tigard Police De�artment Crime Prevention Officer
FROM: Ci ,�of Tigard Plannuig Division
STAFF CONTACT: Gary Pagenstecher,Associate Planner(�434�
Phone: (503) 639-4171 Fax: (503) 684-7297 Email: a ti�ard-or.gov
MINOR LAND PARTITION (MLP) 2005-00013/
VARIANCE (VAR) 2005-00099 & 00100/ADJUSTMENT (VAR) 2006-00008
➢ NIX PARTITIONQ
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing .97-acre parcel into
three (3) parcels for detached single-family residences. There is an existuzg single-family dwelluig on the subject
parcel wluch is proposed to remain on proposed Parcel # 1. To accommodate the existing dwelluig on proposed
I'arcel # 1 after dedication of five feet to the SW 12151 Avenue right-of-way, a front yard setback variance �s
requested from the required 20 feet to 12.9 feet. A side yard setback variance �s also requested for reduction of the
req�u�u-ed 5-foot setback to 3 feet. In addition, an adjustment to the street spacing standard for SW 12151 Avenue
(collector) is requested from a minimum 200 feet to 140 feet. LOCATION: 1Z630 SW 1215` Avenue; WC��TM
2S103BD, T�Lot 01200. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-
family homes with or without accessory residential units at a i7ununum lot size of 7,500 square feet. Duplexes and
attached single-family units are perrrutted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: CommuniryDevelopment Code Chapters: 18.370, 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 Ap licant's Materials for your review. From inforn�ation supplied by
various departments and ag�encies and from other�ormation 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: 1VIARCH 28 2006. You mayuse the space provided below or attach a
separate letter to return your comments. I u are unab e to res ond b the above date, please phone the staff contact
noted above with your comments and co u-myour comments in writin as soon as possible. If you have any questions,
contact the Tigard Plaru�ung Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECKTHE FOLLOWINGITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
� Written comments provided below:
f�q���t �10 v�e,� �, 1� ti�� �n -�o a�e��a�r sa eoM v��
No v��\�(y pk�n �10��� �
Name&Number of Pecson Corrunenting: �`M ��� �j03 ''���' aS��
�I ,
• �
x�QuE sT FoR co�zENTS ,,
=
DATE: March 14,2006
� ' �
TO: PE R ATTACHE D
FROM: City of Tigard Plaruiuig Division
STAFF CONTACT: Gar�Pagenstecher,Associate Planner(x2434)
Phone: (503) 639-4171 F�: (503)684-7297 Email: gary�(a�tigard-or.�ov
MINOR LAND PARTITION (MLP) 2005-00013/
VARIANCE (VAR) 2005-00099 & 00100/ADJUSTMENT (VAR) 2006-00008
➢ NIX PARTITIONQ
REQLTEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .97-acre Parcel into
three (3) parcels for detached single-farruly residences. There is an existu-ig sin�le-family dwelling on the subject
parcel wluch is proposed to remaui on proposed Parcel # 1. To accommodate the existuig dwelling on proposed
Parcel # 1 after dedication of five feet to the SW 121" Avenue right-of-way, a front y�rd setback vanance �s
requested from the required 20 feet to 12.9 feet. A side yard setback variance �s also requested for reduction of the
requu-ed 5-foot setback to 3 feet. In addition, an adjustment to the street spacin�standard 4�or SW 1215` Avenue
�collector) �s requested from a nununum 200 feet to 140 feet. LOCATION: 1 630 SW 1215L Avenue; WCIIVI
S 103BD, T� Lot 01200. ZONE: R 4.5: The R-4.5 zoning district is designed to accommodate detached single-
farrvly homes with or without accessory residential units at a m,n,mum 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: Communiry Development Code Chapters: 18.37�, 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 Ap licant's Materials for your review. From inforniation supplied by
various departments and ag�encies and from other�orniation available to our staff, a report and recommendation will be
prepared and a dec�sion wi11 be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: 1VIARCH 28 2006. You may use the space provided below or attach a
separate etter to return your comments. I u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co irmy�ur comments in writin as soon as possible. If you have any questions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard, Tigard,�R 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 or email.
_ Written comments provided below:
Name&Number of Person Coirunenting:
. s • 9 7pl
''ITY OF TIGARD REQUEST FC� ':OMMENTS "'
NOTIFICA�.�N LIST FOR LAND USE & COMMUNITY DtrELOPMENT APPLICATIONS
FILE NOS.: � L�' �'��S DOb 3 FILE NAME: � �L
CITIZEN INYOLVEMEMT TEAMS � �
14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central ❑East ❑South `�West
CITY OFFICES S
LONG RANGE PLANNING/Barbara Shields,Planning Mgr. COMMUNITY DVLPMNT.DEPT./Planning•Engineering Techs ✓�OLICE DEPT.IJim Wolf,Crime PreveMion Officer
BUILDING DIVISION/Gary Lampella,Building Official L/'ENGINEERING DEPTJKim McMillan,Dvlpmnt.Review Engineer L/PUBLIC WORKS/Matt Stine,Urban Forester
�ITY ADMINISTRATION/Cathy Wheatley,City Recorder �CIBLIC WORKS/Rob Murchison,Project Engineer
PLANNER—POST PROJECT SITE IF A PUBLIC HEARING�TEM-10 BUSINESS DAYS PRIOR TO THE PUBLIC HEARING!
spECUU oisrnicrs 3
TUAL.HILLS PARK 8 REC.DIST.+►�TUALATIN VALLEY FIRE 8 RESCUE r� ✓-TUALATIN VALLEY WATER DISTRICT�t/CCEANWATER SERVICES�
Planning Manager Fire Marshall Administrative Office Lee Walker/SWM Program
15707 SW Walker Road Washington County Fire District PO Box 745 155 N.First Avenue
BeaveRon,OR 97006 (place in pick-up box) Beaverton,OR 97075 Hillsboro,OR 97124
LOCAL AMD 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�uN Fom,R.q��Aa�
Steven Sparks,Dev.Svc:,.Manager 18880 SW Martinaai 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.S MINERAL INO. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
PO Box 23483 Bob Knighf,oataResourcecenter(zcal US ARMY CORPS.OF ENG.
Durham,OR 97281-3483 Paulette Allen,Growt�ManagemeMCoordinator OR.DEPT.OF LAND CONSERV.&DVLP Kathryn Harris�r,wacws�.�m.o�y�
_ Mel Huie,GreenspacesCoordinetor(CPA/ZOA) L8l�l Ffe�Cll(Comp.PlanAmendmerrtsOnly) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,R��o�ei a�e����w��a�,s� 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,Grov.thMa�agemerrtServices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
_ OR.DEPT.OF ENERGY(Po�ni�es i�nrae� _OR.DEPT OF AVIATION(Monopo�e Tmwrs� Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,Plannirg 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 Steve Conway�c�,e.e�nP�.�
Lake Oswego,OR 97034 Gregg Leion�cPa�
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis fcaa�
CIIY OF PORTLAND (No�iry for Wenands and Potential Emironmerrta��mpaas) _Gfeflt RObIfISOfI,Deve�opment ReviewCoordinator poria Mateja�zcn�Ms,e
Planning Bureau Director Regional Administrator Carl Torland, Right-of-Way Section�va�c�o�s� _Sr.Cartographer���,�z�,��,.
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rvar�<<zc��MS,s
Portiand,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�wccca��•a++°i�«�,w.T�..,,� Sam Hunaidi,AssistaM Distrid Manager (Notify if ODOT RIR-Hwy.Crossing is Only Acc�u to Land) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,s�c���sara�Y sc�Gau� (Notify If Proprrty Haa HU Oveday)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13�h Street,NE,Suite 3 1115 Commercial Street,NE
Salem,OR 97301-4179 Salem,OR 97301-1012
UTILITY PROYIDERS AND SPECIAL A6ENCIES 7
_PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Nort^er�nta w Predecessor)
Robert I. Melbo,President 8�General Manager r�;,
1200�oward Drive SE �C���,
Alban OR 97322-3336
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS �OMCAST E CORP. !/TRI-MET TRANSIT DVLPMT.
C�ifford C.Ca6e,Construction Engineer Debra Palmer�a��xaro�o��y� ice w,w.A�.c��n (If ProJect is Wilhin%Mile of aTransit Route)
5424 SE McLoughlin Boulevard Twin Oaks Technology Center 14200 SW Brigadoon Court Ben Baldwin,Project Planner
Portland,OR 97232 1815 NW 169th Place,S-6020 Beaverton,OR 97005 710 NE Holladay Street
Beaverton,OR 97006-4886 Po�tland,OR 97232
�RTLAND GENERAL ELECTRIC �W NATURAL GAS COMPANY y�VERIZON �WEST 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
�FIGARDITUALATIN SCHOOL DIST.#23J_BEAVERTON SCHOOL DIST.#48 _COMCAST CABLE CORP. _COMCAST CABLE COMMUNIC.
Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev,�M.,�dAtica,�n Diana Carpenter,.�,�Ea�.�a�w,
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
� INDICATES AUTQMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL
CITY PROJECTS(Project Planner Is Responsible For Indicating Parties To Notify). h:aatty�masters�Request For Comments Notification L�st doc (UPDATED 18-Nov-0S)
(Also uodate:i:\curoln�setuo\labels\annexation utilities and franchises.doc when uodatino Ihis documentl
• ;,
RE QUE ST FOR COMME NTS ��
=
DATE: March 14,2006
• ' �
TO: Rob Murchison, Public Works Project Engineer
FROM: City of Tigard Planning Division
STAFF CONTACT: Gary Pagenstecher,Associate Planner��434�
Phone: (503) 639-4171 Fu�: (503) 684-7297 Email: �an- tigard-or.gov
MINOR LAND PARTITION (MLP) 2005-00013/
VARIANCE (VAR) 2005-00099 & 00100/ADJUSTMENT (VAR) 2006-00008
➢ NIX PARTITIONQ
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .97-acre Parcel into
three (3) parcels for detached single-farruly residences. There is an existui sin�le-family dwelling on the subject
parcel which is proposed to reinaul on proposed Parcel # 1. To accommo�ate the exuting dwelluig on proposed
I'arcel # 1 after dedication of five feet to the SW 1215` Avenue right-of-way, a front yard setback variance �s
requested from the required 20 feet to 12.9 feet. A side yard setback variance is also requested for reduction of the
req_uu-ed 5-foot setback to 3 feet. In addition, an adjustment to the street spacuz�standard �or SW 1215L Avenue
(collector) �s requested from a ininunum 200 feet to 140 feet. LOCATION: 1 630 SW 1215` Avenue; WCI'M
2S103BD, TaY Lot 01200. ZONE: R-4.5: The R 4.5 zoning district is designed to accommodate detached single-
family homes with or without accessory residential units at a mmimum lot size of 7,500 square feet. Duplexes and
attached single-family units are perrrutted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: CommuniryDevelopment CAde Chapters: 18370, 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 Ap licant's Materials for your review. From inforniation supplied by
various departments and ag�encies and from other�ornlation available to our staff, a report and recommendation will be
prepared and a decision an11 be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: 1VIARCH 28 2006. You mayuse the space provided below or attach a
separate etter to return your comments. I u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co irmyour comments in writin as soon as possible. If you have any questions,
contact the Tigard Plaruiing Division, 13125 SW Hall Boulevard,Tigard,�R 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 ref er to the enclosed letter or email. �
_ Written comments provided below:
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� ( � i. ALL MATERIALS INSTALU710N, TESlS AND INSPECTION SHALL BE IN .
� ACCORDANCE MITH WASFMNCit7N Cd/N7Y SfANDAROS, CLEAN WATER SERNC£S �I
I I STANDARD� THE QREGON$PEpAL7Y PLUAfBINC C00� AND STANDARD ORAM/NCS �
I I AND SPEpFlCAA0N5 PliWARED FOR THE PRAECi. �
I 2. FQR STf11RM SEMER USE MATpNAL INqCA/ED IN PRQ'A£S O
� � 3. IMMEOIATELY AFTER COMPCEflON OF BASE ROCX ptADING ALL MANHttES SHALL �„ �
I I BE ApA1STED SO 7HE FRAAIE AND COVER JS Al 1Hf S7REEi FlNlSHED GRADE. �
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I 4. U7ERAL PIPE INTN LfSS 1NAN J FEET OF COb£R S1HAl1 BE DESIpJED TD -
MI MSTAND LOAOVNC. �
I I 3. NHEN DfISTINC AQD DRAlNS ARE ENCOUNTERED, CANlRACTqt SHALL CONNECT Q �
N ' � JHEA/ TO THE NEAREST CURB lNLE75 QR SiI7FM MANHd.£U9NC MIN. 6'DIA. n �
I I � PYC AND NOTIFY ENpNEER FOR PRONaING AS-BUILT DNC$ W O Z I
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I I a. lOT U7ERAL5 SNALL BE�'qA. WINMVM PYC PER AS71N OJOJ4 SDR J3 AND �--� � �
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$1J _ _ � � SANITARY SEWER NOTES PR LIMIN � Y
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1. ALL MATERIALS, INSTALUTION, TESTS AND INSPECTIONS SHALL BE IN ACCORDANCE N1TN �
"M o,i ia.ur`STM I / _ I I WASHING1iMJ CWNTY AND CLEAN WATER ERNCES � ,(J��� c�q���pPa�,�� '
c)aza s1 ��� � � I � 2. GR.4NUlAR BACK Fl!L lN7HIN 7W0 FEET OF FlNISHED GRADE SHALL BE COMPACTED TO NOT �> ��� ���,
S1M �� - , � � LESS 7FIAN 95x REUTIVE COMPAC110N AS DETERMINED BY AfE7F100 'A'01�AASH7U T99. ,U�} E%VNEB ttai-ov �i
�� - - � I BACK FlLL MORE iHAN 7HT)Ff.ET FROM FINISHED GRADE SHALL BE COMPACTED TO NOT ,� '
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f - � . Yi �v�F� �� I I 3. SANITARY SENER MANHOLES SHALL RE IESTE'D FOR ACCEPiANCE IN ACCORDANCE N1TH � �
_� - ���� �O jG� I i WASYiINGRNJ CWNTY AND USA SPEpFlCA710NS SANITARY SEN£R MANHq.ES SFIALL 9E rq (�'
�� �y� b �� i i VACUUM 7ESIED. i
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� ( I 4. 7HE CONTRACTOR IS TD NOlIFY WAS711NGTDN COUN7Y 48 NWRS PRIOR TO BEGINNING OF�-`�
1 ,.� � Nq4K QN THE SANITARY SENER SY51EM. Z ,
�• �� �I � ,.�`!-� I I I S. MINIMUM SLOPE FOR SENNCE UIERALS SHALL BE 0.02 FT/FT UNLESS OMERNISE 0
,.c) �z' �, I I SPEGFlED. z
mue�iae.se� r � � � � � I 6. VER1)CAL AND HORIZONTAL ALIGNMENT FOR SERl10E LAi�RALS SHALL BE ESTABUSHED AND � ���..
a w f�r x9:a�ae �y�� � �� �;, � I MAINTAINED IN A MANNER CONSYSTENT IN7H THE INSTALLA7)OIJ OF MAINUNES. h � �
FWi(�1E�5)M3Y34 �� � �� � �'f�� 7
��� I 7• SANITARY SENER PIPE SHALL BE POLYNNYL CHLORIDE PIPE(PYC) TYPE ASTM D3034 SOR (�' a+
F ��` �o*- EIW I I I 35, ,MAINS ANO U7ERAL5. r�., �y
N � ��( 8. A11 SLOPES LISIED ON SEYt£R PLANS ARE FT/PT, NOr x � Z W .,
� �� I I I 9. SERNCE U7ERALS SHALL BE 4'DU. MlNIMUM AND.�IALL BE GREEN IN COLOR PER SEC. � O �
C� � I I 9AS1 Ai. �' � � I!i
I I f0. CON7RACTTXt 70 PRONDE f0'(MIN)HORIZONTAL SEPARA7ION k iB�(MIN) YERTICRL W i
SEPARATION B£7H£EN SANITARY SEMEA AND WATER LJNE O � �
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- . ��� S�,�V l C�✓ '> � � .�r,�+ �pUBLiC 8� � � assEMet r � �- � I �„�,�,p�„on.aur iir�.enn w�eceno e rrw�ary d rqeb�w�c wonw.wa+er .mm s msam„m wea a s p�. ` 0 W ,
.. � {� I I ��� T 7o EXiSnN -�� ONYIm]WmOb M7�wl m oaiawctbn P�. 18.U0�ceWfemry mmplatlon d lestl�9.Ne nnv nmNa erd mnneotiom b ezhtlng meha } �
�T� � SA�AR PUBU�55�ATERAL � � I _ __�. . . ehalbeaileaat2:�secaM.�DkI�onsAaMEe�in�aaoordvic w,dhAWWA�e
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p �.c i 39 C I meuwa or d��i�recum.I�n b.uesa.rneMecN mUnwe snan ee.cMONn.ws�er v �-�+
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CLEANOUT(Tl'P.) � MuAOnM`A�Y�inetlilain�naiOwldl450mW(^d1�Pen++PerllOeh.The r�
� � � W - - 1 - pRIVA7E SS - � 4. NW'Ay TPW.Weler Dhiaion,48 houm prior to camencirg mwWO7ion b sd»OuVe s prs tllelnfectlon mixlure w1A�e prepertd by tryaciMg a ceidu�Neodlum hypocMMb and waee/ V I � li
I � I ��r346.16�F 4 / SANITARY LATERA,'_(T1'P.) mwtnrolfon meMip.Tsbdbro afeI771. sdulon NNO tM Dh�b at e rtneaurea me>wtine fresh IooviOb)waror d MoweA to Ibw ,r.� I
d Cn � .PUMP IS REWIREi� AroughC�epipelneaoNMtnedUMns�wemrsdWOnbdlMSpecNrtdebmglh.
_ • ��U��(S •�e. Q Z'� ,�� � �I ' S. All wak fl�l Ee M AoCONenoe wlih AVYWA(AmMCe�Wale WMa IVaadatlon) T�eeRed(dibrinetedj xn4fr ahetl ba retained in the dPe�ine Irnp enouph la deatroY a�l N z
.�� �1 etantlsbe. roneWre��armr�a hacterie.TYd�relenbn verlad b 2�hours.At Me aq at the 2�-Irour
'�',/ ,�, " � . - ,� NE � I 1 . ��`7 perloa�e,e qpefne h m hme e tlee a�ne reabual 01 a keM�o mgfl.nrter:auetectay ,r.. ,[(� �I
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4^PRIV�� oo � L ��T 3 e. �n w�x Mn e.�n+aeu.e.�e.aw�M mv,war orm�on. wor�n�wn.m,en me»eox rtom ms ime umx me�eer mmua�a me d��re Fa evum �
,I N D i GRAB 1Fl-OW� �f � �_��� 7. M pipe eM IItAro�MeA be tlue8le Mon.eemerd-dbU,ot row marafaclura eM mede M Memically e�M ba�iMabpknN b Cn pe.mmaneat wura d euppy. � .
.I J�(•.�q,1 . ^Z 3 1 n -_�� Ms US.4 Pps aheH Ce'Tylon'JdM Ducllb kpi.Ckw 52.AN MC6qe ehel6e Al.l DI�poN af iM d�tM�dbn welx in r�qqtwN rtrnrAr.Do�qt Nlvw Cislnfxtion w�br
I _ IrnedieMCei IdMI uNme dMrwbe sper11M0. m 11ar Mb a wekn�eY witlioul adequate allu6on w alher eetlefec�y methods�redudM �J I
:::_�,��..-� � � O T L I cMatne m.�i0uels b a�efe Ievel as manESteE Uy DEO.Mer dlspoxl aM fliuhMg oi Me ,
a ! i �- � !. Cowr fa eN rwr rtrMn In atrsal and rlYMSd-wW Na1 be 38'.BadJM MeR Es�d' dldnfecYOn adutlm.lMn wtA be enaner 20-MU retarNm Dulod Mar b 6ecee�lologkN
� � �• , ; _�l � prnal. testkq.BecferldoplMt�WValEStakenOylPW. '�
i LOT � �l I 9. A1 veHe-operatlrg nua nnaA ha wIB#n 36'd MdatbO qreds.oN�swiss vaNa aperaWq nul 17.P�orqe►n Edi{»s No.BB 3amp8np 9telion menu(acNred by Kup�ett Found7.9t Loul�,
� i � -� exlpmipc wlA Ce repWretl. MO 63102.The emnpMq s4rton shell be Z-0'WY.w�lh e X'FIPT(FerraN Imn Plps I
. � y _^ 10.Pouretl conuete Miusl docln d el beat dght Nuere(ee1 d beartr�9�urface en re9uked ThreaC)InMt.aM a'/.'�mlhieaCetl Mx rqale.AN wnWlnp stetpro sheA Ee etitlaaed
. ' � � I at esdi tee,ams.end bend bcsUoro(eea de Wb br mlNmum beeAn er�e. In e bcMede.mn+ertowda.alumlmxncasl hovaRq.When openM.the umdliq :
esd B ) �latlon ahaX�Ire m key fa operetbn,e�d ma weier wIN�ow In en W�b�e wateway. '
.. y :,,E +• ' j��R I 11.A 4'x 4'x 8'.0',pelMed bhx.Me9 Oe IMbOed ln}ronl W wery 2-kx�wBter xrMCa a�������a�s BM be remo�adelrorq e0ove grWM Mf�no dpplrp.A REV. DATE BV I
localion.enE remeln tlxro urM tM wab�meter b hMaNed.NI 2-Indt waler�eMces MNI vmit rtA»(amMrd)wdl s�ebla IM eemPp�9 eleliwi M be qxrpe0 free d
�. � mnht d e MJ x T'IPT Ne aW 2'IP7 x 170 compress�an tI1Yn9 a manufMUred M elerWing�welx m pre�wa heezlrg.rM M min6n'rm baderle pivMh.The aMnrbr WP�n9 I Oi�20�fi6!KQL I
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Exi�RA� � _ muenercamoam. wiae.n�.e..�,a.sc•n.n.w...nm�n.w��MOmc.au�sx^o�+cockonu�e.ro�a I I I
I LA tt.FF hytlrenl aseert�Wy camMe d a MJ w 6'Flg.(F4nqe)he.B'Flg.a MJ pale rtlro.B'MJ q�
�TEL64E'�°} �I Np7 TAP�NWA�R�uNE x MI hold'eg spaol.eM s A1o0ern Mueilr CeMUrion 11re hyEraM.A-<42,e'AM1I.571�' 1E.TPW wlll In91eA eA mpper seMCe�and aempikq e�e�laro prlor b autfaclrp d atreeb.
� SW TI PPI� ST � r We�x melen w�l be MWbd M TPW upon MCIVId+N nWeM eM OaY��M by olAen I I I�
hNO,3-Pa1(7-2;4'N97�osa wnnectlon.tiX'N9i P���l.t'/.'P�9���U^B
e ar nv M:.0 6. UC / I �O�p«�BS�i ePa��cknow w�b���m�ini�a aho�cv�ao�cnefac
a" � PUB _ I nut.opaning lefl,edor:Ye%oM:ApprowE Equai:MueIIM CenIW Wn M23.W97efDUS y�insa�ea on ma properry eiee drie wetar matar.�n aaeinm,wa�y I I I
/� C -_ I Pxm 8780.Cbw Metldlon meter Tor combmeiciel,mWM-/amfty"vMUSklal,mid instiWBOrre1 eervice�reqerdlese vl elca�
��� .r`�„�,i 9 �f�y �b.-1'•• f� - 13.Eech Ilro MdraM aheX be IromAM upan a pm-fomieE mnaele bbdi vhtl�1l5 aAk Yerde sf�l hsve the p m p er O r e¢m 3leta eC7�ovetl becklbw VrmaMlon tleuice minhrum d a '�
., � � � of vuaheG 2'-%'IXeln rodc Twpeper vAll be IWd m top d ihe tl2M mdc M aeperele ocva Mem�ea on a�e woa«iv eae or me me�er.rns eeudiow v�Yro�aav�o eran I I
L� 'Lg. ee inatelbE eM teeroE M the owner�MN tlro rwuXn forvreNSE lo TPw waMr Oivl�lon.
��h�.., % r � I !!� � I �ha mtic hvm eerB�covx. eefore watx eervices ran DeO�n. �
1 7 �"'[ /3� � � ' 14.NI wnHercy sexer Ilnea wlMln 101ee1 IetereAy a 3/eet vxUCaAy o}�wNx mNn thYl W ��'�
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-� encmed In e ielMoiced concrste jatkM G Ihkk fa�EisMnte of 70led�n botl��ide of 19.UP��mpbNm d i�e1e11eEm d tha weter eyslem.tlr mrdrector a ox+�er shaA advlee
9ie aueetrg.Whe�e aoae�ngs sro mce�sery.they muet be mede M apPro+�MdY� TPW of 9x Oo�l ameWQWn mels b wMdi wPo De aEded 1091 fw TPW I�¢pac7Mn,
_-. ., . .:M1I.T I Eeyeas Mln et leeat 1B'af ceData9on bebw lhe waler Ilne. waler loea�overhmd,eCmlNalratlon,eampNrg.de.and 2%(a mglneerkp revlew. II
. \ tr�duahq'as�b�te'drs�Mnpe�uP��9 meetw meP,�m mapc,�m. PROJECT
� � .. , .;` '� I I I f6.tA90 NMtowt�imu w�m,em�exMUmwn�ols��w�mrewirr�v�a�Ocaaeerisa�l NUMBER NIX001
OCERATION OF VAlVEB MI TIE�IAARD WATER EEfMCE AREA IB PRONIBRED
� � I I oe�e: ivi�noos �II
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I Deeiqned By: KQL
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I
' ' Comments rPgarding the Nix partition MLP 2045-0��13
R.K�IIy B�rguuist
•••
12660 SW 721st Ave. �Tigard,Oregon 97223�USA
Fax 50Ci 99D8G09�Vo�e MaU 8 Paper Sp3 296-68�i
March 26, 2006
G�ry Pagenstecher, Associate Planner RECEIVED PLANNING
Planning Div. ;a City of Tigard
13125 SW Hall Boulevard MAR 2 7 2006
Tigard,OR. 97223
Regarding the Nix Minor Land Partition(MLP)2005-000 l3 CITY OF TIGARD
._—�_ _
Mr. Pagenste�her:
Our property adjoins the Nix property on the right side or South boundary line. Further identified as
as map 2S13BD-013W which we are the owners free and clear,R Kelly and Merrill M. Bergquist
Our concerns are as follows:
Reference ta Design Group Inc. DWG. C1.2 titled,�mQliti�tpJs�t
I otsject to note(4)which calls for ea�isting fence w be
removed this note applies to fence line on both sides of
Nix propeiiy. �n the Nix/Sergquist property line,the first section
of fence is called a Good Neighbor fence consisting of vertical
Cedar boards installed by a professional oompany. We
shared in the cost. The second secrion of fence is woven
wire and was in place when we purchased our property and
belongs to our Iot The last section of fence consists of
scraps of ba�ed wire and randam steel posts praviding no
barrier and was used by Nix when he pastured some catde.
The first section of Cedar Fence is in very good repair and
I sce no cause for removal! The second section of woven
v��ire is satisfactory and maintains a barrier for privacy and
aur cbg. Its removal meets with no objection as long as it is
replaoed with like design and no cost to me.The last sections
removal meets no objection from us.
Reference to Home Occupation Permit
I question the permit status and identification. 1 would like response
to the type of pernut requested and update if partitivn proceeds. We woald
expect Nix to abide by the criteria as defined by:
TYPE I Section 18.742.OS0(COT)section A,sub�.a through d
OR
TYPE II Section 18.742.050(COT)section A,sub�L2,a through d
On my first brief review of the application [saw lot#2 or the
mi�le lot'i�'(":��a Ioc 'on�a residential ahoo. On further review I
did not sce this reference but only identification of the first lot as location
of present resici�nce and lots two and three for future homes. Are there
any last minute changes expected in�fining lots 1 through 3?
�
' � � , , Comments regarding the Nix partition MLP 2005-Or"�1�
page 2
Present home owners business t�as occupied an accessory buiiding for
a o8'ice and shop with an attached open storage section. 1 see that this is all
to be demolished. Where is the future shop etc. to be located and how big.?
I am assuming they will be rebuilding a shop. Will section 18.742.440, Gencral
Approval Criteria and Standards agply? or will non-conforming issues be
considered7
I would be less concerned exc�pt for previous operations that took place in the
lot two area. My property values are influenced in part by neighboring
residents as weil as oommercial enterprises. The Nex's have be�en good nei,ghbors
l�t I have observed that they are hard working and their business has grown.
My concem is when the gmwth begins to effect the residential staius of my
property and excceds limitations of a Home Occupation pemut
Specific questions I ha�e are: How many vehicles are approved for this home
occupation? How many employces are allowed? How many off site employees
that come and go to the this site? Are they employees or sub-contractors?
In reviewing the clocumentation supptied by Design Group Inc. Several tax lot
references identify 121st Ave. as SW Christensen Ave.and identifies my tax
iot as# 1300 and 1�.in size. It is apparent that this documentation is old.
Please note my Real Property Tax Statement from Washingion County
for 7/1/OS to 6l30/06 identified as map 2S13BD-01300 lists my l�1.21 acres.
To add to the confusion a Property Limited Appraisal by Integra Curtis Sl000m,
a Realty Resource Co.dated June 3,2000 for Right of Way Agent of
Washington County Dept.of Land Use&Transportation regarding SW Walnut
at 121st Ave. Phase I identified our properiy es Q•L17 scr�r or 50,965 sq. ft. in
size.
Yow clarification would be appreciated
We are requesting the Nix Partitian applicanis provide legal steel corner markers
for each of the three lots at the corners where lhey border our property. These
markers to be installed by a liccnsed surveyor. 'This would prevent
future disputes for fence lines etc.
Sincerely, �
Kelly and Merrill Bergquist
REQUEST FOR COMMENTS ,�
=
DATE: March 14,2006
� ' �
TO: Matt Stine, Urban Forester/Public Works Annex
FROM: Cit;�of Tigard Planning Division
STAFF CONTACT: Gary Pagenstecher,Associate Planner(x2434�
Phone: (503) 639-4171 F�: (503) 684-7297 Email: garvi�tigard-or•tiov
MINOR LAND PARTITION (MLP) 2005-00013/
VARIANCE (VAR) 2005-00099 & 00100/ADJUSTMENT (VAR) 2006-00008
➢ NIX PARTITIONQ
REQLJEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .97-acre Parcel into
three (3) parcels for detached single-family residences. There is an existing single-family dwelling on the subject
parcel which is proposed to remaul on proposed Parcel # 1. To accommodate the existing dwelling on proposed
I'arcel # 1 after dedication of five feet to the SW 121" Avenue right-of-way, a front yard setback vanance is
requested from the required 20 feet to 12.9 feet. A side yard setback vanance �s also requested for reduction of the
req�u��red 5-foot setback to 3 feet. In addition, an adjustment to the street sp�aculg standard for SW 1215i Avenue
(co-llector) is requested from a rnuiunum 200 feet to 140 feet. LOCATION: 12630 SW 1215L Avenue; WCIIVI
2S103BD, T� Lot 01200. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-
family homes with or without accessory residential units at a irununum lot size of 7,500 square feet. Duplexes and
attached single-family units are perrrutted conditionally. Some civic and institutional uses are also permitted
conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment Code Chapters: 18.370, 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 Ap licant's Materials for yc�ur review. From inforniation supplied by
various departments and ag�encies and from other�orniation available to our staff, a report and recommendation will be
prepared and a dec�sion will be rendered on the propo�sal in the near future. If you w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: 1VIARCH 28 2006. You mayuse the space provided below or attach a
separate etter to return your comments. I u are unable to res ond b the above date, please phone the staff contact
noted above with your comments and co irmyour comments in wnting�as soon as possible. If you have any questions,
contact the Tigard Plaruung Division, 13125 SW Hall Boulevard,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 or email.
}� Written comments provided below:
A�r�R�s� z,�c�.� w� �� P�-r ��-� T�s Su�ml..�,q-�.--- w� � oNc.
IName &Number of Person Co�tunenting:
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Fax Transmittal Cover Sheet
` '' Building Division
Ci o Ti ard
Date �/ �/ l��
Number of pages including cover sheet 3
To: � l� From: �' �
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Co: Co: Cit of Ti ard Division
Fax #: ;�� � � 6���- �C-�$ Fax#: 503-598-1960
Ph #: Ph #: 503-639-4171, Ext.-�4-3�J zy-�Y
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MESSAGE:
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MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 6/15/06 -
TO: Gary Pagenstecher, Associate Planner
FROM: Kim McMillan, Development Review Enginee��
RE: MLP2005-00013 Nix 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.
Lancaster Engineering provided preliminary sight distance certification for the
proposed intersection of the private street and 121St Avenue. The posted speed
limit of 35 mph requires a minimum sight distance of 390 feet. The engineer
states that the sight distance to the north is 413 feet, thereby meeting this
criterion. The sight distance to the south does not meet this standard as it is only
267 feet. The engineer has recommended removing vegetation in the ROW to
the south to improve the sight distance to 290 feet. The neighboring fence then
limits the sight distance. If the driver pulls forward to a point 10 feet from the
edge of the travel lane the sight distance was found to be 294 feet, 320 feet with
the removal of the vegetation in the right of way to the south.
The engineer then looked at the minimum stopping sight distance needed for a
driver on the road to see and stop for an obstruction in the road, such as a
vehicle pulling out of a driveway or minor street. Based on the AASHTO Green
Book stopping sight distance for a 35 mph posting is 250 feet. There is adequate
stopping sight distance at the proposed private street. The engineer still
recommends that all vegetation in the public ROW be removed to provide the
maximum possible sight distance at the proposed private street.
The applicant shall remove all vegetation in the public ROW, as recommended
by Lancaster report. The applicant's engineer shall, upon completion of public
improvements and private street construction, provide the City with a final sight
distance certification.
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
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 1
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.
This standard applies to driveways and the development is proposing a private
street, therefore this standard does not apply.
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.
121 St Avenue is classified as a Collector on the City's TSP. The proposed private
street is only about 120 feet from Tippitt Street, which does not meet this
standard. The applicant has requested an adjustment to the spacing standard.
The applicant has placed the only proposed access as far north of Tippitt Street
as possible and is eliminating the existing driveway. There are no other
alternatives for access. There are other driveways on both sides of 121St Avenue
within 200 feet of the proposed access. The applicant has placed the private
street at the best location in relation to other streets, which will have a higher
impact than individual driveways.
The applicant shall cause a statement to be placed on the plat that prohibits
direct access from Lot 1 to 121St Avenue, except at the approved private street
location.
Street And Utility Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 2
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Collector street to have a 70 right-of-way width and 46-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 1215' Avenue, which is classified as a Collector on
the City of Tigard Transportation Plan Map. At present, there is approximately 30
feet of ROW from centerline, according to the most recent tax assessor's map.
The applicant should dedicate the additional ROW to provide 35 feet from
centerline.
SW 121St Avenue is currently partially improved. In order to mitigate the impact
from this development, the applicant should construct half-street improvements.
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. Street trees will be
required as part of this land use approval and will not be included in the future
improvement guarantee.
The applicant has requested they be allowed to enter into a future improvement
guarantee in lieu of street improvements to their 1215t Avenue frontage. The
applicant shall complete the future improvement guarantee prior to final plat
approval.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 3
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
The applicant submitted a future street plan showing Errol Street extended to the
north, rather than to the west through their property. The applicant based this
decision on the fact that no streets are necessary to serve adjacent parcels, but did
not address future division of said parcels. The location of the existing home that
will be retained with this partition is what prohibits construction of a future street
extension. The home is approximately 18 feet from the north property line, which is
the logical location for the extension of Errol Street. The existing home to the north
also would fall in the alignment of this street extension. Retaining the existing
homes would thereby leave an inadequate amount of ROW to meet any of the local
street ROW width standards.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
The applicant argues that their proposed future street plan provides for the
creation of a new block within the larger block. They also state that the larger
block will be reduced in size, but this does not reduce the lineal feet around the
block. The length around the block, using the proposed Errol Street alignment is
the same length, approximately 3200 lineal feet. The smaller block that would be
created would be approximately 1500 lineal feet. Again, the argument that street
extensions are not needed to serve adjacent parcels overlooks the future division
of those parcels.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 4
The existing home to be retained on this development and the existing home to
the north preclude the extension of Errol Street to the west.
Private Streets: Section 18.810.030.T states that design standards for
private streets shall be established by the City Engineer. The City shall
require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement. Private streets serving more
than six dwelling units are permitted only within planned developments,
mobile home parks, and multi-family residential developments.
A private street is required when providing access for 3 —6 lots. The private
street standards require a 20 foot paved width in a private tract and a 5 foot
sidewalk in an easement. The applicant's plans do not meet this standard and
they have requested an adjustment to this standard. The existing home is
located approximately 18 feet from the north property line. The private street is
proposed to be constructed along this property line only to the front of the home
on Lot 1. The private street must be constructed to the east end of Lot 1 where it
can then become a shared access for Lots 2 & 3. The applicant shall revise their
plans to show the extension of the private street along the entire length of the
north property line of Lot 1 and obtain the adjustments required along the portion
where the house is too close. This is, as required by 18.370.020.C.5.b.(4), the
minimum adjustment required to provide adequate access.
The applicant has not demonstrated that they have attempted to share access
with the property owner to the north. As an alternative to obtaining the
adjustments, the applicant may present an agreement with the property owner to
the north allowing them to construct the remaining portion of the 20 foot wide
private street and sidewalk on their property. This would be beneficial to both
properties as a total of 6 lots could eventually take access from this street.
The applicant shall place a statement on the face of the final plat indicating the
private street(s) will be owned and maintained by the properties that will be
served by it/them. In addition, the applicant shall record Conditions, Covenants
and Restrictions (CC&R's) along with the final plat that will clarify how the private
property owners are to maintain the private street(s). These CC&R's shall be
reviewed and approved by the City prior to approval of the final plat. The City's
public improvement design standards require private streets to have a pavement
section equal to a public local street. The applicant will need to provide this type
of pavement section.
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
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 5
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
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant has requested they be allowed to enter into a future improvements
guarantee for street improvements which will include the sidewalk along the
frontage of 121 St Avenue.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 6
The private street shall include a 5 foot wide sidewalk, in an easement, along the
north side of Lot 1.
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.
The applicanYs plans indicate Lots 2 & 3 will be served with separate sewer
laterals connecting to the main line in 121St Avenue.
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 development.
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
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 7
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.
The applicant shall pay the fee-in-lieu of providing on-site detention.
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.
121St Avenue is designated as a bicycle facility.
Cost of Construction: Section 18.810.110.B states that development
permits issued for planned unit developments, conditional use permits,
subdivisions, and other developments which will principally benefit from
such bikeways shall be conditioned to include the cost or construction of
bikeway improvements.
The future street improvements guarantee will include bicycle striping, thereby
meeting this criterion.
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 MLP2005-00013 NIX PAGE 8
• 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.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Fire and Life Safety:
The applicant's plans show a turnaround for emergency vehicles at the east end
of the private street. The applicant shall obtain approval from Tualatin Valley Fire
& Rescue for the design of the turnaround prior to issuance of permits.
Public Water System:
The City of Tigard provides water service in this area. The applicant shall obtain
approval from the City's Water Department for the size and location of the water
meters.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWMj
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
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 9
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 Parcels 2 and
3. 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.
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
The Federal Clean Water Act requires that a National Pollutant Discharge
Elimination System (NPDES) erosion control permit be issued for any
development that will disturb one or more acre of land.
The applicant's PFI permit submittal shall include an erosion control plan.
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.
The developer will also be required to provide signage at the entrance of each
shared flag lot driveway or private street that lists the addresses that are served
by the given driveway or street. This will assist emergency services personnel to
more easily find a particular home.
Survev Requirements
The applicant's final plat shall contain State Plane Coordinates (NAD 83 (91)] on
finro monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 10
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicanYs as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
COMMENCING ANY ONSITE IMPROVEMENTS, INCLUDING GRADING,
EXCAVATION AND/OR FILL ACTIVITIES:
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 public improvements, the
private street and any other work in the public right-of-way. Six (6) sets of
detailed public improvement plans shall be submitted for review to the
Engineering Department. NOTE: these plans are in addition to any
drawings required by the Building Division and should only include sheets
relevant to public improvements. Public Facility Improvement (PFI) permit
plans shall conform to City of Tigard Public Improvement Design Standards,
which are available at City Hall and the City's web page (www.tiqard-or.yov).
. 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.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 11
. The applicant shall provide a construction vehicle access and parking plan
for approval by the City Engineer. The purpose of this plan is for parking
and traffic control during the public improvement construction phase.
. The applicant shall submit construction plans to the Engineering Department
as a part of the Public Facility Improvement permit, indicating that they will
construct the following frontage improvements along SW 121St Avenue as a
part of this project:
A. street trees in the planter strip spaced per TDC requirements; and
B. driveway apron for private street approach.
. Lots 1, 2 & 3 shall not be permitted to access directly onto 1215t Avenue
except at the approved private street location.
. The applicant's construction drawings shall show that the pavement and
rock section for the proposed private street(s) shall meet the City's public
street standard for a local residential street.
. An erosion control plan shall be provided as part of the Public Facility
Improvement (PFI) permit drawings. The plan shall conform to the "Erosion
Prevention and Sediment Control Design and Planning Manual, February
2003 edition."
. The applicant shall remove vegetation in the ROW in front of adjacent
properties to the south, as outlined by Lancaster Engineering, to improve
sight distance.
. The applicanYs plans shall be revised to show the private street and
sidewalk extending the length of the north property line of Lot 1. An
alternative plan with a portion of the private street and sidewalk on the
adjacent property to the north can be submitted for approval by the
Engineering staff.
. A final grading plan shall be submitted showing the existing and proposed
contours. The plan shall detail the provisions for surface drainage of all lots,
and show that they will be graded to insure that surface drainage is directed
to the street or a public storm drainage system approved by the Engineering
Department. For situations where the back portions of lots drain away from
a street and toward adjacent lots, appropriate private storm drainage lines
shall be provided to sufficiently contain and convey runoff from each lot to an
approved public system.
. The applicant shall provide approval from NFR for the proposed
turnaround.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 12
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 final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering).
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW 121St 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 private street will be jointly owned and maintained
by the private property owners who abut and take access from it.
. The applicant shall cause a statement to be placed on the final plat that
prohibits direct access from Lot 1 to 121 St Avenue, except at the approved
private street location.
. The applicanYs final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for the subdivision plat boundary.
Along with the coordinates, the plat shall contain the scale factor to convert
ground measurements to grid measurements and the angle from north to
grid north. These coordinates can be established by:
• GPS tie nefinrorked to the City's GPS survey.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 13
• 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 1215t Avenue, providing 35 feet from
centerline, shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's
surveyor.
F. After the City and County have reviewed the final plat, submit two
mylar copies of the final plat for City Engineer signature (for partitions), or
City Engineer and Community Development Director signatures (for
subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
ISSUANCE OF BUILDING PERMITS:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. Prior to issuance of building permits, the applicant shall provide the
Engineering Department with a "photomylar" copy of the recorded final plat.
. Prior to issuance of building permits within the subdivision, the City Engineer
shall deem the public improvements substantially complete. Substantial
completion shall be when: 1) all utilities are installed and inspected for
compliance, including franchise utilities, 2) all local residential streets have at
least one lift of asphalt, 3) any off-site street and/or utility improvements are
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 14
substantially completed, and 4) all street lights are installed and ready to be
energized.
. 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.
. During issuance of the building permit for Parcels 2 & 3, the applicant shall
pay the standard water quality and water quantity fees per lot (fee amounts
will be the latest approved by CWS).
. Prior to issuance of building permits, the applicant's engineer shall provide
final sight distance certification for the private street.
ENGINEERING COMMENTS MLP2005-00013 NIX PAGE 15
MEMORANDUM
TO: Gary Pagenstecher <
FROM: Matt Stine, City Forester
RE: Nix Partition
DATE: June 9, 2006
As you requested I have provided some comments on the "Nix Partition" project. If you
have any questions or concerns regarding my comments please contact me anytime.
1. LANDSCAPING AND SCREENING
18.745.030.C, lnstallation Requirements The installation of all landscaping shall
be as follows:
1. All landscaping shall be installed according to accepted planting
procedures.
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 well as the standards set forth in the
American Institute of Architects' Architectural Graphic Standards, 10th 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 the following guidelines shall be
followed:
o No more than 30% of any one family be planted onsite.
o No more than 20% of any one genus be planted onsite.
o No more than 10% of any one species be planted onsite.
2. 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
3. Landscaping shall be installed in accordance with the provisions of
this title.
D. Certificate of Occupancy. Certificates of occupancy shall not be issued unless
the landscaping requirements have been met or other arrangements have
been made and approved by the City such as the posting of a bond.
No mitigation required since more than 75% of the trees are being retained onsite.
E. Protection of Existinq LandscaQin_q. Existing vegetation on a site shall be
protected as much as possible:
1. The developer shall provide methods for the protection of existing
vegetation to remain during the construction process; and
2. 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).
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.
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.
18.745.040. Street Trees
B. Street tree plantinq list. Certain trees can severely damage utilities, streets and
sidewalks or can cause personal injury. Approval of any planting list shall be
subject to review by the Director.
Street trees shall be chosen from the City of Tigard's Street Tree List unless otherwise
approved by the City Forester.
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.
2. 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, parcel or
combination of/ots 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.
As required for subdivisions, the applicant submitted a tree plan (dated July 5, 2005)
conducted by Ray Myer, a certified arborists. The report contains three out of the four
required components. The missing component is describing how the preserved trees
will be protected during construction.
B. Plan requirements. The tree plan shall include the following:
1. Idenfification of the location, size and species of all existing trees
including trees designated as significant by the city;
The Arborist Report identified the location, size and species of all existing trees,
consistent with this standard.
2. ldentification of a program to save existing trees or mitigate tree
removal over 12 inches in caliper. Mitigation must foNow 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 /ots:
a. Retention of/ess than 25% of existing trees over 12 inches in caliper
requires a mitigafion 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.
The applicant's tree removal plan indicates the trees on the property that are to remain
and those proposed for removal.
No mitigation is required since more than 75% of the trees onsite will be preserved.
3. Identification of al! trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standards and methods that will be used
by the applicant to protect trees during and after construction.
The guidelines for tree protection are not outlined in the arborist report.
18.790.040 Incentives for Tree Retention
B. Subsequent removal of a tree. 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.
A condition of approval will ensure that this standard is met.
CONDITIONS OF APPROVAL
Tree Protection
Prior to any site work the applicant shall install all proposed tree protection fencing. The
fencing shall be inspected and approved by the City Forester prior to commencing any
site work. The tree protection fencing shall remain in place through the duration of all of
the building construction phases, until the Certificate of Occupancy has been approved.
• If the Builder is difierent from the Developer or initial applicant:
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.
Prior to any Certificates of Occupancy, 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 the building construction
phases, as he monitors the construction activities and progress. 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. These reports must be provided to the City Forester until the time of the
issuance of any Certificates of Occupancy. The reports shall 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 are not being followed
by the contractor or a sub-contractor, the City can stop work on the project until an
inspection can be done by the City Forester and the Project Arborist. Prior to issuance
of any Certificates of Occupancy, the Project Arborist will 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.
Deed Restriction
Prior to issuance of any Certificates of Occupancy, the applicant/owner 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.
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I _ . .. . Tigattl,OR 97223
(509)639-4171
http:lnvww.ci.liga rd.or.u s
Community Development Plot date:Jan 20,2006;C:lmagiclMAGIC03.APR
251036D-00700 703BD-11400
ABINANTE MATTHEW C AS EY ELOPMENT LLC
12020 SW WALNUT AVE PO 43
PORTLAND,OR 97223 AVERC EEK,OR 97004
25103BD-00900 2S1038A-01000
ALLEN ELIZABETH A 8 STEVEN P AUSBIE DONNA D
12540 SW 121 ST AVE 12400 SW 121 ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1038D-00901 2S103BC-08300
ALLEN STEVEN P&ELIZABETH A BERGQUIST DAVID M&YSELA M
12540 SW 121ST AVE 12230 SW TIPPITT PL
TIGARD, OR 97223 TIGARD,OR 97223
25103BA-01001 2S103BD-01300
ANDERSON EDWARD L 8 BERGQUIST R KELLY
ANDERSON MARY ANNE MERRILL M
PO BOX 23593 12660 SW 121ST
TIGARD,OR 97281 TIGARD,OR 97223
2 103BA-01003 2S1038�-02700
AN RSON ARD L& BIEHL PHILIP D&LINDA M
MARY 11940 SW CARMEN ST
PO 2 3 TIGARD,OR 97223
T ARD, OR 281
251036D-11500 2S103BB-07000
ASHREY DEVELOPMENT LLC BOLEN RICHARD L&GERALDINE L
PO BOX 843 12185 SW WALNUT ST
BEAVERCREEK,OR 97004 TIGARD,OR 97223
103BD-11100 2S1038A-00800
AS ELOPMENT LLC BOOTH DAVID 8 MARY P
PO 11865 SW WALNUT ST
AVERCRE K, OR 97004 TIGARD,OR 97223
S103BD-110 2S1036C-05200
A E EVELOPMENT LLC BOWDOIN JONATHAN T&
PO 43 KATHERINE J
AVERC ,OR 97004 23532 SW STONEHAVEN ST
SHERWOOD,OR 97140
103BD-11200 2S1036B-08801
A EY ELOPMENT LLC BOWERS BONNIE LIVING TRUST
PO 843 BY BOWERS BONNIE TR
AVER EK,OR 97004 12455 SW 122ND AVE
TIGARD,OR 97223
036D-113 251036D-00600
A5H EVELOPMENT LLC BOYCE RONALO J/ANA L
PO X 11970 SW WALNUT ST
AVERCR K, OR 97004 TIGARD,OR 97223
1038 D-71600 2S103BA-006D0
CA O STATES OWNERS OF DRAKE GEORGE L&LINDA K
LOT -6 11765 SW WALNUT ST
, TIGARD,OR 97223
2S1036D-10800 2S103BC-01400
CAPPOEN RAYMOND J DUNNING DRAKE D&
SUZANNE MARY P
11710 SW WALNUT ST 12745 SW 121ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
251036D-05300 2S103BC-00100
CARLTON MARSHA J EDWARDS/STEVENS LIVING TRUST
12639 SW 116TH AVE BY MICHAEL B STEVENS&
PORTLAND, OR 97223 LINDA S EDWARDS TRS
16920 SW WILSONVILLE RD
WILSONVILLE,OR 97070
2S1038C-00300 2S'1038D•0140D
CARROLL BRIT E FINSTAD TERRANCE E
12180 SW WALNUT ST PO BOX 231256
TIGARD, OR 97223 TIGARD,OR 97281
2S1036C-05100 i ossc-o�i
COLOCHO GLADYS R&ELOHIN FR T E
12135 SW TIPPITT PL OW F LOTS 13 THRU 16
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COPELAND BRIAN W&TRINA FYRE MILTON F REV LIV TRUST 8�
11805 SW CARMEN ST FYRE PAMELA S REV LIV TRUST
PORTLAND, OR 97223 12121 SW LANDSDOWNE LN
TIGARD,OR 97223
2S1036D-04500 2S103BA-00700
CRISTUREAN FLORIN 8�IOANA M GAARDE RICHARD J II 8 JUDITH A
12449 SW 116TH AVE 11825 SW WALNUT
TIGARD, OR 97223 TIGARD,OR 97223
251036C-06400 2S1038D-03000
CRYSTAL ROGER E AND JUDY A GROSSWILER R EDWARD&
12148 SW LANSDOWNE LN CATE LUCY M
TIGARD,OR 97223 12780 SW 121ST AVE
TIGARD,OR 97223
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DECKER JAMES W&RUTH C HALL JOANNE P&
8920 SW OSAGE ST RICHARD W TRUSTEES
TUALATIN, OR 97062 PO BOX 23961
TIGARD,OR 97281
2S1038C-05600 25103BD-00400
DEPAOLI PETER JAMES 8 TONI-ANN HANSEN EDITH A
12235 SW TIPPITT PL 9894 RD 18 NE
TIGARD,OR 97223 MOSES LAKE,WA 98837
2S103B D-O5500 2S1036D-05700
HERBST JAMES A&NANCY H KYRISS RICHARD B&CONSTANCE L
12679 SW 116TH AVE 12703 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97224
251036D-�6900 2S103BC-O6500
HOEHNA LORETTA M LARSON LAWRENCE J/ARLEEN P
12526 SW 116TH AVE FAMILY TRUST
TIGARD,OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
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HUDSON ERIC C& LE TRUONG H
TERAMOTO NAMI 12610 SW 116TH AVE
12132 SW LANSDOWNE LN PORTLAND,OR 97223
TIGARD, OR 97223
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HUGHES JACK D TR 8 LEE SIU KHENG U&KEVIN
HUGHES LEONE M TR 12548 SW 116TH
12580 SW 121ST AVE TIGARD,OR 97223
TIGARD, OR 97223
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IADANZA NICHOLAS E AND LEGGETT ALBERT UJANINE E
MARGRET A PO BOX 230254
11865 SW CARMEN ST TIGARD,OR 97281
TIGARD, OR 97223
2S103BD-04900 2S103B6-06900
JERMSAK SUMALEE LIGUID ANA L&
12537 SW 116TH AVE LIGUID-MAHINAY SARAH
PORTLAND, OR 97223 12435 SW 121ST AVE
TIGARD,OR 97223
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JOHNSON DAVID W LIU CHENG-JUI
11835 SW CARMEN ST 12586 SW 116TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
2S103BD-01700 2S�03BB-08800
JOHN50N WARREN A LMR PROPERTIES LLC
MARGARET F 4241 SW TUNNELWOOD ST
11945 SW CARMEN ST PORTLAND,OR 97221
TIGARD,OR 97223
2S1036C-06100 2S1038D-02600
JONES CLARISSA M& KYLE J MADDOX CLIFFORD L AND
12695 SW 121 ST AVE CAROLYN J
PORTLAND, OR 97223 11900 SW CARMEN ST
TIGARD,OR 97223
2S1038C-06600 2S103BD-01600
KIDD JOHN D 8 ANTONETTE N MALONE THOMAS E
12180 SW LANSDOWNE LN PFAHL SUSAN N M
TIGARD,OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
2S1036C-00700 2S1038D-03200
MASON JON D 8 KARI G RAMIREZ EDUARDO 8 LUCIA
12220 SW WALNUT ST 12840 SW 121 ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
251036D-02900 2S1036D-02200
MAYEAUX JACK JOSEPH& RECTOR GREGORY S&
SALLY JO TENEYCK LINDA A
12020 SW CARMEN ST 11765 SW CARMEN ST
TIGARD, OR 97223 TIGARD,OR 97223
2S1036A-00500 2S1036C-01500
MCINTYRE SARAH E REED GEORGIA J LIVING TRUST
11695 SW WALNUT ST 12795 SW 121 ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
25103BD-05600 2S103BD-0280D
MIX KELLY C&WYNONA G REEVES MICHAEL D AND NADINE K
12681 SW 116TH AVE 11980 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-06300 2S1036D-02500
NEWPORT DOUGLAS W&JANET M RHONE HENRY JR
12648 SW 116TH AVE WAYNE ROSALIE E
TIGARD,OR 97223 11860 5W CARMEN
TIGARD,OR 97223
2S103BD-01200 251038C-07900
NIX LOY CARL MARSHA A ROBERTS JOHN L&
12630 SW 1215T COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S103BD-00602 2S103BD-02400
NORMAN JACK J JR AND SCHARN JEFF&TRACY
MARY J 11800 SW CARMEN ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S1038D-05200 2S103BD-05400
OLSEN TOM E SCOTT RUSSELL D
1215 SW 116TH AVE 12653 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1036C-01600 2S1036D-O5000
OSGOOD CHERYL 8 SHIMOJIMA KOREY&
WORRELL TERRY D 8 SHIMOJIMA M DIANNE
YATES JONATHAN 12555 SW 116TH
11782 SW SWENDON LOOP TIGARD,OR 97223
TIGARD, OR 97223
2S1036D-04600 251036D-05100
PRITCHARD SEAN M SIMELE PAUL E&
12453 5W 116TH AVE NGUYEN HANH T
TIGARD, OR 97223 12583 SW 116TH AVE
TIGARD,OR 97223
2S103BD-02300 2S1036C-00200
SMITH ROSS JAY VRVILO WANDA I
11760 SW CARMEN ST 12565 SW 121ST
TIGARD,OR 97223 TIGARD,OR 97223
2S703BD-03100 2S103BC-00703
SMITH SANDRA T WASHINGTON COUNTY
12880 SW 121ST LUT CPM DIV R/W SECTION
TIGARD,OR 97223 1400 SW WALNUT ST MS18
HILLSBORO,OR 97123
038D-0390 103B8-0710D
SMI DRA T WA INGTO OUNTY
128 S 121ST LUT CP R/W SECTION
ARD,OR 97223 140 NUT ST MS18
LSBORO, R 97123
zs�ossc-oosoa 251038D-01800
STEVENS JAMES H AND LYNN N WIENCEK DAVID M&DIANNE M
12605 SW 121ST 11905 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103B8-06800 2S103BC-00400
TAPIA SERGIO WIGGINS HAL C&
12442 SW 122ND AVE WIGGINS JOANNE A
TIGARD, OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2S1036D-01500 2S103BD-00301
TIEMAN HENRY W&GENELLE E WILLIAMS LENA MARIE
12025 SW CARMEN ST 11770 SW WALNUT ST
TIGARD, OR 97223 TIGARD,OR 97223
2S103BC-05500 251036D-00800
TITSWORTH GREGORY S WOOD ROLAND R
12215 SW TIPPITT PL 12070 5W WALNUT
PORTLAND,OR 97223 TIGARD,OR 97223
2S1036D-04700 2S1036D-06700
TRUMMEL ERIC J 8�DANETTE J WOODBURY JULIE A
12535 SW 116TH AVE 12562 SW 116TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S1036C-06200 2S103BD-00300
TULLSEN MARK A 8 TERESA J WRIGHT LARRY A 8 MAUREEN L
12116 SW LANSDOWNE LN 11800 SW WALNUT ST
TIGARD, OR 97223 TIGARD,OR 97223
2S1036D-04800 2S103BD-06400
VILDERMAN EUGENE&LAURA WROZEK DEBBIE ANN
12519 SW 116TH AVE 12626 SW 116TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
�'ITV AC TIGADfI _ fGAITRAI IAITLR[CTGfI DAR71Lt !�•�..��...i.,��„+��..�i-,h����rir r�.,�.-,i a,,,.� i ionnTGn• �� nn.,,, nF
FRON PLANNING RESOURCE� 543-6�4-1U28 (TVE) .iAN 17 2U0�, 8 : �9 ST. n : 38 N�:,. c��u',5-3��' _ �-: ,
dl/17/2006 09: 46 5036243��31 TIGARD BUILDI�"= DEPT PAGE 01f01
�CITY OF TIGARD �
COMMUNITY DEVELOPh4ENT DEPARTHENT
PLANNING DIYISION
I 3 I15 SW HALL BOULFYARD . cirr oF ti��a
TIGARO, OREGON 4T223� � O���j►�cperap�rnr
PHONE: 503-639-4111 FAJL• 503-664-7z9i �Attn: Patty/Planning� s����'�' �
O � 0 p O Y V U 0 0 O 0 G n p , •
�� �� � �L.�L V �
Property owner information is valid for 3 months from the date of your request
INDlCATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1 S134��,8, Tax Lot 00100) OR THE
ADDRESSES FOR ALL PRQJECT PARCELS BELOW;
l. . � �
PLEASE BE AINARE THAT ONLY 1 SET OF LABELS WfLL E�E PR�NlOED ,AT. TH15 TIME FOR
HOLDiNG YOUR NEIGHBORHOOD MEETING, After subrn�tting yo��r land use appitcatior1 to the City, and
tf�e proIect planner has reviewed your application for completeness, you will be notified by means of an
incompleteness letter.to obtain your 2 final sets of labels.
The 2 final sets of labels need to be placed on envelopes with �first class letter-rafe postage or� the
envelopes in the form of ostage stamps (na metered envelopes and na return address) and
resubmitted to the Cit fur t�ie pur�ose of providing notice to property owners of the Rro p,osed land use
application and the d��ision. The Z sets of enveiopes must be kept :;eparate. The person listed belaw will
be called to pick up and pay for the labels when they are ready. �
` PH,,» � � �� - �`��d
NAME �F CONTACT PERSON: E
FA;�;: --
This request may be � mailed, faxed ar hand delivered to thE� City of Tigard, Please allow a
2-day min�mum #or processing requesfs. Upon completion of your request the contact person wi11 be
calle� to pick t�p their request that wi(I be placed in "Will Cal�' b�� their last name, at the Community
Development Receptian Desk.
The cost of prbcessing your request must be paid at the time of pick up, as exact cost can not be
pre-determined, � � , . .
PLEASE NOTE: FOR REASONS OF ACCURAGY, ONLY ORIGINAL MAILiNG LABELS PROVIDED
BY THE CITY VS. RE-TYPEp MqILING LABEL.S W1LL BE ACCEPTED.
cost scri tion• �
S11 to generate the maifirtg list, plus$2 per sheet for prirning ihe list onlv 1a�els(20 addr�?sses per sheet).
Then, mufti f the cost to rint one set of labe(s b the number of sets re uested,
E�MP�� c;OS7 FOR TNIS REQUEST
4 sheets af labels x$2l�hee(= 8.0 x?sets= �16,00 � sheet(s)cf labels x 52lsl�eet= GS/ 'x ,�C ,,f
2 sheets of labcls x�2�Shee�tor inleres(ed pa�iles x 3 sets= Y 4,00 �sheel(s)of labels x 371sheet tor� terested paR es=�x_/�.f= �
6 E N E R A T E L I S T = S t t�; � GENERqTE LIST � 3
70TAL = ;31,00 �
� TOTAL = ��
2 S 1036 D-01200
NIX LOY CARL MARSHA A
12630 SW 121ST
TIGARD,OR 97223
'_ . �
AFFIDAVIT OF POSTING NOTICE OF A LAND USE PROPOSAL
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY A COPY OF THE
NOTICE THAT WAS POSTED ON THE SITE.
In the Matter of the Proposed Land Use Applications for:
Land Use File Nos.: MLP2005-00013NAR2005-00099NAR2005-00100NAR2006-00008
Land Use File Name: NIX PARTITION
I, Gary Paqenstecher, Associate Planner for the City of Tiqard, do affirm that I posted notice of the land
use proposal affecting the land located at (state the approximate location(s) IF no address(s) and/or
r
tax lot(s) currently registered) / 1 G ?�� -S4! I ,7 � "'� �-���-`�-��-�- ' ,
and did personally post notice of the proposed land use application(s) by means of weatherproof
posting in the general vicinity of the affected territory, a copy of said notice being hereto attached
and by reference made a part hereof, on the � C day of � �l ������L F� 2006
2 �
��1 -� Q� ;.{�
Signature of Perso Who Performed Posting
h:lloginlpatty\masterslaffidavit of posting for staff to post a site.doc
MINOR LAND PARTITION (MLP) 2005-00013/VARIANCE (VAR�
2005-00099 & 00100/ADJUSTMENT (VAR) 2006-00008 �
RE QUE ST: The applicant is requesting a Minor Land Partition to partition one (1) existing
.97-acre parcel into three (3) parcels for detached single-family residences. There is an
existing single-fanuly dwelling on the subject parcel which is proposed to remain on
proposed Parcel # 1. To accommodate the e�sting dwelling on proposed Parcel # 1 afteY
dedication of five feet to the SW 121St Avenue right-of-way, a front yard setback variance l..
requested from the required 20 feet to 12.9 feet. A side yard setback variance is also
requested, for reduction of the required 5-foot setback to 3 feet. In addition, an adjustment
to the street spacing standard for SW 121St Avenue (collector) is requested from a m�imum
200 feet to 140 feet. LOCATION: 12630 SW 1215t Avenue; WCTM 2S103BD, Tax Lot
01200. ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached
single-family homes with or �vithout 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. APPLICABLF
REVIEW CRITERIA: Community Development Code Chapters: 18.370, 18.390, 18.420,
18.510, 18.705, 18.715, 18.745, 18.765, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact: C�arv
Pa�enstecher, Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
503-639-4171 or by email to �ry�a�ti ard-or.�ov. A copy of the application and all documents
and evidence submitted by or on behalf of the applicant and the applicable criteria are available f or
inspection at no cost and copies for all items can also be provided at a reasonable cost.
NFFIDAVIT OF MAILING CITYOFTIGARD
Corn�nuiiity•Ue�c�eC��ment
Sf:apingA BetterCommunity
I, �PatncraL. Lunsford, being first duly sworn/affirm, on oath depose and say that I am a SeniorAdminr'strativeSpeciaCutfor the
�'ity of 7'rgard, `Washington County, Oregon and that I served the following:
(Check Appropriate Boz(s)6elow}
❑X NOTICE OF PENDING LAND USE DECISION FOR: MLP2005-00013/VAR2005-00099/YAR2005-00100/VAR2006-00008 — NIX PARTITION
❑ AMENDED NOTICE (File No./Name Reference)
� City of Tigard Planning Director
A copy of the said notice being hereto attached, marked FJ(hlblt"A", and by reference made a part hereof, was mailed to
each named person(s) at the address(s) shown on the attached list(s), marked Ellhlblt"B", and by reference made a part
hereof, on March 14,2006,and deposited in the United States Mail on March 14,2006, postage prepaid.
�'
�
l,L/t�r� � ( 07�-�
(Person that Prepare Noti
,
,S�'A`l�'E O�F O�EGON )
County�`Wastangton )ss .
City of igard ) ..�t,
Subscribed and sworn/affirmed before me on the � � day of , 2006.
� OFFICIALS �-/►��'�c%���
EAL
:� �:' SUE ROSS �.�I—D �
� NOTARY P�BL1C-pREGON My Com ion Expires: l
MYCOMMIS�ON IUc'�RES DEC 1�2�
� � EXHIBIT �
NOTICETOMORTGAC�E,LIENH(. ?R,VENDORORSELLER
THE TIGARD DEVELOPMENT OODE REQLIIRES THAT IF YOU RECEIVE T�IIS NOTIC�, IT SHALI_ BE PROMP'IZY
FORWARDED TO THE PURC��ASER
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITION , , ,
DATE OF NOTICE: March 14,2006
FILE NUMBERS: MINOR LAND PARTITION (MLP) 2005-00013
VARIANC� (VAR 2005-00099
VARIANC� (VAK 2005-00100
�Jus��rr �) 2006-0000s
F�LE Iv�E: NIX PARTITION
REQUEST: The applicant is requestin� a Minor Land Partition to partition one (1) existing .97-acre parcel into three (3�
parcels for detached single-family residences. There is an existing sing�e-family dwelling on the subject parcel
which is proposed to reinain on proposed Parcel #1. To accommodate the e�cisting dwelling on proposed
Parcel # 1 after dedication of five feet to the SW 1215L Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet. A side yard setback variance is also requested,for reduction
of the required 5-foot setback to 3 feet. In addition,an adjustment to the street spacing standard for SW 121s�
Avenue (collector)is requested from a nunirnum 200 feet to 140 feet.
LOCATION: 12630 SW 121s�Avenue;WCTM 2S103BD,Tax Lot 01200.
ZONE: R 4.5: The R 4.5 zoning district is des�gned to accommodate detached single-fanuly homes with or without
accessoryresidential units at a m�n�mum lot size of 7,500 square feet. Duplexes and attached single-farrulyunits
are pernutted conditionally. Some civic and institutional uses are also pemutted conditionally.
APPLICABLE
RE VIE W
CRITERIA Community Development Code Chapters: 18370, 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18.765,
18.790, 18.795 and 18.810.
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 MARCH 28, 2006. All comments should be directed to Gary Pagenstecher, Associate Planner in the Plaruiing
Division at the City of Tigard, 13125 SW Hall Boulevard,Tigard,Oregon 97223. You may reach the Ciry of Tigard by telephone at
503-639-4171 or bye-mail to garvvCa�t�,ard-or.go�-.
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
'T�IE QT'Y OF TIGARD APPREQATES REC;EIVING COMI��NTS AND VALUES YOUR INPUT. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�IIN THE NOTTC� OF DEQSION. A DEQSION ON T�-IIS ISSUE IS
T'ENTA'TIVELY SQ�EDULED FOR APRIL 13, 2006. IF YOU PROVIDE COMIvIENTS, YOU WILL BE SENT A COPY
OF THE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMNIENTS WILL BECOME A PART OF
T'HE PERMANENT PUBLIC RECORD AND SHALL CONTAIN TT� POLLOWING 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 unportant with sufficient evidence to allow the City to provide a response;
• Coiiuiienu 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 PAR'TY TO ADDRESS THE RELEVANI' APPROVAL QZITERIA WITH
SUFFIQENT SPEQFIQT'Y MAY PREQ,UDE SUBSEQUENT APPEALS TO TT�E LAND USE
BOARD OF APPEALS OR QRCUIT COURT ON THAT ISSUE. SPEQFIC FINDINGS DIRECTED
AT'THE RELEVANI"APPROVAL C�ITERIA ARE WHAT CONS7TTLJTE RELEVANI'EVIDEN�.
AFT'ER TF� 14-DAY CONIIvIENT PERIOD Q,OSES, TI-� DIREC.T(�R SHALL ISSLTE A TrPE II ADMIIVISTRATIVE DEQSION. THE
DIRECTOft'S DEQSION SHALL BE MAILED TO TF-IE APPLICANI'AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN SOO
FEET OF T'HE SUBJEGT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMNIENTS OR WHO IS OTHERWISE ENTITLED TO
NOTIC�. Z� DIRECTOR'S DEQSION SHALL ADDRESS ALL OF TE-IE RELEVANT APPROVAL CRITERIA. BASED UPON THE CRITERIA
AND TF-IE FACTS CONTAINED WITHIN TT-IE RECORD,TF�E DIRECTOR SHALL APPROVE,APPROVE WITH C:ONDI7TONS OR DENY Tf-�
REQUESTED PERMIT OR ACI'ION.
SLJMMARY 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 propeny 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 FORREVIEW:
The application, written commenu 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. If}�ou want to
inspect the file,please call and make an appointment with either the project planner or the plaruiuig technicians. 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 utled "Your Right to Provide Written
Comments."
VICINI'I'Y MAP
ANN
Q MLP2005-00013
VAK2005-00099
eR o c VAR2005-00100
VAR2006-00008
� __--------
N NIX PARTITTON
� ,„
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N
TIPPITT — -
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ro...�.�
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ALBERTA ST v �
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� � EXHIBIT ;�
Ken Sandblast MLP2005-00013/VAR2005-00099/
Planning Resources, Inc. VAR2005-00100/VAR2006-00008
7160 SW Fir Loop, Suite 201 NIX PARTITIDN
Portland, OR 97223
David Nix
12630 SW 121 St Avenue
Tigard, OR 97223
Loy Carl and Marsha A. Nix
12630 SW 121 St
Tigard, OR 97223
t •
2S103BD-00700 1038D-11400
ABINANTE MATTHEW C AS EY ELOPMENT LLC
12020 SW WALNUT AVE PO 43
PORTLAND,OR 97223 AVERC EEK,OR 97004
2S103BD-00900 2S103BA-01000
ALLEN ELIZABETH A&STEVEN P AUSBIE DONNA D
12540 SW 121ST AVE 12400 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-00901 2S103BC-08300
ALLEN STEVEN P&ELIZABETH A BERGQUIST DAVID M 8�YSELA M
12540 SW 121 ST AVE 12230 SW TIPPITT PL
TIGARD, OR 97223 TIGARD,OR 97223
2S1038A-01001 2S1036D-01300
ANDERSON EDWARD L& BERGQUIST R KELLY
ANDERSON MARY ANNE MERRILL M
PO BOX 23593 12660 SW 121ST
TIGARD, OR 97281 TIGARD,OR 97223
103BA-01003 2S1038D-02700
AN RSON ARD L& BIEHL PHILIP D&LINDA M
MARY 11940 SW CARMEN ST
PO 2 3 TIGARD,OR 97223
T ARD,OR 281
2S103BD-11500 2S10386-07000
ASHREY DEVELOPMENT LLC BOLEN RICHARD L&GERALDINE L
PO BOX 843 12185 SW WALNUT ST
BEAVERCREEK,OR 97004 TIGARD,OR 97223
103BD-11100 2S1036A-00800
AS ELOPMENT LLC BOOTH DAVID&MARY P
PO 11865 SW WALNUT ST
AVERCREEK, OR 97004 TIGARD,OR 97223
1036D-110 2S1036C-05200
A E EVELOPMENT LLC BOWDOIN JONATHAN T&
PO 43 KATHERINE J
AVERCR , OR 97004 23532 SW STONEHAVEN ST
SHERWOOD,OR 97140
1036D-11200 2S103BB-08801
A REY ELOPMENT LLC BOWERS BONNIE LIVING TRUST
PO 843 BY BOWERS BONNIE TR
AVER EK,OR 97004 12455 SW 122ND AVE
TIGARD,OR 97223
0360-113 2S1038D-00600
ASH EVELOPMENT LLC BOYCE RONALD J/ANA L
PO X 11970 SW WALNUT ST
AVERCR K, OR 97004 TIGARD,OR 97223
103BD-11600 • 2S103BA-00600
CA OE STATES OWNERS OF DRAKE GEORGE L 8 LINDA K
LOT -6 11765 SW WALNUT ST
TIGARD,OR 97223
2S103BD-10800 2Sf03BC-01400
CAPPOEN RAYMOND J DUNNING DRAKE D 8
SUZANNE MARY P
11710 SW WALNUT ST 12745 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-05300 251036C-00100
CARLTON MARSHA J EDWARD5/STEVENS LIVING TRUST
12639 SW 116TH AVE BY MICHAEL B STEVENS 8
PORTLAND,OR 97223 LINDA S EDWARDS TRS
16920 SW WILSONVILLE RD
WILSONVILLE,OR 97070
2S103BC-00300 2S103BD-01400
CARROLL BRIT E FINSTAD TERRANCE E
12180 SW WALNUT ST PO BOX 231256
TIGARD,OR 97223 TIGARD,OR 97281
2S103BC-05100 103BC-011
COLOCHO GLADYS R 8 ELOHIN FR T E
12135 SW TIPPITT PL OW F LOTS 13 THRU 16
TIGARD,OR 97223 0 00,
2S103BD-02700 2S1038C-01300
COPELAND BRIAN W 8 TRINA FYRE MILTON F REV LIV TRUST&
11805 SW CARMEN ST FYRE PAMELA S REV LIV TRUST
PORTLAND,OR 97223 12121 SW LANDSDOWNE LN
TIGARD,OR 97223
2S1036D-04500 2S1038A-00700
CRISTUREAN FLORIN&IOANA M GAARDE RICHARD J II&JUDITH A
12449 SW 116TH AVE 11825 5W WALNUT
TIGARD,OR 97223 TIGARD,OR 97223
2S1038C-06400 2S1038D-03000
CRYSTAL ROGER E AND JUDY A GROSSWILER R EDWARD 8
12148 SW LANSDOWNE LN CATE LUCY M
TIGARD,OR 97223 12780 SW 121STAVE
TIGARO,OR 97223
2S103BC-05400 251038C-053D0
DECKER JAMES W&RUTH C HALL JOANNE P&
8920 SW OSAGE ST RICHARD W TRUSTEES
TUALATIN, OR 97062 PO BOX 23961
TIGARD,OR 97281
2S1036C-05600 2S103BD-00400
DEPAOLI PETER JAMES 8 TONI-ANN HANSEN EDITH A
12235 SW TIPPITT PL 9894 RD 18 NE
TIGARD,OR 97223 MOSES LAKE,WA 98837
2S1036D-05500 2S103BD-05700
HERBST JAMES A&NANCY H KYRISS RICHARD B&CONSTANCE L
12679 SW 116TH AVE 12703 SW 116TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
2S103BD-06900 2S1038C-O6500
HOEHNA LORETTA M LARSON LAWRENCE J/ARLEEN P
12526 SW 116TH AVE FAMILY TRUST
TIGARD, OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
2S103BC-06300 2S103BD-06500
HUDSON ERIC C& LE TRUONG H
TERAMOTO NAMI 12610 SW 116TH AVE
12132 SW LANSDOWNE LN PORTLAND,OR 97223
TIGARD,OR 97223
251036D-01001 2S103BD-06800
HUGHES JACK D TR& LEE SIU KHENG U&KEVIN
HUGHES LEONE M TR 12548 SW 116TH
12580 SW 121 ST AVE TIGARD,OR 97223
TIGARD, OR 97223
251038D-01900 2S1036C-01101
IADANZA NICHOLAS E AND LEGGETT ALBERT UJANINE E
MARGRET A PO BOX 230254
11865 SW CARMEN ST TIGARD,OR 97281
TIGARD,OR 97223
2S1036D-0490a 251038B-06900
JERMSAK SUMALEE LIGUID ANA L&
12537 SW 116TH AVE LIGUID-MAHINAY SARAH
PORTLAND,OR 97223 12435 SW 121ST AVE
TIGARD,OR 97223
2S1038D-02000 2S103BD-06600
JOHNSON DAVID W LIU CHENG-JUI
11835 SW CARMEN ST 12586 SW 116TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
2S103BD-01700 2S10368-08800
JOHNSON WARREN A LMR PROPERTIES LLC
MARGARET F 4241 SW TUNNELWOOD ST
11945 SW CARMEN ST PORTLAND,OR 97221
TIGARD, OR 97223
2S1036C-06100 2S1036D-02600
JONES CLARISSA M&KYLE J MADDOX CLIFFORD L AND
12695 SW 121 ST AVE CAROLYN J
PORTLAND, OR 97223 11900 SW CARMEN ST
TIGARD,OR 97223
2S1036C-06600 2S1D3BD-01600
KIDD JOHN D&ANTONETTE N MALONE THOMAS E
12180 SW LANSDOWNE LN PFAHL SUSAN N M
TIGARD, OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
2S103BC-00700 2S103BD-03200
MASON JON D&KARI G RAMIREZ EDUARDO&LUCIA
12220 SW WALNUT ST 12840 SW 121 ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S103BD-02900 2S1036D-02200
MAYEAUX JACK JOSEPH& RECTOR GREGORY S&
SALLY JO TENEYCK LINDA A
12020 SW CARMEN ST 11765 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1036A-00500 2S1036C-01500
MCINTYRE SARAH E REED GEORGIA J LIVING TRUST
11695 SW WALNUT ST 12795 SW 121ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1038D-05600 2S1036D-02800
MIX KELLY C&WYNONA G REEVES MICHAEL D AND NADINE K
12681 SW 116TH AVE 11980 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-06300 2S1036D-02500
NEWPORT DOUGLAS W&JANET M RHONE HENRY JR
12648 SW 116TH AVE WAYNE ROSALIE E
TIGARD,OR 97223 11860 SW CARMEN
TIGARD,OR 97223
2S103BD-01200 2S103BC-07900
NIX LOY CARL MARSHA A ROBERTS JOHN L&
12630 SW 121ST COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S1036D-00602 2S1036D-02400
NORMAN JACK J JR AND SCHARN JEFF&TRACY
MARY J 11800 SW CARMEN ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S1036D-05200 2S1036D-05400
OLSEN TOM E SCOTT RUSSELL D
1215 SW 116TH AVE 12653 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1038C-01600 2S1036D-05000
OSGOOD CHERYL& SHIMOJI�v1A KOREY&
WORRELL TERRY D& SHIMOJIMA M DIANNE
YATES JONATHAN 12555 SW 116TH
11782 SW SWENDON LOOP TIGARD,OR 97223
TIGARD, OR 97223
2S1038D-04600 2S1036D-05100
PRITCHARD SEAN M SIMELE PAUL E&
12453 SW 116TH AVE NGUYEN HANH T
TIGARD, OR 97223 12583 SW 116TH AVE
TIGARD,OR 97223
2S103BD-02300 2S1036C-00200
SMITH ROSS JAY VRVILO WANDA I
11760 SW CARMEN ST 12565 SW 121ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1038D-03100 2S103BC-00703
SMITH SANDRA T WASHINGTON COUNTY
12880 SW 121ST LUT CPM DIV R/W SECTION
TIGARD,OR 97223 1400 SW WALNUT ST MS18
HILLSBORO,OR 97123
038D-0390 1036B-07100
SMI DRA T WA INGTO OUNTY
128 S 121 ST LUT CP RNV SECTION
ARD,OR 97223 140 NUT ST MS18
L5BOR0, R 97123
2S1038C-00600 2S103BD-01800
STEVENS JAMES H AND LYNN N WIENCEK DAVID M&DIANNE M
12605 SW 121ST 11905 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1036B-06800 2S1036C-00400
TAPIA SERGIO WIGGINS HAL C&
12442 SW 122ND AVE WIGGINS JOANNE A
TIGARD,OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2S1036D-01500 251038D-00301
TIEMAN HENRY W 8 GENELLE E WILLIAMS LENA MARIE
12025 SW CARMEN ST 11770 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1036C-05500 2S103BD-00800
TITSWORTH GREGORY S WOOD ROLAND R
12215 SW TIPPITT PL 12070 SW WALNUT
PORTLAND, OR 97223 TIGARD,OR 97223
2S103BD-04700 2S1036D-06700
TRUMMEL ERIC J&DANETTE J WOODBURY JULIE A
12535 SW 116TH AVE 12562 SW 116TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-06200 2S103BD-00300
TULLSEN MARK A&TERESA J WRIGHT LARRY A&MAUREEN L
12116 SW LANSDOWNE LN 11800 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S 1036D-04800 251036D-06400
VILDERMAN EUGENE&LAURA WROZEK DEBBIE ANN
12519 SW 116TH AVE 12626 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121 st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Piace
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
�'ITV A� TIGADII _ f[WTRAI IIJTLRLCTGII DAGTIGC I�•�����..i.,��o+��..�i�tioi���iT ro.,+.�i a,,..� i i�nnrGn• ��_nn�"_n�
1�
AFFIDAVIT OF MAILING -
I Doreen R Lau�hlin, being first dulysworn/affirni,on oath depose and saythat I am an Adininistrative Specialist II for
t�ie City of Tigat�I,Washington County,Oregon and that I served the following:
;��.tk.��,,,�,�,���,r<<��•w,a��
❑X NOTTC� OF DEQSION FOR
MLP2005-00013/VAR2005-00099/VAR2005-00100/VAR2006-00008 - 1�1IX PARTTTTON
(File Nn./Nanr Re{erence�
� AMENDEDNOTI(E
� City of T"igard Plamzing Director
A copy of the said notice being hereto attached,marked Exhibit"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 byreference made a part hereof,on
June 23,2006, and deposited in the United States Mail on June 23,2006,postage prepaid.
� '
�
(Person that Prepare otice
STATE OF ORE GON
County of Washington ss.
City of Tigard �3
Subscribed and sworn/affirmed before me on the ���da of ��C%'t�J�� ,2006.
� y
7;;. OFFICIAL SEAL
, *;� DIANE M JELDERKS ,
, NCTARY PUBLIC•ORECiON
'^''+ COMMISSION N0.373021 c/ Y l
MY COMMISSION EXPIRES SEPT.25,2007
OTARY PUBLI O N /
My Comrrussion ires: c�.f v
NuTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2005-00013 . ��
-
NIX PARTITION
(Includes a 30-day extension) 120 DAYS =8/4/2006
SECTION I. APPLICATION SLJMMARY
FILE NAME: NIX PARTITION
CASE NOS: Minor Land Partidon(MLP MLP2005-00013
Administrative Variance (VAR VAR2005-00099
Administrative Variance (VAR VAR2005-00100
Adjustment (VAR) VAR2006-00008
PROPOSAL: The applicant is requestin a Minor Land Partition to partition one (1) e�sting
.97-acre parcel into three �3) parcels for detached single-family residences. There is an
existing suigle-familydwelling on the subject parcel which is proposed to remain on
prop osed Parcel# 1. To accommodate the e�stu-ig dwelling on proposed Parcel# 1 after
dedication of five feet to the SW 1215`Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet.A side yard setback variance is also
requested,for reduction of the required 5-foot setback to 3 feet. In addition, an adjustment
to the street spacing standard for SW 1215`Avenue (collector) is requested from a minunum
200 f eet to 140 f eet.
APPLICANT: Ken Sandb ast OWNER Dave Nix
Planning Resources,Inc. 12630 SW 1215L Ave
7160 SW Fir Loop #201 Tigard, OR 97223
Ti ard, OR 97223
ZONING
DE SIGNATION: R 4.5: Low Density Residential District. The R 4.5 zoning district is desi�ned to
accommodate detached single-f amily homes with or without accessory residential units at a
minimum lot size of 7,500 square feet. Dup�lexes and attached
single-familyunits are pernutted conditionally. Some civic and institutional uses are also
pernutted conditionally.
LOCATION: 12630 SW 12151 Avenue. WCTM 2S103BD,t�lot 01200.
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.370, 18.390 �Decision-Making Procedures);
18.420 (Land Partitions); 18.510 (Residential Zorung Distncts); 18.705 (Access E ress and
Carculation�; 18.715 (Density Computations); 18.745 (Landscaping and Screenin ; 18.765
(Off-Street parking and Loading Requirements); 18J90 (Tree Removal�; 18J95 isual
Clearance Areas};and 18.810 (Street and UtilityImprovement Standar ).
SECTION II. DECISION
Notice is hereby given that the Caty of T"igard 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
Caty Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FRO��'�'1�� �F�i�,"I':ti L �r^��"L �� T���S LE�I�IC».
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twenty-five cents (25G) per page,or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owrier of record within the required distance
X Affected government agencies
. ' 4 ,
ABINANTE7MATTHEW C ASo36EDY11400ELOPMENT LLC EXHIBIT.�..
12020 SW WALNUT AVE PO 43
PORTLAND, OR 97223 AVERC EEK,OR 97004
2S1036D-00900 2S1038A-01000
ALLEN ELIZABETH A&STEVEN P AUSBIE DONNA D
12540 SW 121 ST AVE 12400 SW 121 ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1D3BD-00901 2S1036C-08300
ALLEN STEVEN P&ELIZABETH A BERGQUIST DAVID M&YSELA M
12540 SW 121ST AVE 12230 SW TIPPITT PL
TIGARD, OR 97223 TIGARD,OR 97223
2S103BA-01001 2S'1036D-01300
ANDERSON EDWARD L& BERGQUIST R KELLY
ANDERSON MARY ANNE MERRILL M
PO BOX 23593 12660 SW 121ST
TIGARD, OR 97281 TIGARD,OR 97223
103BA-01003 2S103BD-02700
AN RSON ARD L& BIEHL PHILIP D&LINDA M
MARY 11940 SW CARMEN ST
PO 2 3 TIGARD,OR 97223
T ARD, OR 281
2S1036D-11500 2S1036B-07000
ASHREY DEVELOPMENT LLC BOLEN RICHARD L&GERALDINE L
PO BOX 843 12185 SW WALNUT ST
BEAVERCREEK, OR 97004 TIGARD,OR 97223
103BD-11100 251036A-00800
AS ELOPMENT LLC BOOTH DAVID&MARY P
PO 11865 SW WALNUT ST
AVERCREEK, OR 97004 TIGARD,OR 97223
•S1036D-110 2S103BC-05200
A E EVELOPMENT LLC BOWDOIN JONATHAN T 8�
PO 43 KATHERINE J
AVERCR , OR 97004 23532 SW STONEHAVEN ST
SHERWOOD,OR 97140
103BD-11200 2S103B6-08801
A EY ELOPMENT LLC BOWERS BONNIE LIVING TRUST
PO 843 BY BOWERS BONNIE TR
AVER EK, OR 97004 � 12455 SW 122ND AVE
TIGARD,OR 97223
036D-113 2S103BD-00600
ASH EVELOPMENT LLC BOYCE RONALD J/ANA L
PO X 11970 SW WALNUT ST
AVERCR K, OR 97004 TIGARD,OR 97223
� 103BD-11600 2S103BA-00600
CA OE STATES OWNERS OF DRAKE GEORGE L 8�LINDA K
LOT -6 11765 SW WALNUT ST
TIGARD,OR 97223
2S103BD-10800 2S'103BC-01400
CAPPOEN RAYMOND J DUNNING DRAKE D&
SUZANNE MARY P
11710 SW WALNUT ST 12745 SW 121ST AVE
TIGARD, OR 97223 TIGARD,OR 97223
2S1038D-05300 2S1036C-00100
CARLTON MARSHA J EDWARDS/STEVENS LIVING TRUST
12639 SW 116TH AVE BY MICHAEL B STEVENS&
PORTLAND,OR 97223 LINDA S EDWARDS TRS
16920 SW WILSONVILLE RD
WILSONVILLE,OR 97070 I
2S1036C-00300 2S103BD-01400
CARROLL BRIT E FINSTAD TERRANCE E '
12180 SW WALNUT ST PO BOX 231256 ,
TIGARD,OR 97223 TIGARD,OR 97281 I
zsiossc-osioo iossc-o��
COLOCHO GLADYS R 8 ELOHIN FR T E
12135 SW TIPPITT PL OW F LOTS 13 THRU 16
TIGARD,OR 97223 0 00,
251036D-0210Q 251036C-01300
COPELAND BRIAN W&TRINA FYRE MILTON F REV LIV TRUST&
11805 SW CARMEN ST FYRE PAMELA S REV LIV TRUST
PORTLAND, OR 97223 12121 SW LANDSDOWNE LN
TIGARD,OR 97223
251036D-04500 2S103BA-00700
CRISTUREAN FLORIN&IOANA M GAARDE RICHARD J II 8 JUDITH A
12449 SW 116TH AVE 11825 SW WALNUT
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-06400 2S103BD-03000
CRYSTAL ROGER E AND JUDY A GROSSWILER R EDWARD&
12148 SW LANSDOWNE LN CATE LUCY M
TIGARD,OR 97223 12780 SW 121ST AVE
TIGARD,OR 97223
2S103BC-05400 2S1036C-05300
DECKER JAMES W&RUTH C HALL JOANNE P 8
8920 SW OSAGE ST RICHARD W TRUSTEES
TUALATIN, OR 97062 PO BOX 23961
TIGARD,OR 97281
2S103BC-O5600 2S1038D-00400
DEPAOLI PETER JAMES &TONI-ANN HANSEN EDITH A
12235 SW TIPPITT PL 9894 RD 18 NE
TIGARD,OR 97223 MOSES LAKE,WA 98837
� ,. � � Y
2S103BD-05500 2S1036D-05700
. HERBST JAMES A&NANCY H KYRISS RICHARD B&CONSTANCE L
12679 SW 116TH AVE 12703 SW 116TH AVE
TIGARD,OR 97223 TIGARD,OR 97224
zs�ose�-ossoo 2s�ossc-ossoo
HOEHNA LORETTA M LARSON LAWRENCE J/ARLEEN P
12526 SW 116TH AVE FAMILY TRUST
TIGARD,OR 97223 12164 SW LANSDOWNE LN
TIGARD,OR 97223
2S1036C-06300 2S103BD-06500
HUDSON ERIC C& LE TRUONG H
TERAMOTO NAMI 12610 SW 116TH AVE
12132 SW LANSDOWNE LN PORTLAND,OR 97223
TIGARD, OR 97223
2S1D36D-01001 251036D-46800
HUGHES JACK D TR 8� LEE SIU KHENG U 8 KEVIN
HUGHES LEONE M TR 12548 SW 116TH
12580 SW 121ST AVE TIGARD,OR 97223
TIGARD,OR 97223
2S1036D-01900 2S103BC-01101
IADANZA NICHOLAS E AND LEGGETT ALBERT UJANINE E
MARGRET A PO BOX 230254
11865 SW CARMEN ST TIGARD,OR 97281
TIGARD,OR 97223
2S103BD-04900 2S1036B-06900
JERMSAK SUMALEE LIGUID ANA L&
12537 SW 116TH AVE LIGUID-MAHINAY SARAH
PORTLAND,OR 97223 12435 SW 121ST AVE
TIGARD,OR 97223
2S103BD-02000 2S103BD-06600
JOHNSON DAVID W LIU CHENG-JUI
11835 SW CARMEN ST 12586 SW 116TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
2S103BD-01700 2S103BB-08800
JOHNSON WARREN A LMR PROPERTIES LLC
MARGARET F 4241 SW TUNNELWOOD ST
11945 SW CARMEN ST PORTLAND,OR 97221
TIGARD,OR 97223
2S103BC-06100 2S103BD-02600
JONES CLARISSA M&KYLE J MADDOX CLIFFORD L AND
12695 SW 121ST AVE CAROLYN J
PORTLAND, OR 97223 11900 SW CARMEN 5T
TIGARD,OR 97223
2S103BC-06600 2S1036D-01600
KIDD JOHN D 8 ANTONETTE N MALONE THOMAS E
12180 SW LANSDOWNE LN PFAHL SUSAN N M
TIGARD,OR 97223 11985 SW CARMEN STREET
TIGARD,OR 97223
� 2S103BC-00700 2S1036D-03200
, MASON JON D 8�KARI G RAMIREZ EDUARDO 8 LUCIA
12220 SW WALNUT ST 12840 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S 103BD-02900 2S 7 036 D-022D0
MAYEAUX JACK JOSEPH& RECTOR GREGORY S&
SALLY JO TENEYCK LINDA A
12020 SW CARMEN ST 11765 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BA-00500 2S1038C-01500
MCINTYRE SARAH E REED GEORGIA J LIVING TRUST
11695 SW WALNUT ST 12795 SW 121ST AVE
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-05600 2S103BD-02800
MIX KELLY C&WYNONA G REEVES MICHAEL D AND NADINE K
12681 SW 116TH AVE 11980 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BD-06300 251038D-02500
NEWPORT DOUGLAS W 8 JANET M RHONE HENRY JR
12648 SW 116TH AVE WAYNE ROSALIE E
TIGARD,OR 97223 11860 SW CARMEN
TIGARD,OR 97223
2S103BD-01200 2S103BC-07900
NIX LOY CARL MARSHA A ROBERTS JOHN L 8
12630 SW 121 ST COWDIN LINNEA A
TIGARD,OR 97223 12207 SW LANDSDOWNE LN
TIGARD,OR 97223
2S1038D-00602 2S1036D-02400
NORMAN JACK J JR AND SCHARN JEFF 8 TRACY
MARY J 11800 SW CARMEN ST
11930 SW WALNUT TIGARD,OR 97223
TIGARD,OR 97223
2S103BD-05200 2S103BD-054D0
OLSEN TOM E SCOTT RUSSELL D
1215 SW 116TH AVE 12653 SW 116TH AVE
TIGARO,OR 97223 TIGARD,OR 97223
2S 103 BC-01600 2 S 1036 D-O5000
OSGOOD CHERYL 8 SHIMOJIMA KOREY 8�
WORRELL TERRY D& SHIMOJIMA M DIANNE
YATES JONATHAN 12555 5W 116TH
11782 SW SWENDON LOOP TIGARD,OR 97223
TIGARD,OR 97223
2S103BD-04600 2S103BD-05100
PRITCHARD SEAN M SIMELE PAUL E&
12453 SW 116TH AVE NGUYEN HANH T
TIGARD,OR 97223 12583 SW 116TH AVE
TIGARD,OR 97223
� 2S1036D-02300 2S1038C-00200
, SMITH ROSS JAY VRVILO WANDA I
11760 SW CARMEN ST 12565 SW 121ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1036D-03100 251036C-00703
SMITH SANDRA T WASHINGTON COUNTY
12880 SW 121ST LUT CPM DIV RNV SECTION
TIGARD,OR 97223 1400 SW WALNUT ST MS18
HILLSBORO,OR 97123
03BD-0390 10388-07100
SMI DRA T WA INGTO OUNTY
128 S 121ST LUT CP R!W SECTION
. ARD,OR 97223 140 NUT ST MS18
LSBORO, R 97123
2S1038C-00600 251038�-01800
STEVENS JAMES H AND LYNN N WIENCEK DAVID M&DIANNE M
12605 SW 121ST 11905 SW CARMEN ST
TIGARD,OR 97223 TIGARD,OR 97223
2S10366-06800 2S103BC-00400
TAPIA SERGIO WIGGINS HAL C 8
12442 SW 122ND AVE WIGGINS JOANNE A
TIGARD,OR 97223 12200 SW WALNUT ST
TIGARD,OR 97223
2S1D36D-01500 2S1038D-00301
TIEMAN HENRY W 8 GENELLE E WILLIAMS LENA MARIE
12025 SW CARMEN ST 11770 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S103BC-05500 2S103BD-00800
TITSWORTH GREGORY S WOOD ROLAND R
12215 SW TIPPITT PL 12070 SW WALNUT
PORTLAND, OR 97223 TIGARD,OR 97223
251036D-04700 2S103BD-06700
TRUMMEL ERIC J&DANETTE J WOODBURY JUUE A
12535 SW 116TH AVE 12562 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
251036C-06200 2S103BD-00300
TULLSEN MARK A&TERESA J WRIGHT LARRY A&MAUREEN L
12116 SW LANSDOWNE LN 11800 SW WALNUT ST
TIGARD,OR 97223 TIGARD,OR 97223
2S1038D-04800 2S103BD-06400
VILDERMAN EUGENE&LAURA WROZEK DEBBIE ANN
12519 SW 116TH AVE 12626 SW 116TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
•:
Brooks Gaston
3206 Princess
Edinburg, TX 78539
Don & Dorothy Erdt
13760 SW 121 st Avenue
Tigard, OR 97223
Ellen Beilstein
14630 SW 139th Avenue
Tigard, OR 97224
Martha Bishop
10590 SW Cook Lane
Tigard, OR 97223
Vanessa Foster
13085 SW Howard Drive
Tigard, OR 97223
Susan Beilke
11755 SW 114th Place
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Patricia Keerins
12195 SW 121 st Avenue
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
Gretchen Buehner
13249 SW 136�h Place
Tigard, OR 97224
rITV AC TIGARII _ f[AITRAI IWTGRLCTG� PARTI[C !�•�..��...i.,��e+��..u�tioi��ri-r re.,f��i ,�.,,.� i ionn-rcn• ��_nn.,,,_nG
V
" AFFIDAVIT OF MAILING
-
i
I Doreen R Lau�hlin, being first dulysworn/affirn�,on oath depose and saythat I am an Administrative Specialist II for
t�e City of Tiga�T, Washington County, Oregon and that I served the following:
�c h.�k.�.,+n�prv�e&�n{s)&�bw-J
❑x NOTTCE OF DEQSION FOR
MLP2005-00013/VAR2005-00099/VAR2005-00100/VAR2006-00008 -NIX PAR7TTTON
(File No./Name Re(erence)
� AMENDEDNOTIC�
� City of'I'�igar�Planning Director
A copy of the said nouce being hereto attached,marked E�ibit"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
June 23,2006,and deposited in the United States Mail on June 23,2006,postage prepaid.
� —
� �
(Person that Pre ared Notice
STATE OF OREGON
County of Washington ss.
City of Tigard �p„
—�� �
Subscribed and sworn/affirmed before me on the�dayof ,2006.
_ � OFFICIAL SEAL
DIANE M JELDERKS � '
NOTARY PUBLIC-OREG�N
MY COMMISS�ON EIXPIR S SE T 25,2007
N T PUB C O O G
MyConunission E�� a U
� EXHiBIT
NOTICE OF TYPE II DECISION ,,
� MINOR LAND PARTITION (MLP) 2005-00013 =
NIX PARTITION . � ,
(Includes a 30-day extension) 120 DAYS =8/4/2006
SECTION I. APPLICATION SUMMARY
FILE NAME: NIX PARTITION
CASE NOS: Minor Land Partition(MLP) MLP2005-00013
l�dininistrative`'ariance (VI-�R) �'11R2005-00099
��dnuiustrative Variance (VAR) VAI�?005-00100
I�djustment (Vr�R) VAR2006-00008
PROPQSAL: '111e applicant is requesting a �Tinor Land Parririon to parririon one (1) existing
97-acre parcel into three (3) parcels for detached single-famil�- residences. There is an existing
single-family dwelling on the subject parcel which is proposed to remain on proposed Parcel
#1. To accommodate the e�sting dwelling on proposed Parcel #1 after dedicarion of five feet
to the SW 121" Avenue right-of-way, a front yard setback variance is requested from the
required 20 feet to 12.9 feet. A side yard setback�rariance is also requested, for reducrion of the
required 5-foot setback to 3 feet. In addirion, an adjustment to the street spacing standard for
SW 121"r�venue (collector) is requested from a minimum 200 feet to 14U feet.
APPLICANT: I�en Sandblast OWNER: Dave Ni�c
Planning Resources, Inc. 1263U SW 121"rlve
7160 SW Fir Loop #201 Tigard,OR 97223
Tigard,OR 97223
ZONING
DESIGNATION: R-4.5: Low-Densin�Residential District. The R-4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residenrial units at a minimum lot size
of 7,500 square feet. Duplexes and attached
single-family units are permitted condirionally. Some civic and insriturional uses are also
permitted conditionally�.
LOCATION: 12630 SW 121"�venue.WCTT�7 2S103BD, tax lot 01200.
APPLI CABLE
REVIEW
CRITERIA: Communin� Development Code Chapters 18370, 18390 (Decision-I�laking Procedures);
18.420 (Land I'arritions); 18.510 (Residential 'Loning Districts); 1�3.7U5 (.�lccess Egress and
Circulation); 18.715 (Densit�� Computarions); 18.745 (Landscaping and Screening�; 18.765
(Off-Street parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual
Clearance 1lreas);and 18.810 (Street and L tiliry Improvement Standards).
SECTION II. DECISION
Norice 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 MLP2005-00013/NIX PARTITION PAGE 1 OF 22
• CONDITIONS OF APPROVAL
PRIOR TO COMMENCING ANY ON-SITE IMPROVEMENTS,INCLUDING CLEARING,
, GRADING, EXCAVATION,AND/OR FILL,THE FOLLOWING CONDITIONS SHALL BE
SATISFIED:
he a p cant s a pre are a cover etter an su mit it, a on�wit any supportin� ocuments an or p ans
that address the �ollowi re�quirements to the CURRENT PLANNING DIVISION, ATTN: Gary
Pagenstecher 503-639-4171�XT 2434. The cover letter shall clearly identify where in the submittal the
required information is found:
1. Prior to site de�-elopment, the applicant shall establish fencing as directed b�� the project arborist to protect the
trees to be retained. The applicant shall allow access by the City Forester for the purpose of morutoru�� and
inspection of the tree protecnon to verify that the tree protecnon measures are performuig adequately. �ailure
to follow the plan, or maintain tree protecrion fencuig in the designated locations shall bc grounds for
immediate suspension of work on the site until remediarion measures and/or civil citations can be processed.
2. Prior to any Certificates of Occupanc�� the applicant shall ensure that the Project Arborist has submitted
written reports to the Cin- Forester, at �east, once e�rery two weeks, from uurial tree protecrion zone (I'PZ)
fencing installahon, through the builciuig construction phases, as he monitors the construcuon activiues and
progress. This inspecnon will be to evaluate the tree protecrion fencin�, determuie if the fencing was mo�-ed at
any point during construcrion, and determine if an�- part of the Tree 1Trotecuon Plan has been�riolated. These
reports must be proaided to the City Forester unul the time of the issuance of an�- Cerrificates of Occup ancy.
TFie reports shall include any changes that occurred to the TPZ as well as the condition and locarion of the tree
protecuon fencing. If the amount of'1PG was reduced then the Project rlrborist shall jusuf�� why the fencin��
was moved, and shall certify that the construcrion acriviries to the trees did not adversely impact the overali,
long-term health and stability of the tree(s).
3. Prior to issuance of any Certificates of Occupancy, tlie Project l�rborist will submit a final cerrification
indicating the elements of the Tree Protecrion Plan were followed and that all remauzing trees on the site are
health��, stable and viable in their modified �r owing environment. If the reports are not subrrutted or received
b�� the City Forester at the scheduled intervals, andif it appears the TPZ's or the Tree Protecrion Plan are not
bein followed by the contractor or a sub-contractor, the Ciry can stop work on the project until an inspecrion
can�e done by the City Forester and the Project rlrborist.
4. Prior to site de��elopment, the applicant shall submit a letter from Tti'FR demonstrating that the proposed
access dri�-e and turnaround is in accordance with the pro��isions of the L niform Fire Code and that the lots are
adequately sen�ed by fire hydrants.
The applicant shall repare a cover letter and submit it alon�with an�y su ortin� documents and/or plans
that address the �ollowin� requirements to the �NGINEERING �EPARTMENT, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
5. Prior to commencing onsite improvements, a Public Facilin' Impro�rement (PF� pernut is required for this
project to cover pub�ic impro�rements, the pri�Tate street and anv other work in the public nght-of-way. Six (6)
sets of deta.iled public unprovement plans shall be submitted for review to the Engineeru�g Department.
NOTE: these plans are in addiuon to anv drawin�s required by the Building Division and shouId onIy include
sheets relevant to public improvements. �I'ublic l�aciliri� Improvement (PFI) pernut plans shall conform to City
of 1'igard Public Impro�-ement Design Standards, which are a�railable at Cin� HaIl and the City-'s web page
(u�vw.ngard-or.go��).
6. The PFI permit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate enriry who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the enrity is a co orarion, hnuted partnership,
LLC, etc. Also specifi� the state within which the enriri� is incorporated and prov�e the name of the corporate
contact person. Failure to pro�-ide accurate informarion to the Engineering Department �vill dela}' processu-ig
of project documents.
7. The applicant shall pro�-ide a construcrion vehicle access and parking p]an for approval by the City Engineer.
The purpose of this plan is for parking and traffic control during the public improvement construcrion phase.
8. The applicant shall submit construcrion plans to the En�n eering Deparnnent as a part of the Public Facilit��
Improvement permit, indicating that they will construct tIie following frontage improvements along SW 121 st
r�eenue as a part of tlus project:
r�. street trees in the planter strip spaced per TDC rec�uirements;and
B. driveway apron for pri�ate street approach.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 2 OF 22
. 9. L�ts 1, 2 & 3 shall not be pernutted to access clirectly onto 121st Avenue except at the approved private street
location.
10. The a licant's construcrion drawings shall show that the pa��ement and rock secrion for the proposed private
" street�s�shall meet the City's public street standard for a local residenrial street.
11. �1n erosion control plan shall be�rovided as part of the Public Facilin- Impro��ement (PFI)�pernut drawings.
The plan shall conform to the Erosion Preeenrion and Sediment Control Design and 1'lanning 1�Tanual,
Februar��2003 ediuon."
12. The applicant shall remove vegetarion in the ROW in front of adjacent properties to the south, as outlined by
Lancaster Engineering, to unpro�re sight distance.
13. 'The applicant's plans shall be re�-ised to show the pri�-ate street and side�valk extending the length of the north
propert,y line of Lot 1. �-�n alternati�-e plan with a portion of the pri��ate street and sidewalk on the adjacent
propertv to the north can be submitted for appro�-a1 b}•the Engineenng staff.
14. r1 fmal grading plan shall be submitted showing the existin and�proposed contours. The plan shall detail the
proirisions for surface drainage of all lots, and show that �et-wiIl be �raded to insure that surface drainage is
chrected to die street or a public st�rm cirainage s�stem approved b�- the Engineering Department. �F'or
situarions where thc back poruons of lots drain a�ua- �rom a street and toward adjacent lots, appropriate private
storm drainage lines shall be provided to sufficien�y contain and con�-e�� runoff from each lot to an approved
public system.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
The ap licant shall prepare a cover letter and submit it, alon�with any supportin� documents and/or plans
that a�dress the following requirements to the CURRE`1�1T PI.�NNING DIVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the
required information is found:
15. Prior to final plat appro�ral the applicant shall submit a revised prelimuiary plat that shows the visual clearance
area accurately,in accordance witli (TCDC) Secrion 18.795.040.
16. Prior to final plat approval, the applicant shall cause a statement to be placed on the plat that prohibits direct
access from Lot 1 to 121st r�venue,except at the approved pri�rate streetlocarion.
17. Prior to plat approval, the applicant shall record a reciprocal access easement with the approved partirion map.
18. Prior to final plat approval, the applicant shall revise the preliminary plat to sho�v a 5-foot public easement or
right-of-way for bicycle and pedestrian use as a continuanon of the required private street sidewalk along the
proposed private street and accessway from SW 121 st to the east properri�line of proposed Lot #3.
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 DEPARTMENT, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
19. Prior to final plat appro�-a1, the applicant shall pay the addressing fee. (ST:�FF COIV'T��CT: Bethany Ste�vart,
Engineerin�.
20. The applicant shall execute a Restricrive Covenant whereby they agree to complete or parricipate in the future
improvements of SW 121st 1'�eenue adjacent to the subject propert�-,when an��of the foIlowing events occur:
��. when the impro�-ements are part of a larger pro�ect to be financed or paid for b}' the formarion of a
Local Impro�-ement District,
B. when the impro�-ements are part of a]arger project to be financed or paid for in whole or in part b�� the
Ciry or other public agency,
C. when the impro�-ements are part of a larger project to be constructed by a third party and involves the
sharing of design and/or construcnon expenses b�� the third party owner(s) of propert�� ui addiuon to the
subject propern�, or
D. when construcrion of the improvements is dcemed to be appropriate by the Ciry Engineer in
conjuncrion with construcrion of improvements b��others adjacent to the subject site.
21. The applicant shall cause a statement to be placed on the final plat to indicate that the proposed private street
will be �oind��owned and maintained b}' the pri��ate propert��owners who abut and take access from it.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 3 OF 22
- 22. The applicant shall cause a statement to be placed on the final plat that prohibits direct access from Lot 1 to
121 st Avenue,except at the approved private street locarion.
23. The applicant's final plat shall contain State Plane Coordinates on two monuments with a rie to the Citt-'s global
' posirioiung system (C7PS) geodetic control network (GC 22). These monuments shall be on the same line and
shall be of the same precision as required for tlie subdi�nsion plat boundarv. rllong �vith 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 ue networked to the Cin�'s GPS sur�-ev.
By random traverse using convenrional sutveying methods.
24. Final Plat rlpplication Submission Requirements:
Submit for C'iry review four (4) paper copies of tlie final plat prepared b�- a land surve��or licensed to pracrice in
Oregon,and necessarti� data or narrattve.
B. r�ttach a check in tlie amount of the current final plat re�iew fee (Contact Planning/Engineering Permit
Technicians,at (503) 639-4171,ext. 2421).
C. The final plat and data or narrattve shall be drawn to the ininiinum standards set forth b�� the Oregon
Re�rised Statutes (ORS 92.05),Washington Counn-,and b�� the Citv of Tigard.
D. The right-of-�va�- dedication for 121st r1��enue, pro�-iding 35 feet from centerline, shall be made on the
final plat.
F.. NOTE: Washington Counn-will not be�n their re��iew of the final plat until they receive norice from
the Fngineering Department uldtcating that the City has reviewed the final plat and submitted comments to the
a plicant's sur�-e`�or.
� .�fter the City and Counn� have reviewed the final plat, submit two mylar copies of the final plat for
Cin- En��neer s ature (for parurions), or City- Engineer and (.ommunit�� Development Director signatures
(for subc��-isions�
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BUILDING PERMITS:
The applicant shall�repare a cover letter and submit it, along with any supporting documents and/or plans
that address the ollowing requirements to the CURRENT PLANNING DIVISION, ATTN: Gary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the
required information is found:
25. Prior to issuance of building permits, the applicant shall submit site plan drawings indicating the locarion of the
trees that were presen�ed on the lot during site development,locarion of tree�rotecrion fencing, and a signature
of approval from the project arborist regarding the placement and construcnon techniques to be employed in
building the structures. �1ll proposed protecrion fencing shall be installed and inspected prior to commencing
construcuon. The fencing shall remain m place through the durarion of all of the buildin�construcrion phases,
until the Certificate of Occupancy has been approved. �'�fter appro�-al from the City� Foresrer, tT�e tree
protecrion measures ma5�be remo��ed.
26. Prior to issuance of building pern�its, the applicant/owner shall record a deed restricrion to the effect that anv
e�sting tree greater than 12" diameter (trees #3 through #6 on proposed lots #2 and #3) may be removed
only if the tree dies or is hazardous according to a certified arborist. The deed restricrion ma�� be removed or
will be considered inealid if a tree preserved in accordance with this decision should either die or be removed as
a hazardous tree.
27. Prior to final building inspecrion, the applicant shall plant the rec�uired street trees on SW 121st Avenue and the
proposed private access in accordance with the standards for size and spacing in Secrion 18.745.040.C. Street
trees shall be chosen from the Citt-of Tigard's Street Tree l.ist unless otherw-ise appro�-ed b�-the Cin� Forester.
The applicant shall prepare a cover letter and submit it, alon�with any supportin� documents and/or plans
that address the following requirements to the ENGINEERING DEPARTMENT, ATTN: KIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
28. Prior to issuance of building permits, the applicant shall pro�ride the Engineering Department with a
"photom��lar" cop}�of the recorded final plat.
29. Prior to issuance of builcling perxnits within the subdi�rision, d�e City �ngineer shall deem the public
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 4 OF 22
- impro�-ements substantially complete. Substanrial complerion shall be when: 1) all utiliries are installed and
inspected for compliance, including franchise uriliries, 2) all local residential streets have at least one lift of
asphalt, 3) any off-site street and/or utility improvements are substanrially completed, and 4) all stteet lights are
, installed and ready to be ener�ed.
30. The applicant shall pro�-ide sign age at the entrance of each shared flag lot driveway or pri�-ate street that lists the
addresses that are served b�� the g�aen drieewa�-or street.
31. During issuance of the building pexrnit for Parcels 2 & 3, the applicant shall pay the standard water qualitt� and
water quanrin- fees per lot (fee amounts will be the latest approeed b�-CWS).
32. Prior to issuance of building permits, the applicant's engineer shall pro��ide fmal sight distance certificarion for
the pri�-ate street.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro��ert�- Histo�
The subject lot is located within the Ciry of Tigard. The property is designated Low-Density Residenrial on the Tigard
Comprehensive Plan i�1ap. The subject lot was dev eloped with a single family dwelling in 19G0 prior to implementation
of the Tigard Development Code. No land use approvals were found to be on file.
Site Informarion and Pro�osal Descri�rions
The subject parcel is approximately 90 feet wide by 470 feet long, with and ele�-arion that drops from SW 121"
appro.Yimatelv nine feet o�rer its length. The subject parcel has a few scattered trees towards the front, an existing
dwelling, and�accessory building. The parcel is surrounded by R-4.5 zoning.
The applicant is requesting a �7inar Land Parririon to partirion one 1) existing
.97-acre parcel into three (3) parcels for detached single-famil��residences. There is an existing single-fa �v dwelling on
the subject parcel which is proposed to remain on proposed Parcel #1. To accommodate the e�sting dwelling on
proposed Parcel #1 after deciicati�n of fi�-e feet to the SW 121�`Avenue right-of-way, a front yard setback variance is
requested from the required 20 feet to 12.9 feet. A side yard setback vanance is also requested, for reducrion of the
required 5-foot setback to 3 feet. In addition, an adjustment to the street spacing standard for SW 121" Avenue
(collector) is requested from a minimum 200 feet to 140 feet.
SECTION IV. PUBLIC COMMENTS
The City mailed norice to property owners within 500 feet of the subject site providing them an opportunit}' to
comment. One written comment was received from neighbors Itell�-and I�ierrell Bergquist concerned about the fence
on their common propert�- line which the applicants propose to remove and about the Home Occuparion Permit
(HOP) acti��ties that ha�-e occurred in the past�vhich appear to elceed the limits set b�� their permit.
RESPONSE: The status of the fence is not a land use issue but a civil one that must be worked out between the
parries. Compliance witli tlieir Home Occuparion Perniit (HOP) has been the subject of an enforcement acrion by the
City where the City belie�-es the acriviries on the subject property ha��e esceeded the limits of their pernut. Approval of
the minor land parriuon request and subsequent partruorvng ma� affect the applicant's abiliry to compl�- with the
condirions of their permit if the applicant connnues their home occuparion acri��iries.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 5 OF 22
- SECTION V. SUMMARY OF APPLICABLE CRITERIA
r1 surrunary of the applicable criteria in this case in the Chapter order in which the�- are adciressed in this decision are as
• follows:
A. Variances and Adjustments
18.370 �'ariance and :ldjustment)
B. Land Partitions
18.420 (1.and Partitions)
C. Zoning Districts
18.510 (Residenrial Zoning Districts)
D. Specific Development Standards
18.705 Access, Egress &Circulation)
18J15 ensit��Computations)
18.725 Environmental Performance Standards)
18J45 andscaping and Screenin�
18.765 Off-Street Parking and Loading Requirements)
18J90 �rree Remo��al)
18.795 'isual Clearance)
E. Public Facilities Concerns
18.810 (Street and LTtilit�� Improvement Standards)
F. Decision Making Procedures
18.390 (Impact Stud��)
SECTION VI. APPLICABLE REVIEW CRITERIA AND FINDINGS
A. Variances and Adjustments (18.370�
Variances
The �urpose of this section is to provide standards for the grantin� of variances from the applicable zoning
requirements of this tide where it can be shown that, owing to special and unusual circumstances related to a
specific propetry, the literal interpretation of the provisions of the applicable zone would cause an undue or
unnecessary hardship,except that no use variances shall be granted.
Applicability of provisions.
The variance standards are intended to apply to individual platted and recorded lots only.
An applicant who is�roposing to vary a specification standard for lots yet to be created through a subdivision
process may not utilize the variance procedure unless otherwise specified in Section 18.730.030,Zero Lot Line
Setback Standards,or Chapter 18.430, Subdivisions.
The e�isting dwelling is located on an individual platted and recorded lot (WCTM 2S103Bll, Tax Lot 1200) and would
not meet the setback standards after required dedicarions and proposed access to partirioned lots. To accommodate the
existing dwelling on proposed Parcel #1 after dedicarion of five feet to the SW 121"rlvenue right-of-way, a front vard
setback eariance is requested from the required 20 feet to 12.9 feet. A side yard setback variance is also requested, for
reducrion of the reqiured 5-foot setback to 3 feet. The existing dwelling, located on proposed Lot #1 creates a special
circumstance related to the subject propern' such that the literal interpretation of the setback standards would cause
unnecessar5-hardship.
Approval process and standards.
Variances shall be processed by means of a Type II procedure, as governed by Section 18.390.040, using
standards of approval contained in Subsection 2 below.
The Director shall a�prove, approve with conditions, or deny an application for a variance based on findings
that the following cnteria are satisfied:
The proposed variance will not be materially detrimental to the�urposes of this tide,to any
other applicable policies and standards, and to other properties in the same zoning district or
viciniry;
As described in the findings in this decision, the proposed variances will not be materiall�- detrimental to the purposes
NOT�CE OF DECI510N MLP2005-00013/NIX PARTITION PAGE 6 OF 22
- of this tide or any other applicaUle policies and standards or other properties in the vicinity, consistent with this
standard.
. There are special circumstances that exist which are peculiar to the lot size or shape, topography or other
circumstances over which the applicant has no control, and which are not applicable to other properties in the
same zoning district;
The subject lot currend5� has an existing dwelling. The locarion of the dwellin�is such that the setback standards are not
met once dedicarion of right-of-way is made pursuant to applicable pro��sion of the Tigard Development Code.
Therefore, this criterion is met.
The use proposed will be the same as permitted under this title and Ciry standards will be maintained to the
greatest extent that is reasonably possible while permitting reasonable economic use of the land;
The proposed residential use is allowed outright in the R-4.5 zone. The proposed i-ariances to side and front �-ard
setbacks do not affect the current and allowed use in the zone.Therefore,tlus cnterion is met.
Existing physical and natural systems, such as, but not limited to, traffic, drainage, dramatic land forms or
parks will not be adversely affected any more than would occur if the development were developed as
specified in the tide; and
The eYisting buildin located on the propert}� will occupy one of the three proposed lots and will not ad�-ersel`• affect
existing ph�-sical an�natural svstems any more than would occur if the development were developed as specified in this
tide,consistent with this stan�ard.
The hardship is not self-imposed and the variance requested is the minimum variance which would alleviate
the hardship.
Because the dwelling is existing and the dedicarion to 121" Street right-of-way is required, the hardship is not self-
itnposed and the vanance requested is the minimum variance which would alle��iate the hardship, consistent with this
standard.
The Director shall approve, a�prove with modifications, or deny an application for a subdivision variance
subject to the criteria set forth in Section 18.370.010.C.
The application is for minor land partirion,not a subdi�-ision, therefore, this standard does not app1�-.
Adjustments for street improvement requirements Chapter 18.810). By means of a Ty�e II
procedure, as governed by Section 18.390.040, the �irector shall approve, approve with conditions, or den� a
request for an adjustment to the street improvement requirements, based on findings that the following
cnterion is satisfied: Strict application of the standards will result in an unacceptably adverse impact on
existing development, on the pro�osed development, or on natural features such as wedands, steep slopes or
existin� mature trees. In approving an adjustment to the standards, the Director shall determine that the
potential adverse impacts exceed the public benefits of strict application of the standards.
The applicant has requested a reducrion to d1e street spacing standard for SW 121"r�venue (collector) from a minimum
200 feet to 140 feet. The proposed prieate street, located along the subject propertv's north property line is
approxiinately 140 feet awa�� and the furthest from the intersecrion of SW Tippett Place anc�SW 12151 r�venue. The 90-
foot frontage does not af�ord an altemate location more consistent that that which is proposed. Therefore, strict
applicarion of the standards will result in an unacceptabl��ad�•erse impact on the proposed dei•elopment and as such can
be approved.
FINDING: r1s described in the above analysis, the requesteci sicle and front yarcl variances for proposed Lot #1
and the street spacing standards on SW 121"Avenue meet the variance criteria and are approved.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 7 OF 22
B. 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 comp1�- �vith all statutory and ordinance requirements and
regulanons as demonstrated b�• the anal�-sis contained within this admuustrative decision and through the unposirion of
condirions of de�relopment approval. Pro�-ided all necessary� conditions are sarisfied as part of the de�-elopment and
building process,this crireri�n is met.
There are adequate public facilities available to serve the proposal;
Public faciliries are discussed in detail later in this decision under Chapter 18.810 (Street & L;tiliry Improvement
Standards). Based on the anal�Tsis provided herein, Staff finds that adequate public faciliues are available to serve the
proposal. '1'herefore, this criterion is met.
All proposed improvements meet City and applicable agency standards;and
The public faciliries and proposed unprovements are discussed and conditioned later in this decision under Chapter
18.810 (Street & LTtilit�� Impro�rement Standards). Improvements will be re��iewed as part of the pertnit process and
during construction, at wl�uch time the appropnate 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 miniinum lot width required for the R-4.5 zoning district is 50 feet. The proposed lots are 91 feet in width,
consistent with this standard.
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 miniinum lot area requiremenr in the R-4.5 zoning district is 7,500 square feet for detached
single-family units. The proposed partirion creates three (3) lots�not ulcluciing access ways): Lot 1 at 12,326 square feet;
Lot 2 at 8,613 square feet;and Lot 3 at 13,695 square feet. There ore,this criterion has been met.
Each lot created through the partition process shall &ont a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-foot wide access easement.
The pro�osed partiuon plat illustrates that the proposed lots meet this standard as Parcel #1 has 71 feet of frontage on
SW 121' Avenue while Iots #2 and#3 are flag lots with access pro��ided by a 15 foot wide easement.
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; side on a corner = 15 feet; and rear
=15 feet. The existing house on Parcel#1 is proposed t� remain. This structure is situated approximately 12 feet from
the front property line (after a 5-foot right-of-way dedicarion to the City for SW 121" rlvenue) and 3 feet from the
proposed access wav leading to proposed lots #2 amd #3. To address tlus e�sting condirion, the applicant has applied
for variances which�are re�-iewed and ap�proeed above under the variance secrion of this decision. The applicant has not
proposed buildings for proposed Lots #2 or #3. Setback standards for proposed Lots #2 and #3 will be reviewed at
the time of building permit submittal. 'I'herefore, this criterion is met.
When the partitioned lot is a flag lot, the developer may determine the location of the front yard,provided that
no side yard is less than 10 feet. Structures shall generally be located so as to maximize separation from
existing structures.
No structures are proposed for lots #2 and #3 in this applicarion. Setback standards for proposed Lots #2 and #3 will
be re�iewed at the t7me of building permit submittal. Therefore, this criterion does not applv.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 8 OF 22
_ 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 18.745.050. Screening may aLso be
tequired to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development.
.�s condirioned in the Streets and L tilit�- Impro�rement secrion later in this decision the applicant must ertend the
private street to the west boundar5� of the proposed Lot #2, with the proposed 15-foot accessway continuing on to
serve flag lot #2 and #3. The app�icant has the choice to seek �rariances to the standards where necessary to pass the
e�sting house or to joindy pro�-ide access with the ne hbor and meet the pri�-ate street standards. If joint access is
obtained no screening along the joint propern-line woul�be required."1'he apphcant has proposed a fi�-e foot fence and
lawn/ground co�rer to screen the accesswa�- from the adjacent parcels, consistent with the screening standards in
18.745,050.5 and consistent�vith this standard.
The fire district may require the installation of a firc hydrant where the length of an accessway would have a
detrimental effect on fire-fighting capabilities.
Tualatin `'allev Fire and Rescue was sent norice of the proposed minor land parririon. No comments were received
from Tualatin�Valle�� Fire and Rescue. Therefore, to ensure this standard is met for the 350-f��r l�ng accesswa��, the
applicant shall submit a letter from 'I�'FR demonstrating that the proposed de�-elopment is adequatel`� semed by fire
hvdrants.
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�roposed partirion is comprised of three lots all accessed by the same access �va}•. �� reciprocal easement will be
required to ensure access and maintenance. The applicant's narrauve states that "reciprocal easements will be pro�-ided
as necessar�� prior to final plat approval." Therefore, as a condirion of appro�-a1, pnor to plat approeal, the applicant
shall recorc�a reciprocal access easement��ith the appro�-ed partirion map.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Circulation.
'I'his standard is addressed under Chapter 18.705 (Access, Egress and Circularion) later in this decision.
Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the city
shall tequire 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 subject lot is located approsimatel�- 1,630 feet to the south�vest of the Summer Creek one-hundred-year floodplain
at its closest point. "I1�e sub�ect site ranges from 230 to 239 feet elevation;the Summer Creek floodplain elevation is at
162 feet. Therefore, this standard does not appl��.
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 ptocessed concurtently.
The applicant has requested a side y�ard setback variance from the required 5 feet to 3 feet and a front yard setback
�rariance from the required 20 feet to 12.9 feet In addirion, an adjustment to the street spacing standard for SW 121st
Avenue (collector) is requested from a miniinum 200 feet to 140 feet These variances have been requested with this
application and are reviewed above and ma��be approved in accordance with Chapter 18.370.
FINDINGS: 71ze proposed minor land parririon meets, or can meet with the follo�ving condirion of approval, all of
the relevant standards of the land partirion secrion as indicated in the above findings and following
secrions of this decision.
CO\DI'1'IO'�:
• Prior to plat appro�-al, the applicant shall record a reciprocal access easement with the appro�red
partition map.
• The applicant shall submit a letter from TVFR demonstrating that the proposed development is
adequately served by fire hydrants.
NOTICE OF DECI510N MLP2005-00013/NIX PARTITION PAGE 9 OF 22
- C. Residential Zoning Districts (18.510�
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5
Minimum Lot Size
-Detached unit 7,500 sq.ft.
-Duplexes 10,000 sq.ft.
-Attached unit
Avetage Minimum Lot Width
-Detached unit lots 50 ft.
-Duplex lots 90 ft.
-Attached unit lots
Maximum Lot Covera e -
Minimum Setbacks
-Front yard 20 ft.
-Side facing street on corner&through lots 15 ft.
-Side yard 5 ft.
-Rear yard 15 ft.
-Side or reat yard abutting more restrictive zoning district --
-Distance between property line and front of gatage 20 ft.
-Side Yard Setbacks for Fl Lots TDC 18.420.050 A 4 e 10 ft.
Maximum Hei ht 35 ft.
Minimum Landsca e Re uirement -
FINllING: 'I'he minimum lot size requirement in the R-4.5 zoning district is 7,500 square feet for detached
single-famil�� units. The proposed partition creates three (3) lots (not including access wavs): Lot #1
at 12,32G square feet; Lot #2 at 8,613 square feet; and Lot #3 at 13,695 square feet, consistent with
the standard. The minimum lot �vidth required for the R-4.5 zoning district is 50 feet. The
proposed lots are 91 feet in width, consistent with this standard. No development is proposed for
Parcels #2 and #3 and therefore the setbacks are not applicable for this decision. The development
standards of the R-4.5 zone have not been met for proposed Parcel #1. To accommodate the
e�sting dwelling after dedication of five feet to the SW 121" 11�-enue right-of-wa�•, a front vard
setback variance is requested from the required 20 feet to 12.9 feet. 11 side yard setback variance is
also requested for reduction of the required S-foot setback to 3 feet. The proposed �rariances have
been applied for and can be approved as reviewed above concurrently in this decision.
D. Specific Development Standards
Access,Egress and Circulation (18.705�:
Continuing obligation of properry owner. The provisions and maintenance of access and egress stipulated in
this tide are continuing requirements for the use of any structure or parcel of real properry in the City.
The standards of this chapter will be a continuing obligarion on the owners of these parcels.
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 stackin� needs, sight d.istance
and deceleration standards as set by ODOT,Washington County,the City and AASHTO.
Lancaster Engineering provided prelinunary si�ht distance cerrification for the proposed intersecrion of the private
street and 121 st rlvenue. "I'he posted speed hmit of 35 mph requires a minimum sight distance of 390 feet. The
engineer states that the sight distance to the north is 413 feet, thereby meeting this critenon. The sight distance to the
south does not meet this standard as it is only 267 feet. The engineer has recommended removing ve�etarion in the
ROW to the south to impro�-e the sight distance to 290 feet. The ne hboring fence then limits the s�ght distance. If
the dri�-er pulls fonvard to a point 10 feet from the edge of the travel�ane the s�ht distance was found to be 294 feet,
320 feet vv�th the removal of the�regetation in the right of wa�- to the south.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 10 OF 22
The engineer then looked at the minimum stopping sight distance needed for a dri�rer on the road to see and stop for
an obstruction in the road, such as a vehicle pullin� out of a dri�-ewat-or minor street. Based on the _��SHTO Green
. Book stopping sight distance for a 35 mph posting is 250 feet. There is adequate stopping sight distance at the
proposed private street The engineer still recommends that all��egetarion in the public ROW be removed to provide
the maxirnum possible sight distance at the proposed private street.
The applicant shall remove all vegetarion in the public ROW, as recommended b�- Lancaster report. The a�plicant's
en�ineer shall, upon complerion of public improvements and private street construcrion, provide the City with a final
sight distance cernfication.
Section 18.705.030.H.2 states that driveways shall not be �ermitted 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 dtiveway setback from a col�ector 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
&om Ciry Engineer review of a uaffic im act report submitted by the applicant's traffic engineer. In a case
where a pro�ect has less than 150 feet o�street frontage, the applicant must explore any option for shared
access vvith the adjacent patcel. If shared access is not possible or practical, the driveway shall be placed as
far from the intersection as possible.
This standard applies to drivewa��s and the de�-elopment is proposing a privatc strcct, therefore this standard does not
apply.
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.
121" ?��-enue is classified as a Collector on the City-'s TSP. The proposed priaate street is only about 120 feet from
Tippitt Street, which does not meet this srandard. The applicant has requested an adjustment to the spacing standard.
The applicant has placed the only- proposed access as far north of Tippitt Street as possible and is eluninating the
e�sting dri��e�vay. There are no other alternari�res for access. There are other dri�-eways on both sides of 121"Avenue
within 200 feet of the proposed access. The applicant has placed the prii-ate street at the best locarion in relarion to
other streets,which will have a higher impact than individual driveways.
The applicant shall cause a statement to be placed on the plat that prohibits direct access from Lot 1 to 121'` Avenue,
except at the approved pri`=ate street locarion.
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 forrn 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.
The proposed parririon is comprised of three lots all accessed by the same access way. 1� reciprocal easement will be
reqwred to ensure access and maintenance. The applicant's narrauve states that "reciprocal easements will be provided
as necessac-��prior tu fuial plat approval."Therefore,as pre��iousl5�conditioned,prior to plat approval, the applicant shall
record a reciprocal access eas�ment�vith the appro��ed parttrion map.
Public street access. All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I 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.
'I'he proposed accesswa�- for the parcels connects ro S��' 121'` <1�-enue,a public strect, consistent with this standard.
Minimum access requirements for residential use. Private residential access drives shall be provided and
maintained in accordance with the provisions of the Uniform Fire Code.
Tualatin Valle�� Fire and Rescue was sent notice of the proposed minor land partirion. No comments were received
from Tualatin`'alle�� Fire and Rescue. 11-icrefore, to ensure tFiis standard is met, the applicant shall submit a letter from
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 11 OF 22
. TVPR demonstrating that the proposed access dri�-e is ui acce�rdance with the pro�risions �f the L nif�rm Fire Ccxie.
Access drives in excess of 150 feet in lexigth shall be provided with approved provisions for the turning around
. of fire apparatus by one of the following: a)A circular,paved surface having a minimum turn radius measured
from center point to outside edge of 35 feet; b) A hammerhead-configured, paved surface with each leg of the
hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross
slope of a required turnaround is 5%.
The proposed accesswa�- is appro.�imatel�� 350 feet in len�th. The applicant's prelimuiar�• plat shows a hammerhead
configured paeed surface with each leg of the hammerhead ha�-ing a depth of 54 feet,consistent with this standard.
To provide for increased traffic movement on congested streets and to eliminate turning movement
problems, the Director may restrict the location of driveways on streets and require the location of
driveways be placed on adjacent streets, upon the finding that the proposed access would cause or
increase existing hazardous traffic conditions; or provide inadequate access for emergency vehicles; or
cause hazardous conditions to exist which would constitute a clear and present danger to the public
health, safery, and general welfare.
SW 121" ���-enue is a collector street. The proposed access wa�� is approximatel�- 350 feet from the intersecrion of SW
Walnut Street, also a collector. SW Tippitt Place and Carmen Street are local streets in close proximin� serving a lo�v
density residential neighborhood. Tualatin Valley Fire and Rescue has not indicated that the proposed access is
hazardous or inadequate for emergency vehicles. The private street standard width of 20 feet will min�mi�e access and
egress conflicts at the intersection with SW 121�` r,venue. There is no apparent reason to restrict the locarion of the
proposed additional driveway. Therefore, this standard does not apply.
FINDING: Not all of the standards of the 1-�ccess i�tanagement chapter (18.705) ha�e been sarisfied.
CONDITIONS:
• The applicant shall cause a statement to be placed on the plat that prohibits direct access from Lot 1 to
121"r�venue, except at the approved private street location.
• The applicant shall submit a letter from TVFR demonstrating that the proposed access drive is in
accordance�vith the pro�-isions of the t niform Fire Code.
Density Computations (18.715�
A. Definition of net development area. Net deve�opment 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 descnpuon of the properry 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�er net acre shall be calculated by multiplying the maximum number of
units determined in Subsect�on B above by 80% (0.8).
'I'he subject .97-acre parcel totals 42,445 gross square feet. TheYe aYe no sensirive land areas �vithin the subject
proposal. "I"he 121" A�-enue right-of-wa�• dedicanon is 455 square feet (S feet x 91 lineal feet). r1 pri�-ate street is
proposed totaling 578 sc�uare feet. The applicant proposes a 14,350 sc�uare foot lot for the exist�ng house (12,717 sf
net lot area after deductuig 2,607 sf for the access way per "lot area ' definirion). Deducting these areas from the
gross area results in a net de�-elopable area of 27,062 square feet. The minimum lot size for the R-4.5 zone is 7,500
square feet; the maxunum number of additional lots is three; the ininimum number of additional lots is two. The
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 12 OF 22
. proposed parrition creates three (3) separate l�ts in confc�rmance with the densin-requirements.
FINDING: Based on the anal�-sis above, the Densin'Computation Standards have been met.
Landscaping and Screening(18�745�
18.745.030.E. Protection of Existing Landscapin� Existing vegetation on a site shall be protected as much as
possible:
1. The developer shall provide methods for the protection of existing vegetation to remain during the
construction process;and
2. 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).
Any tree that is located on propertti�adjacent to the construcrion project that will have more than 15%of its root system
disturbed by construcrion acrivities shall also be protected.
As condirioned later in the Tree Removal secrion of this decision, 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 inspecrion of the tree protection to verify that the tree protection measures are perforining
adequately. Failure to follow the plan, or maintain tree protecrion fencing in the designated locarions shall be grounds
for immediate suspension of work on the site until remediation measures and/or ci�-il citarions can be processed.
Sueet trees: Section 18.745.040
Section 18.745.040.A.: All development projects fronting on a public street, private street or a private driveway
more than 100 feet in le� approved after the adopt�on of this tide shall be required to plant street ttees in
accordance with the stan ards in Section 18.745.040C
"i�he proposed project includes appro�imatel�� 91 feet of frontage on SW 121" Street, a public street. The applicant's
narrattve states that"street trees will be pro�rided along the SW 121"r��-enue frontage as required . . ." l�ddirionall y-, the
proposed private street and accessway is approxitnatel�% 350 feet long. Therefore, as a condirion of approval, the
applicant shall plant the required street trees on SW 121 ` Avenue and the proposed private access in accordance with
rhe standards for size and spacing in Secuon 18.745.040.C. Street trees shall be chosen from the City of Tigard's Street
Tree List unless otherwise appro�ed by the Ciry Forester.
The City Forester recommends planting narive s�ecies 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.
Buffering and Screening Requirements: Section 18.745.050.5
The proposed land partition occurs on a �arcel surrounded b�- the same land use designarion (R-4.5) as the subject
parcel. Therefore,no buffering is required or the proposed land partition.
FINDING: All of the landscape standards have not been met. However, with a condirion of approval requiring
planting of street trees and protection of e�stuig�regetation, the standards can be met.
CONDITION:
• 1'he applicant shall plant the required srreer trees on SW 121 st Il�renue and the pro osed private access
in accordance with the standards for size and spacing in Section 18.745.040.C. �treet trees shall be
chosen from the City of Tigard's Street"I'ree List unless otherwise approved by the City Forester.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 13 OF 22
. Tree Removal(18.790�
A tree plan for the plant�'n�, 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.
B. Plan rec�uirements. The tree plan shall include the following:
1. Identification of the location, size and species of all existing trees including trees designated as significant
by the city;
2. Identi�ication 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% of e�usting uees 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 existin�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 existin�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 prograrn definin�standards and methods that will be used by the applicant to protect trees
during and after construction
"I'he applicant has submitted a tree removal plan Quly 5, 2005) pre�ared by a certified arborist, Raymond Meyer. 71�e
plan contains a tree inventory and protecrion plan and states wluch trees are to be remo�-ed. The arborist report
identifies five trees greater than C inches DIiH on tlie subject site. Four (80%) of these trees will be retained. Retenuon
of greater than 75%requires no mitigation.
The arborist's Tree Protecrion Plan for the remaining trees on site �#3 through #6) pro��des acceptable standards for
tree rmrecrion through the site prepararion and construcrion p ases of development. Therefore, the tree plan
requirements ha�-e been met.
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 properry 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 testriction ma� 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 arborist's Tree Protecrion Plan shows trees #3 through #5 will be located on proposed lot #2 and tree #6 will be
located �n �roposed lot #6. Therefore, as a condition of approval, the applicant shall record deed restrictions for these
trees on their respective lots, consistent with this standard.
FINDING: Based on the analysis above, the Tree Removal Standards have not been met, but can be met with
the following conditions of approval.
CONDITIONS:
• Prior to an}� site work, the applicant shall install all proposed tree protecrion fencing. The fencing shall
be inspected and approved by the Cit�� Forester prior to commencing any site work. The tree
protection fencing shall remain in place through the durarion of all of the building construction phases,
until the Certificate of Occupanc��has been appro��ed.
• 1'rior to issuance of building permits, the applicant shall submit site plan drawings indicating the
locarion of the trees that were preserved on the lot during site development, locarion of tree protecrion
fencing, and a signature of approval from the project arborist regarding the placement and construcrion
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 14 OF 22
� techniques to be emplo�>ed in builciing the structures. :�ll proposed protection fencing shall be installed
and inspected prior to commencing construction. The fencing shall reinain in place through the
durarion of all of the building construcrion phases, until the Certificate of Occupancy has been
� arproved. �fter approval from the City Forester, the tree protecrion measures may be removed.
• Prior to any Cerrificates of Occupancy, the applicant shall ensure that the Project �rborist has
submitted written reports to the Cin• Forester, at least, once every two weeks, from initial tree
protecrion zone (TPZ) fencing installarion, through the building construcrion phases, as he monitors
the construction actit-ities and progress. This inspecrion��ill be to evaluate the tree protection fencing,
detertnule if the fencing was moved at any� point during construcrion, and determuie if any part of the
Tree Protection Plan has been violated. These reports must be provided to the Cin� Forester until the
time of the issuance of any Certificates of Occupanc��. The reports shall include any changes that
occurred to the TPZ as well as the condition and locarion of the tree protecrion fencing. If the amount
of TI'Z was reduced then the Project:-�rborist shall jusufi•wh�- the fencing�vas moved, and shall certif��
that the construcrion acriviries to the trees did not ad�ersel�� impact the overall, long-term health and
stabilit��of the tree(s).
If the reports are not submitted or received by the City Forester at the scheduled interoals, and if it
appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-
contractor, the City can stop work on the project until an inspecrion can be done by the Cit�� Forester
and the Project �rborist. Prior to issuance of an�� Certificates of Occupancy�, the Project rlrborist will
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�riable in their modified growing environment.
• Prior to issuance of an�- Certificates of Occupanc��, the applicant/owner shall record a deed restriction
to the effect that anv existing tree greater than 12" diameter (trees #3 through #6 on proposed lots #2
and #3) 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 im=alid if a tree preserved in accordance with this
decision should either die or be removed as a hazardous tree.
Visual Clearance Areas 18.795 :
This Chapter requires t at a clear 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
exceedin� 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 ($) feet in height. Trees may be�laced 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's site plan and preliminary plat do not show the vision clearance triangles for the proposed lots. The
visual clearance areas will need to be shown on a revised prclimuian'plat.
FINDING: Based on the analysis above,Staff finds that the Vision Clearance Standards are not presentl�T met.
CO?�DI'1'ION:
• Prior to final plat approval the applicant shall submit a revised preliminary� plat that shows the �-isual
clearance area accurately,in accordance with (TCDC) Section 18.795.040.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 15 OF 22
- E. PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810�
. Chapter 18.810 ptovides construction standards for the implementation of public and private facilities and
utilities such as streets,sewers, and drainage. The applicablc standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an existing
street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector sueet to have a 35-foot
right-of-way width and 23-foot paved section. Other improvements reqnired may include on-street parking,
sidewalks and bikeways, undcrground utilitics,street lighting,storm drainage, and street trees.
This site lies adjacent to SW 121 st rlvenue,which is classified as a Collector on the City of Tigard Transportarion Plan
iVlap. r1t present, there is appro:cimatel}� 30 feet of ROW from centerline, according to the most recent tax assessor's
map. The applicant should dedicate the addirional ROW to provide 35 feet from centerline.
SW 121 st rlvenue is currendy partially improved. In order to mi te the impact from this development, the applicant
should construct half-street improvements. �TC 18.810.030(r1)(1�states that streets within a development and streets
adjacent shall be unproved in accordance with Cin• standards. However, 18.810.030(1�)(5) states that the Ciry ma��
accept a future unprovement �uarantee in lieu of street improvements if the improvement associated with the project
does not, by itself, provide a significant improvement to the street safet� or capacity. rlltliough this development will
incrementally increase the amount of traffic on the roadway, the increase will not substantiallv degrade the level of
service on the street. A street improvement adjacent to this site, therefore, will not significantly�improve the safery or
capacin�of the street. Street trees will be required as part of this land use approval and will not be included in the future
improeement guarantee.
The applicant has requested they� be allowed to enter into a future impro��ement guarantee in lieu of street
unprovements to their 121st�venue frontage. The applicant shall complete the future im�r�vement guarantee prior to
final plat approval.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existing and proposed future streets from the boundaries of the proposed land
division. This section also states that where it is necessary to give access or permit a satisfactory future
division of adjoining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade shall be constructed at the end of the street. These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at such time as the
adjoining property is developed. A barricade shall be constructed at the end of the street by the �roperry
owners which shall not be removed until authorized by the City Engineer, the cost of which shall be included
in the street construction cost. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
consttucted for stub streets in excess of 150 feet in length.
The applicant submitted a future street plan showing Errol Street extended to the north,ratlier than to the west through
their property. The applicant based this decision on the fact that no streets are necessary to serve adjacent parcels, but
did not address future di��ision of said parcels. The location of the existing home that will be retained with this partition
is what prohibits construcrion of a future street extension. The home is approxirriatel�� 18 feet from the north propern�
line,wl-uch is the logical locarion for the extension of Errol Street. The e�ustYng home to the north also would fall in the
alignment of this street extension. Retauiulg the existing homes would thereb��lea��e an inadequate amount of ROW to
meet anv of the local street ROW width standards.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between
connections is required except where prevented by barriers such as topography, railroads, freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions existing prior to May 1,
1995 which preclude street connections. A full street connection may also be exempted due to a regulated
water feature if regulations would not permit construction.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 16 OF 22
Section 18.810.030.H.2 states that all local, neighborhood routes and collector streets which abut a
development site shall be extended within the site to provide through circulation when not precluded by
, environmental or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is precluded when it is not possible to redesign,
or reconfigure the street pattern to provide required extensions. Land is considered topo�raphically
constrained if the slope is greater than 15% for a distance of 250 feet or more. In the case of environmental
or topo�raphical constraints, the mere presence of a constraint is not sufficient to show that a street
connection is not possible. The applicant must show why the constraint precludes some reasonable street
connection.
The applicant argues that their proposed future street plan pro�-ides for the creauon of a new block within the larger
block. The�- also state that the larger block will be reduced in size, but this does not reduce the lineal feet around
the block. The len�th around the block, using the proposed Errol Street alignment is the same length,
approxirriately 3200 lineal feet. The smaller block that would be created would be approxirriatel}- 1500 lineal feet.
Again, the argument that street extensions are not needed to serve adjacent parcels overlooks the future division of
those parcels.
The existing home to be retained on this de�relopment and the existing home to the north preclude the extension of
Errol Street to the west.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on an� other street (except that local or residential access streets may have se�m ents
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shall be as
determined by the City Engineer.
The grades along the pr�p�seci street do not e�:ceed 12°%0,therefore this criterion is met.
Private Streets: Section 18.810.030.T states that design standards for private streets shall be established by the
City Engineer. The City shall require legal assurances for the continued maintenance of private streets, such
as a recorded maintenance agreement. Private streets serving more than six dwelling units are permitted only
within planned developments,mobile home parks, and mult�-family residential developments.
.� private street is required when providing access for 3 — 6 lots. 11ie �ri�-ate street standards require a 20 foot paved
width in a private tract and a 5 foot sidewalk in an easement. The apphcant's plans do not meet this standard and they
have requested an adjustment to this standard. The existing home is located approximately 18 feet from the north
property luie. The private street is proposed to be constructed along this property luie only to the front of the home on
Lot 1. The pri�-ate street must be constructed to the east end of Lot 1 where it can then become a shared access for
Lots 2 & 3. 'I'he applicant shall revise their plans to show the extension of the private street along the entire length of
the north propern luie of Lot 1 and obtain the acijustments required along the portion where the house is too close.
This is,as required b�� 18.370.020.C.5.b.(4), the minimum adjustment required to provide adequate access.
The applicant has not demonstrated that they have attempted to share access with the property owner to the north. As
an alternati�re to obtaining the adjustments, the applicant may present an agreement with the property owner to the
north allowing them to construct the remauung porrion of the 20 foot wide prirate street and sidewalk on their
propertti-. This would be beneficial to both properties as a total of 61ots could eventuall�>take access from this street.
The applicant shall place a statement on the face of the final plat indicating the prieate street(s) will be owned and
maintained by tlie properties that will be ser�red by it/them. In addition, the applicant shall record Conditions,
Covenants and Restncnons (CC&R's) along with the final plat that will clarify� how the pri�-ate propertj- owners are to
maintain the private street(s). These CC&R's shall be reviewed and approvec�by the City prior to approval of the final
plat. The City's public impro�rement design standards require private streets to ha�-e a pa��ement secrion equal to a
public local street. T1ie applicant�vill need to pro��icie this t��pe c�f pavement secti�n.
Block Designs - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due re�ard to providing adequate building sites for the use contemplated, consideration of needs for
converuent access, circulation, control and safety of street traffic and recognition of limitations and
opportunities of topography.
The applicant's narrari��e does not address this standard.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 2,000
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 17 OF 22
. feet measured along the right-of-way line except:
♦ Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
, existing development or;
♦ For blocks adjacent to arterial streets, limited access highways,major collectors or railroads.
♦ For non-residential blocks in which internal public circulation provides equivalent access.
The applicant has proposed a private street and accessway to serve the proposed lots. Howe�er, the proposed
accessway teiYninates at I,ot#3 and does not extend throu�h Lot#3 to connect with SW Errol Street to the east,which
has been stubbed to the adjacent properry's east properry luie. The applicant's supplemental narrariee demonstrates that
due to e�sting development on proposed I.ot #1 and a dwelling e�sting on the adjacent lot to the north, there is
insufficientr�ht-of-wav to locate a public street. Therefore, the penmeters of the block formed by. SW 121" rlvenue,
SW Carmen Stteet, SW 116`�'r��-enue, and SW Walnut Street, which exceed the standard at approxunately 3,500 lineal
feet,is e�empt in this case.
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 discussed abo�-e, the proposal is limited to a pri�-ate accesswa�� of appro�iinatelj- 350 feet in len� to serve Lots #2
and #3,where full street connecrion through to SW Errol is precluded by e�sting deeelopment. The sides of the block
range from appro�imatel�>680 feet on SW 121" to approximately 1,000 feet on SW Walnut. The proposed pri�-ate street
intersects SW 121" approsimately 330 feet north of SW Carmen Street and 350 south of SW Walnut. � bicycle and
pedestrian easement for public use could be pro�rided to connect�vith SW Errol where a full street could not.
Therefore, a 5-foot public easement or r ht-of-way for bicycle anci peciestrian use shall be provided as a continuauon
of the rec�uired private street sidewalk a�ong the proposed private street and accessway from SW 121" to the east
propert��luie of proposed Lot#3,consistent with tlus standard.
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.
Z�e proposed lot depths of Lots #1, #2, and #3 are 172 feet, 128 feet, and 166 feet, respectit•e1�-. The lots are all
appro�imatel�� 91 feet in width. �ll of the proposed lots are less than 2.5 times the avera�e lot width, consistent with
tFlls standard.
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�artition, 18.420.050.A.4.c applies,which reqtures a parcel to
either have a minimum 15-foot &ontage or a mirumum 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.
The proposed de�•elo�ment is a minor land parririon where a shared access way 15 feet in width server lot #3 and a
pri��are srreet, 2� feer in�vidth, ser�-es lots #1 and #2,consistent with this standard.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be
located on both sides of arterial, collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant has requested the�- be allo�ved to enter into a future unpro�-ements guarantee for street improvements
which will include the sidewalk aiong the frontage of 121 st���renue.
The pri�-ate street shall include a 5 foot wide sidewalk,in an easement,along the north side of Lot 1.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to setve 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 pohcies of the
comprehensive plan.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 18 OF 22
. 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.
, The applicant's plans indicate Lots 2 & 3 will be ser�-ed with separate sewer laterals connecting to the main line in 121st
.���enue.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storrn
water and tlood 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 ap�rove the necessary size of the facility, based on the
provisions of Design and Construction Standards for Samtary 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 development.
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 runo�'
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
arnendments).
In 1997, Clean Water Ser�-ices (CWS) completed a basin stud�- of Fanno Creek and adopted the Fanno Creek
Watershed �lanagement Plan. Secrion V of that plan includes a recommendarion that local �ovemments insritute a
stormwater detenrion/effecrive impen-ious area reducrion program resulting in no net increase in storm peak flows up
to the 25-year e�-ent. The Cin- wi71 require that all ne�v developments resulung in an increase of unpervious surfaces
pro��ide onsite detenrion faciliries, unless the development is located adjacent to Fanno Creek. For those developments
ad�acent to Fanno Creek,the storm water runoff wiIl be permitted to discharge without detenrion.
The applicant shall pa��the fee-in-lieu of pro��icling on-site detenrion.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adjoining proposed bikeways identified on
the City's adopted pedesuian/bikeway plan shall include provisions for the future extension of such bikeways
through the dedication of easements or right-of-way.
121 st r1�-enue is designated as a bicycle facilitt�.
Cost of Construction: Section 18.810.110.B states that development permits issued for planned unit
developments, conditional use permits, subdivisions, and other developments which will principally benefit
from such bikeways shall be conditioned to include the cost or construction of bikeway improvements.
The future street impro�-ements guarantee will include bic}•cle striping,thereb�•meeting this criterion.
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
under�round services;
♦ The Ciry reserves the ri�ht to approve location of all surface mounted facilities;
♦ All underground utilit�es, including sanitary sewers and storm drains installed in streets by the
developer, shall be constxucted prior to the surfacing of the streets; and
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 19 OF 22
. • Stubs for service connections shall be long en�ugh 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 authoriry determines that the
cost and technical difficulty of under-gtounding the ut�lities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-by-case basis. The most common,
but not the only, such situation is a short fronta�e 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 properiy shall pay a fee in-lieu of under-grounding.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Fire and Life Safetv:
The applicant's plans show a turnaround for emergency vehicles at the east end of the private street. The applicant shall
obtain approval from Tualatin Valley Fire &Rescue for the design of tl�e turnaround prior to issuance of permits.
Public Water System:
The City of Tigard pro��ides water sen•ice in this area. The applicant shall obtain approval from the Cin�'s Water
Department for the size and location of the water meters.
Storm Water Qualit�
The Ciry has agreed to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff generated from newly created
impervious surfaces. In addition, a maintenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The CWS standards include a pro�rision that would exclude small projects such as residential land partirions. It would
be impracrical to require an on-site water qualiry facility to accommodate treatment of the storm water from Parcels 2
and 3. Rather, the CWS standards pro�ride that applicants should pay a fee in-lieu of constructing a faciliry if deemed
appropriate. Staff recommends payment of the fee in-lieu on this applicarion.
Grading and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to reduce the amount of sediment and
othet pollutants reaching the public storm and surface water system resulting from development,
construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS
regulations, the applicant is required to submit an erosion control plan for Ciry review and approval prior to
issuance of Ciry permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control petmit be issued for any development that will disturb one or more acre of land.
T1ie applicant's PFI permit submittal shall include an erosion control plan.
Address Assignments:
The City- of Tigard is responsible for assigiung addresses for parcels within the Cin� of Tigard and within the L?rban
Service Boundar5� (L-SB). .�n 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 appro�-a1.
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 20 OF 22
The developer will also be required to pro�-ide signage at the entrance of each shared flag lot driveway or prieate street
that lists the addresses that are semed by the gii-en dri�-ewa�� or street. This will assist emergency sennices personnel to
' more easil�- find a parricular home.
Survey Rec�uirements
'l�he applicant's final plat shall contain State Plane Coordinates (NAD 83 (91)] on two monuments with a rie to the
City's global posirioning system (GPS) geodetic control network (GC 22). 1"hese monuments shall be on the same line
and shall be of the same precision as required for the subdivision plat boundary. �long 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 b�-:
• GPS tie networked to the CitS-'s GPS surne�-.
• By random traverse using convenrional surve��ing methods.
In addiuon, the applicanr's as-built dra�vings shall be ried to the GPS nettvork. The applicant's engineer shall provide
the Cin-�vith an electronic file with points for each structure (manholes, catch basins,water valves, h�-drants and other
water s}'stem features) in the development, and tlleir respecrire 1 and Y State Plane Coordinates, referenced to Nl�D
83 (91).
F. Im act Stud 18.390
Section 18.3G0.090 states, " he 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 applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and rype 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 pro�erty interests, the
ap�licant shall either specifically concur with a requirement for public right-of-way dedicat�on, or provide
evidence that supports that the real properry dedication is not roughly proportional to the projected impacts
of the development. Section 18.390.040 states that when a condition of ap�roval requires the transfer to the
public of an interest in real property, the approval authority shall adopt findings whicf�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 unpact study. SW 121" Street is currendy partially improved. In order to mirigate the
impact from this dei�elopment, the applicant will provide a future impro�•ement guarantee for improvements to this
street. The applicant wili be e�tending sanitary se�ver and storm drainage connections to the two additional parcels to
account for the additional impen-ious area bemg added to the site and to miri�te for the loss of the present sepnc drain
field. Sewer is alread�� a�-ailable and has sufficient capacitt- to seme the de�-elopment. Other impacts to public faciliries
are offset b�> the collecrion of St-stems De�-elopment Charges (SDC's) collected at the time of building pemzit issuance.
Therefore, this standard can be sarisfied through meeting the condirions of approval in this decision.
The Washington Counn• Traffic Impact Fee (TIF) is a mirigarion measure that is required at the time of development.
Based on a transportarion impact study prepared b3� Mr. Da�-id Larson for the �1-Boy� Expansion/Dolan II/Resolurion
95-61, TIF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and
Arterial Street s��stem. The applicant will be required to pay TIF's of �2,851 per new dwelling unit. This three lot
partition will result in three new parcels one of which contauls an existing dwelling. Therefore, two new dwelling units
will require a pa��ment of�5702 (2 x 2,851)
Based on the estimate that total TIF fees co��er 32 percent of the impact on major street im roeements cit��vide, a fee
that would co��er 100 percent of this pro�ect's traffic unpact is �17,818 (�5,702 dieided b�- .32�. The difference between
the TIF�aid,and the full impact,is considered the unrrutigated impact on the street s�-stem. The unmitigated impact of
this pro�ect on the transportarion system is �12,116 (17,818 - 55702). The applicant will be required to dedicate
appro�matel�-455 square feet of right-of-wa�� along SW 121"1lvenue for future road unpro�-ements. The approximate
�-alue of uniinpro�-ed residentiall�- zoned propert�'is 53.00 per square foot, for a total value of�1,3G5.00. Therefore, the
required exacuon is roughlti•proportionate.
NOTICE OF DECISION MLP2005-0D013/NIX PARTITION PAGE 21 OF 22
' SECTION VII. OTHER STAFF COMMENTS
, City of Tigard Public Woti�s Department provided.comments regarding water, storm and sewer which have been
incorporated into the Public Facilities section of the dec�sion.
City of Tigard Forester has reviewed the prop osal and the applicant's tree removal plan conducted by a certified
arborist,Raymond Meyer. The report contains aIl four of the reqwred components,and,�s therefore,acceptable.
City of Tigard Police Department provided comments requesting to view a lighting plan to ascertain safety
components of the proposal.
SECTION VIII. AGENCY COMMENTS
Clean Water Services has reviewed the proposal and stated that "it appears that Sensitive Areas do not exist on-site or
within 200 feet from your project."
Tualatin Valley Fire and Rescue was notified of the proposed minor land partition but has not commented.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected goverrunent agencies
Final Decision:
THIS DECISION IS FINAL ON JLTNE 23,2006 AND BECOMES
EFFECTIVE ON JULY 11,2006 LTNLESS AN APPEAL IS FILED.
p���e��a� _l_:�
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 T'igard Community Development Code which provides that a written
ap eal together with the re�quired fee shall be filed with the Director withui ten(10) business days of the date the Notice
o}�ecision was mailed. The appeal fee schedule and forn�s are available from the Planning Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,T i gard,Ore gon 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 subrrutted by any party durui_g the appeal
hearing, subject to any additional nales of procedure that maybe adopted from tune to tune bythe appel[ate body.
THE DEADLINE FOft FILING AN AI'PEAL IS 5:00 PM ON JLTLY 10,2006.
stions:
If you have any questions,please call the City of Tigard Plaiuiing Division,Tigard City Hall, 13125 S W Hall Boulevard,
T"igard, Oregon at 639-41 1
G � Tune 23,2006
PREPARED B : ary Pagenstecher DATE
Associate Planner
c\cucpin\gary�minor Ltnd paztition\m1p2005-00013(nuc)\m1p2005-00013 decisioadoc
NOTICE OF DECISION MLP2005-00013/NIX PARTITION PAGE 22 OF 22
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7160 SW Fir Loop, Suite 201 NIX PARTITION
�Portland, OR 97223
David Nix
12630 SW 121St Avenue
Tigard, OR 97223
Loy Carl and Marsha A. Nix
12630 SW 121 St
Tigard, OR 97223
Kelly and Merrill Bergquist
12660 SW 121 St Ave.
Tigard, OR 97223
-C
PRE,APP.HELD BY
` CITY UF TIGARD PLANNING DIVISION
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189 v�����
503.639.4171/503.684.7297
Cf OREGON ARD ��V �. � ZOOS
LAND USE PERMIT APPLICATION
File# NI l-t'.�a.?S � ���� i 3 Other Case# U►� v�� �%�-���`1 a�> = r NG
Date I l �i�-�s By C%'a-� Receipt# _ ����� .5��0 ����� City 0 Urb ❑ Date Complete ��
TYPE OF PERMIT YOU ARE APPLYING FOR
�Adjustmen arian (I or II) �. ❑ Minor Land Partition (II) ❑ Zone Change (III)
❑Comprehensive Plan Amendment(IV)���Planned Development(III) ❑ Zone Change Annexation (IV)
❑ Conditional Use(III) ❑ Sensitive Lands Review(I, II or III) ❑ Zone Ordinance Amendment(IV)
❑ Historic Overlay {II or III) ❑ Site Development Review(II)
❑ Home Occupation (II) ❑ Subdivision (II or III)
ress i avai a e
12630 SW 121st Ave Tigard, OR 97223
2S13BD 01200
0.97 acres R-4.5
Ken Sandblast, Planning Resources Inc.
7160 SW Fir Loop#201 Tigard, OR 97223
503-684-1020 503-684-1028
Ken Sandblast 503-684-1020
ac is i more an one
Dave Nix dave@allaboutdoors.biz
12630 SW 121 st Ave.Tigard, OR 97223
(503)590-3134
'When the owner and the applicant are different people, the applicant must be �purchaser of record or a lessee in
possession with written authorization from the owner or an agent of the owner. The ners must sign this application in the
s ace rovided on the back of this form or submit a written authorizati�n with this a lication.
ease e speci ic
Three-lot partition to create single-family lots. Access from SW 121 proposed to be consolidated via a private street for all three lots, and
a private access easement for the 2 lots behind the existing home. Front and side setback variances are included for the existing home.
� ,
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE"BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
THE APPLICANT SHALL CERTIFY THAT: 'a
.�
♦ If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
��
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
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Owner's Sig ature Date
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Owner's Signature Da
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
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Applicant/ gent/Representative's Signature Date
ApplicantlAgentlRepresentative's Signature Date
�. i�.� ���s L i�L�� ,�=a
I David Nix, authorize Planning Resources, Inc. to represent me in submitting this 3
lot partition application. Please correspond directly with Planning Resources during the
partitioning phase of this process.
Thanks, Dave.
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LAND USE PROPOSAL DE SCR�IPTION
120 DAYS = 7/4/2006
�
FILE NOS.: MINOR LAND PARTITION (MLP) 2005-00013 ��
VARIANCE VAR 2005-00099
VARIANCE VAR 2005-00100
ADJUSTME T ( AR) 2006-00008
FILE TITLE: NIX PARTITION
APPLICANT: Dave N� OWNER Loy Carl and Marsha A.Nix
12630 SW 121s` Avenue 12b30 SW 121"Avenue
Tigard, OR 97223 T"igard,OR 97223
APPLICANT'S Planning Resources,Inc.
REP.: Attn:Ken Sandblast
7160 SW Fir Loo ,Suite 201
Tigard, OR 9722�
REQLTEST: The a licant is requesting a Minor Land Partition to pa�rtition one (1) existing 97-acre parcel into
three ��parcels for detached single-family residences. There �s an existing singI�e-family dwelling on
t he su �ect pa�rce l w h ic h is Propose d to remauz on propose d Parce l # 1. To accommo date t he
existuig dwelling on proposed Parcel # 1 after dedication of five feet to the SW 1215` Avenue right-
of-way, a front yard setback variance is requested from the req�uired 20 feet to 12.9 feet. A side yard
setback vanance �s also requested,for reduction of the required 5-foot setback to 3 feet. In addition,
an adjustment to the street spacuzg standard for SW 1215` Avenue (collector) is requested from a
min,mum 200 feet to 140 feet.
LOCATION: 12630 SW 121"Avenue;WCTM 2S103BD,Tax Lot 01200.
ZONE: R 4.5: The R 4.5 zoning district is desig�ned to accommodate detached single-family homes with or
without accessoryresidential units at a muuinum lot size.of 7,500 square feet. Duplexes and attached
single-fami�l�'uruts are pernutted conditionally. Some civic and institutional uses are also perniitted
conaitionally.
APPLICABLE
RE VIE W
CRITERIA: Commuruty Development Code Chapters: 18.370, 18.390, 18.420, 18.510, 18J05, 18J15, 18J45,
18.765, 18.790, 18.795 and 18.810.
DECISION MAKING BODY: ❑ TYPE I ❑x TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: MARCH 14, 2006 COMMENTS ARE DLTE: MARCH 28, 2006
❑ HEARINGS OFFIC�R (MON.) DATE OF HEARING: TTME: 7:00 PM
❑ PLANNING COMMISSION (MON.) DATE OF HEARING: TIME: 7:00 PM
❑ QTY GOUNQL (TLTES.) DATE OF HEARING: TTME: 7:30 PM
❑x STAFF DEQSION (TENTA7TVE) DATE OF DEQSION: APRIL 13, 2006
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIE WING IN THE PLANNING
DIVISION
�VIQ1vITY MAI' ❑ LANDSCAPING PLAN � IMI'ACT STLJDY
�SITE PLAN � GRADING PLANS � EXISTTNG CONDITIONS
�NARRATIVE ❑ STORM WATER REPORT � TREE PLAN
STAFF CONTACT: �Pagenstecher,Associate Planner(503) 639-4171, x2434
A1L�Loa,S_ao ,� •
LAND USE APPLICATION Project: ,�,� �,�y l�,o ,-,r,.�
Date:���0�—
C4MPLETENESS REVIEW ❑ COMPLETE [�INCOMPLETE
STANDARD INFORMATION:
� Deed/Title/Proof Of Ownership '-/(�� Neighborhood Mtg. Affidavits, Minutes, List Of Attendees � Impact Study (18.390)
USA Service Provider Letter �/�J Construction Cost Estimate ❑ # Sets Of Application Materials/Plans
� Pre-Application (onference Notes � Envelopes With Postage (Verify[ount)
PROJECT STATISTICS• �Ik
/►�f—� Building Footprint Size � �..--� % Of Landscaping On Site �—�- %Of Building Impervious Surface On Site
�'` Lot Square footage
PLANS DIMENSIONED:O'!/�—
❑ Building Footprint ❑ Parking Space Dimensions(Include Accessible&Bike Parking) ❑ Truck Loading Space Where Applica6le
❑ Building Height ❑ Access Approach And Aisle ❑ Visual Clearance Triangle Shown
ADDITIONAL PLANS:
,� Vicinity Map �- Architectural Plan �. Tree Inventory
� Existing Conditions Plan ,� landscape Plan
,� Site Plan �./� Lighting Plan
TREE PLANIMITIG TION PLAN: i���OR�� ��t
�' �' � `��.�� ,
� Q w� �ao +� �
ri�!/�c�•.J��l a+.� •
ADDITIONAL REPORTS: (list any special reports)
°a o
0 0
RESPONSE TO APPLICABLE CODE SECTIONS•
❑ I8.33O(Conditianal Use) � I S.62O(Tigard Tnangle�esign$tandards) ❑ I B.JGS(Of(•Street Parkinglloading Requirements)
❑ I H.34O(Direcror's Interyretauon) � I H.G3O(Wuhington Square Regional Center) ❑ I E.7�S(Sensitive Lands Review)
❑ I H.3SO(Planned Development) � I H.7OS(Access/Egress/Circulauon) ❑ 18.780�s��s�
❑ I S.36O(Site Development Review) ❑ I E.�I O(Accessory Residenbal Units) ❑ I 8.785(Temporary Use Permio)
❑ I H.3�O(Yarianca/Adjusonena) ❑ I E.7 I S(Densiry Compurations) ❑ I H.14O(iree Removal)
❑ I 8.380(loning Map/Text Amendmen�) ❑ I8.J2O(Design Compaobiliry Sranduds) ❑ 18J95�visual Clearance Areu)
❑ I 8.3 HS(Miscellaneous Permits) ❑ I H.J25(Environmental Pertormance Standards) ❑ I H.�97(Water Resources�1NR)6veday District)
❑ I S.39O(Deasion Making Procedures/Impact SWdy) � I E.�3O(ExcepGOns To Development Snnduds) ❑ I S.�9S�reless(ommuniauon fadliues)
❑ I S.4I O(Lot line Adjustmenn) ❑ I H.�4O(Histaic Over�ay) ❑ I H.H I O(Ttreet&Uuliry Improvement Snndards)
❑ I SAZO(L�nd Pu000ns) ❑ I H.�42(Hame Ocapa6on Permits)
❑ I 8.430�s�ba�Y���o�� � I B.�QS(landscaping&Screening Shndards)
❑ I H.S I O(Residential Ioning Distric�) ❑ I H.�SO(Manufacwred/Mobil Home Regulauons)
❑ I 8.520(Commercial 2oning Uistricts) ❑ I B.�SS(Mized Solid Waste/Reryding Smrage)
❑ I 8.S3O(Indusmal loning Districts) � I S.�GO(Nonconforming Sih�auons)
ADDITIONAL ITEMS•
O ,c/ra,.�
S�ac�' n '�
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I:\curpinlmasters\revised\land use application completeness review.dot REVISED: 17-Jan-01
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C1eanVV�rter� Servxces
Our co,»uiilmenr is clear. SetlsillVe AI'ea P�e-Screening Site Assessment
.)UriSdiCtiOn 7igard Date 04-19-05
M2p & T8x Lot 2S103BD01200 Owner David Nix
Site Address 12630 Sw 121 "
ContaCt Ken Sanflblast
Proposed Activity 3-Lot Partition Address 7iso Sw Fir�oop,Srea 2ot
Porlland, OR 97223
Phone 5o3.�9a.1020
af(�cisl use only below this line �
Y N NA Y N NA
� �� Sensitive Area Composite Map Stormwater Infrastructure maps
Map# o2.5lc�11� ❑ ❑ � QS # y 3�'�
� � � Localty adopted studies or maps � � Other
Specify � Specify
Based on a review of the above information and the requirements of Clean Water
Services Design and Construction Standards Resolution and Order No. 04-9:
❑ Sensitive areas potentially exiSt on site or within 200' of the slte. THE APPLICANT
MUST PERFORM A SITE CERTIFICATION PRlOR TO ISSUANCE OF A SERVIC�
PROVIDER L�TT�R OR STORMWAT�R CONNECTION PERM17. if Sensitive Areas
exlst on the site or within 200 feet on adjacent propertles, a Natural Resources
Assessment Report may atso be requlred.
� Sensltive areas do not appear to exfst on slte or wtthln 200' of the site. This pre-
screening site assessment does NOT eliminate the need to evaluate and protect
water quality sensitive areas if they are subsequuntly dlscovered on your
property.
❑ the proposed aclivity does not meet the definitian of development. NO SITE
ASSESSMENT OR SERVICE PROVIDER LETTER IS REQUIRED.
Comments:
Revlewed By: Data: 4/,��Z9'�DS
T� -
Returned tu Applican�
Ma[I ,� Fax Counter
D4tc By/T�..
_�.�
2550 SW Hillsbao Hlghway.Hlllsbix�o,Oreyon 97123
Phpn�' (503)6S1a3605 a Fa�c: (503)681•4439+www.cic1unw�rs�rvicqs.���
' JUL-06-�R05 08=1b TREE CI�E UNLIMITED � Sl3 b35 154� P.d2-e3
��' ��
F: �'�
U4limit��'
TREE ASSESSMENT
]uty 5, 2005
David Nix Phone: 503-590-3134
12fi30 SW 12��` Fax: 503-590-6273
Tigard, oR 97223 . Cell; 503-3i4-0798
E=mail: dave@allaboutoutdoars.biz
CC: Planning Resources
RE, 12530 SW 1215�
Tlgard, OR �,_y�„�
, , ,
iD# Cpmmon Name S ede DBH Condition Additianal Comments
1 Western Red Cedar Thu'a licata 7 GoOd
2 Dou ias Fir Pseudotsu a meniies;i 20 Good
3 Oou las Fir Pseudotsu a menziesii z7 Good
4 Dou las Fir PseudoCSu a menziesii �1 Good
5 Westem Red Cedar Thu�a licata 17 Good
6 Dou las Fr Pseudotsu a menziesii 24 P4or Thin crown die back ln crown
7 Bi Leaf Ma le Acer matrfl h Ilum 12 Fa+r Thin crown
8 Bi Leaf Ma (e Acer macro h Ilum 5 Poor DeaQ to
9 Euro ean Mt. Qirch Sorbus aucu aria 8 Poor Off ro ert ^ `
,
� ; l� L 1 �� '� .tie;t c:.u.ec��
RespectrtullY, �,� ... , r,
i��'��
� ��
� G�
Raymond Myer, Generai Manager
Tree Care & �andscapes Unlimited, Inc,
Certified Arborlst by the International
5ociety of Arbariculture, # PN-�160 .
Oregon Landscape [ontractors Uc. #116a4
Qregon DeQt, of Agricultu�e; Commercfaf
Pesticide Applicators Litense #77915
Resiclential ar�d Commercial Spraying•Fertilizing• Pruning•LandscapQ Instaliation •Landscape MaEntenance�Cors�iltaticn
MEM6ER: Nationaf Arborist Association � lntemationaf Soci�ty v#Arbor�culture-Oregon Association of Nurserymen
Oregon Golf Gourse Superintendents'Association • OrAgon Lanclscapo Contractars Association
Slate Lfcensed Tree Servic�#82635• Landscapo Contractor�15559• �h2mical Application �00023'? • tnsured
P.Q 8ox i 5&6 • Lake Oswego, OR 9�Q35 �503-&35-3165 • Vancouver 36Q-7�7-?_640"• FAX 503-635-1549
visft�our wabsite at www.trnecarelandscapes,com
JUL-06-�e5 �8�27 TREE CARE UNLIMITED 5�3 53S 1549 P.O�=�J3
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r�n�o,v��rm em ewia�e�. DAVID NIX
�_......._ PRO�,L�CT JI?5-NIX 1?T _�__....�.-,. �—_
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NO�J-11-2005 08�41 TREE CARE UNLIMITED 503 635 1549 P.03iO4
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� Tree Protection Plan
REVISED 7/27/OS
��Ilmite�
� , �
SITE ADDRESS J � I � � ? ' 1�� �'G�
Follow the below Ifsted instructio�s in order to provide the proper proCectian before, during and after
construction for tree # �� ��,r.S-�„
I. B+�Qr� CoAStruCtiOn:
ApA. Non-
�C7 a. Identffy and number the trees to be prote�ted, verify by mapping and/vr tagging and noce their
slze In D.B.H. (Diameter aC Bredst Height), vaNety, health and structural Gonditions, review
plans.
<� t� b. Check with local government agencies for tree protection ordinances,
� n c. Remove any low limbs that may be in the way of construction equipment, and prune as needed
� to adhere NAA st8ndard5.
�7'� ❑ d. Leave a protective �overing on the soil, i.e., existing groundcover or mulch,
� ❑ e. Notify all other contracto�s that these trees are to be saved and protected.
n.-w,�c `rc,ti 0� �?y/p7 ����e�
�O� D f. Install a temporary 6' high ence to protect fihe trees and their root systems.
Install tree protection sign on fence. Posts located 10' on center as a general rule, For every
inch fn dlameter of the trunk (D.B.H,) allow up to 1 foot of radius from the trunl< as the
protected area. (Example: 24" D.B.H. = 24' radius of protected root system.) Ideally, we
need to protect mor� than the drip zone. 7he drip zone into the trunk is the support roots Chat
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 encraachment within
the drip Iine, This should be determined on a case by case site conditions reviswed. (SEE
ENCLOSED SITE PLAN)
G�'�� ❑ g. Identlfy any insect or disease problems that may require treatmenr.
❑ � h. Engineer and design proposed structures and construction to avoid root loss. Bridge type
foundations can sav� major roots.
� ,�(� i'. Desig� landscape islands and planting`a�eas large enough to accommodate trees at maturity.
i.1 ,� j, Plant the right tree in Che right plate, Avoid future conflicts with buildings and utilities.
r� � k. Have an experienced Arborist review landscape plan l•o assure the right tree is planted in the
right place and proposed changes don't kill retained mature trees.
�a I. Consider tree removals adjacent to trees to be saved for wind related stability concerns.
Residential and Commercial Spraying • Fertilizing• Pruning• Landsc�pe �nstallation •�andscape Maintenance • Consultatir�n
MEiVIE�ER: National Arborist Association • Internationai Sociery of Arboriculture �Or�gon Association of Nurseiyi��pn
Oregon GQIf Course Suporintendencs'Association • Oregon Landsca�e Contractors Associatir�n
Stalc: Licensnd 7roe S�rvica�62635 • Landscape Contraclor#5659 • Chomicaf i�p�lfcaii�n #OD0231 • Ins�ireci
P.O. Box 1566 • Laka Oswego, OR 974:35 • 503-635-31 F5 • V3ncouvcar 3C0-73%-2i=u�6 • FAX 503-G35-154�1
Visit �ur website at www.treec�r�lanrisc+�pes.��m � ��� j���l�o-�cc�•,�-�)��
�����ti f�
NOU-11-2005 08�42 TREE CARE UNLIMITED 503 635 1549 P.e4iO4
�
Ap�_ NOn-ADp.
, _Fa'' ❑ m. Check for past and �roposed grade and drainage changes, consider thc effects.
,,e� o n. Check trees for stability.
� ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees.
�'' ❑ p. Minimize environmental changes.
II. Du�ina Construction;
� Cl a. Keep eguipment off of the root system to avoid campaction.
�� ❑ b. Keep equipment away from structure to prevent damage ro trunk and limbs.
��] ❑ c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint,
herbicide, cleaner, thinners, etc.
� ❑ d. Provide means of temporary irrigatlon if the project runs through the summer.
� ❑ e. If roots or limbs are cut or damaged, have them inspected by an ISA Certiffed L�rborist and
repaired or treatEd according to his/her recommendations.
,�
❑ f. Protect the trees from excessive heat, i,e., equipment, paving and/or burning.
� ❑ g. Avold trenching Chrough the root systems, boring under them or hand digging c�n sav� rooCs.
/
� ❑ h. Contact the ISA Certified Arborfst familiar with the site prior to and during any acti�ity wiChin
� the drip zone or tree protection fencing for consultation.
III. After Construction
¢� ❑ a. Carefully landscape the area under the tree, being careFul ofi the roots and skr��^ture. Use
! plantings that will live under the same conditions as that of the tree.
c:� ,� b- Provide insect and disease control, fertilization and pruning as needed o� adhere to long-term
protection plan if provided,
o � c, Avofd direct irrigation spraying onto the trunk. The amount of irrigation needed to keep new
plantings alive can often be enough to kill mature trees.
� ❑ d. Do not cover exlsting root systems with more than 2" of soil, The more soil you add, the
greater the chances of damaging the root systern.
� ❑ e. Provide irrigation and/or drainage to emul�te pre-conskruction conditions,
�
NOTE: This t�ee protection plan identifies construction protection measures to prevent unw�rranted lr�e loss.
The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal oT
the tree's root systems. Due to the variation of every project, it is unlikely all of the above fder�tified
measures can be practicably applied to each individual tree; nor is it likely each measure is necessary to
retain each tree. Prior to the begi�ning of construction a meeting between a certified arborist and �the
necessary contractors will be held to determ+ne the appropriate level of protection for each rree, in r�lation l•o
what work needs to be completed in the tree's vicinity. On site supervision by a certified arborist wlill be
det�rmined and supplied as necessary. �
{��f0�u! �rc �(o��G��n ��►�
� �/ ��Oty `1��
TOTAL P.04
. . ,
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�n„� � i�1i',�
December 19, 2005 ��� �� �����
OREGON
Ken Sandblast
Planning Resources, Inc.
7160 SW Fir Loop #201
Tigard, OR 97223
RE: Application Completeness Review for Nix, Minor Land Partition,
MLP2005-00013
Dear Mr. Sandblast:
The City of Tigard received your application for a minor land partition for the
property located at 12630 S.W. 121st Avenue on tax lot 2S13BD-01200. The
proposal is to partition the approximately 0.97-acre site into three parcels.
Staff has completed a preliminary review of the submittal materials and has
determined that the following additional information is necessary before the
application can be deemed complete:
1. Public Facilities Plan Completeness Checklist� Please address the seven
items identified on the enclosed Public Facilities Plan Completeness
Checklist. Any concerns or questions associated with these items should be
addressed to Kim McMillan at 503-718-2642
� 2. Adiustment: Pursuant to 18.705.030.H.3 and the City Engineer's comments,
you must apply for an adjustment to the street spacing standard along a
collector. Please submit a revised application, narrative and a fee of $292.00
($584.00 x 1/2).
3. Home Occupation: The preapplication notes mention an outstanding home
occupation that may be in operation on the subject property. Please clarify
whether there are any commercial land uses currently in practice on the
. subject property.
4. Deed/Title/Proof of Ownership: Please submit proof of ownership
documentation.
-= 5. Envelo es with Posta e. Please supply two sets of pre-addressed (no return
address), stamped (not metered), #10 size envelopes for notice of
development review and subsequent notice of decision. Addresses must
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
, •, .
have been obtained within the previous three months from the date of
application completeness. (Please contact Patty Lunsford at 503-718-2438)
.
6. Number of Application Copies. Please submit 9 full sets of your application
material and three full size plan sets (each set shall be an exact duplicate of
all information pertaining to the application, narrative, forms, letters, studies,
plans, etc.). In addition, please submit.7 plan sets only in a reduced format of
11"x17", if legible, and one 81%2" x 11" copy for our files.
Once this additional information is submitted, your application will be complete
and the formal comment and review process will begin, which typically takes 5 to
6 weeks. It should be noted that staff has not reviewed the application submittal
for compliance with the relevant code criteria, and that the need for additional
items may arise during the application review process.
If you have any questions regarding this letter or your application, please don't
hesitate to contact me at 503-718-2434.
Sincerely,
Gary Pagenstecher
Associate Planner
Enclosure
C: MLP2005-00013 Land Use File
2
.�
, r�
� PUBLIC FAClLITYPLAN Project: t1st MLP
COMPLETENESS CHECKLIST Date: 12/7/05
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. NA
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
❑ Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight
distance certificafion by registered engineer.
98.705.030.H.2 Address the driveway
placement
18.705.030.H.3 Musf apply for an adjustmenf
to the s acin standards alon a Co//ector
❑ Street rades com liant?
❑ StreeUROW widths dimensioned and appropriate? Show 5 foot ROW dedication on plat and Site �
Plan �
❑ Private Streets? Less than 6 lots and width Private street musf be 20 feef wide in a �•
appropriate? privafe fracf. Show fhe tracf on plans. A 5 �
foof sidewa/k along the privafe street is °�
required in a privafe easement. Show �
sidewalk and easemenf. �
❑ Other: Driveway must be 6 feet from property line
er COT deis n standard 140 Q.
Q
SANITARY SEWER ISSUES �
❑ Existin / ro osed lines shown. Show lateral for existin home �
❑ Stubs to ad�acent arcels re uired/shown? �
WATER ISSUES
❑ Existing/proposed lines w/sizes noted? No public water line exfension allowed on �
private property. Applicant did not menfion
in narrative if there is an existing �
groundwater well. If yes, contacf Water
Departmenf. !f no, say so in narrative.
� Existin / ro osed fire h drants shown?
❑ Proposed meter location and size shown? Water meters to be placed wifhin 92151 ROW.
Show f ical size.
❑ Pro osed fire rotection s stem shown?
REVISED: 12/07/05
_ ��
. � -.
' STORM DRAINAGE AND WAl . QUALITY ISSUES
❑ Existing/proposed lines shown? No on-site disposal for impervious surface
area runoff is allowed. Show how existing
home is connected fo storm line.
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submittal �s hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: 12/7/05
REVISED: 12/07/05
■■ ���.,�i���
. _ .
,: p anning��.,, . .:�y�� ��1 �.� ,inc.
� ` �,N � 3 2006
- � - .. -�,,� �� -
7160 S.W.Fir Loop. Suite 2�1 .� ` ' -- ,°'.�„
Portland,Oregon 97223 ��'''"' �
Tel:503-684-1020 T RA N S M 1 TTA L
Fax:503-684-1028
Date: 01-23-06
To: City of Tiqard
Attention: Gary Paqenstecher
Phone:
Application No.: MLP 2005-00013
Project Name: 12630 SW 121st Ave Partition
ATTACHED ARE THE FOLLOWING:
❑ Application Submittal Via: ❑ Hand Delivery
� Resubmittal Information ❑ Courier
❑ Other Application Information ❑ Mail
COPIES DATE NO. DESCRIPTION
1 Co of Incom leteness Notice
1 Ad�ustment Fee- 292.00
2 Pre-addressed, stam ed envelopes
9 Incom leteness Cover Letter
9 Prelimina Title Re ort
9 Home Occu ation Permit
9 Si ht Distance Stud
9 Revised A lication Narrative
3 Revised Plan Sets—full size
% 7 Revised Plan Sets— 11x17
- 1 Revised Plan Sets—8x11
THESE ARE TRANSMITTED: �..
� For approval ❑ For Use ❑ For reference
Notes:
Copy to Signed
Dan Jung
PRI project number
. �
�� planning inc.
land usc planning•site desig�i
�i6o S.W. Fir L.00p.,Suite 2oi �ECEIVED
Portland,Oregon 9�223
Tel:503-684-io2o �Il� � '� �oo�
Fax:so3-684-io289/i6/2oo3 �1
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January 23, 2006
Mr. Gary Pagenstecher
Associate Planner
Office of Community Development
13125 SW Hall Blvd
Tigard, OR 97223
RE: File No. MLP 2005-00013— 12630 SW 121St Avenue
Dear Gary:
This letter and enclosures are submitted to supplement the above file in response to your December
99, 2005 incompleteness letter. The items raised in your correspondence are addressed as follows:
1. Public Facilities Plan Completeness Checklist.
• Traffic Impact and/or Access Report
A Site Distance Report is included in this application as requested.
Per a phone conversation between Kim McMillan (December 29, 2005) section
18.705.030.H.2 does not apply to private streets, thus is not applicable to this
application.
• Show 5-foot ROW dedication on the plat and Site Plan.
The attached plan set includes the 5-foot ROW dedication.
• Private street must be 20 feet wide in a private tract...
The attached plan set includes the 20-foot private street tract and 5-foot sidewalk within
an easement.
• Driveway must be 6 feet from property line per COT design standard 140.
All driveways will be a minimum of 6 feet from any property lines.
• Show lateral for existing home.
The attached plan set includes a sanitary lateral for the existing home.
• No public water line extension allowed on private property...
The attached plan set does not extend the public water system onto private property.
• Watermeters to be placed within 121St ROW.
Water meters are shown within the 121St ROW in the attached plan set.
• No on-site disposal for imperious surface area runoff is allowed...
The attached plans set does not include an on-site disposal system.
2. Adjustment.
The attached revised application narrative includes an adjustment to Section 18.705.030.H.3.
3. Home Occupation.
See the attached Home Occupation Permit.
4. Deed/Title/Proof of Ownership.
See the attached Preliminary Title Report.
5. Envelopes with Postage.
See the attached envelopes with postage.
6. Number of Application Copies.
Reference attached.
Please proceed with processing this application. If you have any questions or require additional
information, I may be contacted at 503-684-1020.
Sincerely,
Dan Jung
Enclosures
.
■■ plannin� 11�1C. TRANSMITTAL
■
7160 S.W.Fir Loop, Suite 201
Portland,Oregon 97223
Tel:503-684-1020
Fax:503-684-1028 �
���,!:��� �,��D
Date 02-23-06 �
�_. .
To City of Tiqard
Attn Garv Paqenstecher �� __
Project No. MLP 2005-0013 ��11Ld(�I.Cd! , I,�~HU
���
A!�'
Project Name 05-NIX-127
Re 12630 SW 121St Ave.- Dave Nix
❑ Application Submittal � Attached ❑ Courier � Hand Delivery
� Resubmittallnformation ❑ Separately ❑ Mail ❑ Pick-up
❑ Prints
COPIES DATE NO. DESCRIPTION
1 Transmittal
9 Application Form
9 Application Fee- Receipt
9 Adiustment Fee- Receipt
9 Preliminarv Title Report
9 Home Occupation Permit
9 Siqht Distance Study
9 Pre-Application Notes
9 Impact Study
9 Revised Application Narrative
9 Oriqinal Application Narrative
9 Co of Incompleteness Notice
9 Incom leteness Cover Letter
7 Revised Plan Sets- 11 X 17 (oriqinally submitted on 1/23/06)
2 Full Sized Plan Sets (TWO attached, three originally submitted per the
attached memo dated 1/23/06)
� For approval ❑ Approved as submitted ❑ Resubmit copies for approval
Copy to Signed
Dan Jung
, . ..
�� planning�����������inc.
��
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�..;�_ v�����x�`ry,-,�a�������� ���;. ��°5�������,..z��;:3'������`"�Q�����TS`L:??�����Z�r`�'R.��w-�*�._ :'��.�
7160 S.W. Fir Loop, Suite 201
Portland,Oregon 97223
Tel:503-684-1020 T RA N S M 1 TTA L
Fax:503-684-1028
Date: 01-23-06
To: Citv of Tiqard
Attention: Garv Paqenstecher
Phone:
Application No.: MLP 2005-00013
Project Name: 12630 SW 121st Ave Partition
���'���A�������.�.��Lm������tr'. .. . a_.> Y. . __. ti � . ..._ __ . � . ., . �'
❑ Application Submittal Via: � Hand Delivery
� Resubmittal Information � ❑ Courier
❑ Other Application Information ❑ Mail
COPIES DATE NO. DESCRIPTION
1 Copv of Incompleteness Notice
1 Adjustment Fee-$292.Q0
2 Pre-addressed, stamped envelopes
9 Incompleteness Cover Letter
9 Preliminarv Title Re ort
9 Home Occupation Permit
9 SiQht Distance Studv
9 Revised Application Narrative
3 Revised Plan Sets—full size
7 Revised Plan Sets— 11x17
1 Revised Plan Sets—8x11
�����..F �� ^ : ...� � � . �� .. .. _....... .. .�. ...... .. ''f�y�+y 33V...^r���
€..TF.,rcd�,3E.yG9�t' . R.. Y . . . .. . lK:Q, �'�.�'H:s1'�'^CS�i'tr,?41w�„
� For approval ❑ For Use ❑ For reference
Notes:
Copy to Signed
DanJung
PRI project number
� - , ._ � ?S � 0 3 �D I Z44
PUBLlC Fi4CILITY PLAN Project: .215`MLP
COMPLETENESS CHECKLIST Dafe: 12/7/05
GRADING �LP �O� r 1 �
� 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. NA
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
Traffic Impact and/or Access Report 18.705.030.H.1 Provide preliminary sight
istance certification by registered engineer.
18.705.030.H.2 Address the driveway
lacement
18.705.030.H.3 Must apply for an adjustment
to the s acin standards a/on a Co//ector
Street rades com liant?
StreeUROW widths dimensioned and appropriate? Show 5 foot ROW dedicafion on plat and Site
Plan
Private Streets? Less than 6 lots and width Private street must be 20 feet wide in a
appropriate? �va e rac . Show the tract on plans. A 5
foot sidewa k a/ong fhe private street is
required in a privafe easement. Show
sidewalk and easemenf.
❑ Other: Driveway must be 6 feef from property line
er COT deis n standard 140
SANITARY SEWER ISSUES
Existin / ro osed lines shown. Show lateral for existin home
❑ Stubs to ad�acent arcels re uired/shown?
TERISSUES
❑ Existing/proposed lines w/ sizes noted? No public wafer li extension allowed on
rivafe pro ert . Applicant did not mention
in narrafive if there is an existing
groundwater well. If yes, confacf Wafer
Department. If no, say so in narrative.
Existin / ro osed fire h drants shown?
Proposed meter location and size shown? Water mefers to be placed wifhin 921St ROW.
Show t ical size.
❑ Pro osed fire rotection s stem shown?
REVISED: 12/07/05
, - � .
ORM DRAINAGE AND WA'� . QUALITY ISSUES
Existing/proposed lines shown? No on-site disposa!for impervious surface
area runoff is allowed. Show how existing
home is connected to storm line.
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submittal is her by deemed �,COMPLETE � INCOMPLETE
By: �� ���� Date: 12/7/05
AcPP1,�c.,A� N u sT c�6nli'�c� wAT�re. v �'l'7'
�QE;(,,�4-�.I�IN6r �t 5z"E,�C�, OF G120Gt11l� DV�1`�'C--�,
y�!�'t�•�-
REVISED: 12/07/�5
March 6, 2006 CITY OF TIGARD
OREGON
Ken Sandblast
Planning Resources, Inc.
7160 SW Fir Loop #201
Tigaxd, OR 97223
RE: Application Completeness Review for Nix, Minor Land Partition, MLP2005-
00013
Deas Mr. Sandblast:
The City of Tigard received your supplemental application materials on February 23, 2006
for a minor land partition for the property located at 12630 S.W. 121 st Avenue on Tax Lot
2S13BD-01200. The proposal is to partition the appro�mately 0.97-acre site into three
parcels. Staff has completed a preliminary review of the submittal materials and has
determuied that the application can be deemed complete. The formal comment and review
process will now begin, which typically takes 5 to 6 weeks. It should be noted that staff has
not reviewed the application submittal for compliance with the relevant code criteria, and
that the need for additional items may arisc during the application review process.
If you have any questions regarding this letter or your application, please don't hesitate to
contact me at 503-718-2434.
Sincerely,
�
� �
� ��
Gary Pagenstecher
Associate Planner
C: MLP2005-00013 Land Use File
13125 SW Hall Blvd„ Tigard, OR 97223 (503)639-4171 TDD (503)684-2772
e t
_��n► Fidelity National Title l�ompany of Oregon
PRELIMINAR'1( REPORT
ln �esponse to the application for a policy of title insurance referenced herein, Fide/ity
Nationa/ Title Company of Oregon reports that it is prepared to issue, or cause to be
issued, as of the specified date, a Polic y or Polrcies of Title Insurance describing the land and
the estate or interest descrrbed, insuring agarnst loss which ma y be sustained by reason of
any defect, lien or encumbrance not shown or referred to as an Exception below or not
excluded from coverage pursuant to the pr�nted Schedules, Conditions and Stipulations of the
Policy forms.
The printed Exceptrons and Exclusions from the coverage of sard Policy or Polfcies are set
forth in Exhibit A attached. Copies of the Policy forms should be read. They a�e available
from the office which issued this report.
This report (and any supplements or amendments) is rssued solely for the purpose of
facilitating the issuance of a policy of title insur�3nce and no liability is assumed.
The Polic�(s) of title insurance to be issued hereu�nder will be polic y(s) of Frdelity Natronal Trtle
lnsurance Company, a Califomia corporation.
Please read the exceptions shown or referred to ,be/ow and the exceptions and exclusions set
forth in Exhibit A of this report carefully. The ex�,eptions and exclusions are meant to provrde
you wrth notice of matters which are not covered under the te�ms of the tit/e insurance po/icy
and should be carefu/ly considered.
lt is important to note that this preliminary reporf_is not a written representation as to the
condition of title and may not list al!liens, defects and encumbrances affectrng title to the
/and,
This report is for the exclusrve use of the parties to the contemplated transaction, and the
company does not ha ve an y liability to any third parties nor any liabrlity until the full premium
is paid and a policy is issued. Untrl alJ necessary documents are placed of record, the
company reserves the right to amend or supplement this preliminary report.
�
Countersig d
f 1
=����, Fidelity National Title Company of Oregon
_ �
401 SW Fourth Avenue • Portland, OR 97204
(503) 227-5626 • FAX i5031 229-0615
PRELIMINARY REPORT
ORDER NO.: 90-920828-28
TITLE OFFICER: Tom Moore
TO: NovaStar Home Mortgage, Inc
ATTN: Donna Hubbs
47 West 9000 South #3
Sandy, UT 8407d
OWNER/SELLER: Loy C Nix and Marsha Nix
BUYER/BORROWER:
PROPERTY ADDRESS: 12630 SW 1 21 st Avenue, Tigard, OR 97223
EFFECTIVE DATE: December 9, 2002, 05:00 P.M.
1 . The policy and endorsements to be issued and the related charges are:
AMOUNT PREMIUM
Lender's Extended 114,000.00 637.00
Government Service Charge 35.00
100, 1 16, 8.1 Endorsement(s1 50.00
2. THE ESTATE OR INTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED
TO COVERED BY THIS REPORT IS:
A Fee
3. TITLE TO SAiD ESTATE OR INTEREST AT THE DATE HEREOF IS VESTED IN:
Loy Cari Nix and Marsha A. Nix, as tenants by the entirety
4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED, IN THE CITY OF TIGARD IN
THE COUNTY OF WASHINGTON, STATE OF OREGON, AND IS DESCRIBED AS
FOLLOWS:
SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF
TM\RIS 12!19/2002
1
Order No. 90-920828-28
EXHIBIT "ONE"
The following described property being in the Northwest one-quarter of Section 3, Township
2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of
Oregon, to wit:
The North 90 feet of the foliowing described tcact, the cut off line being 90 feet distant from
and at right angles to the North line of said tract:
Beginning at a point in a 40 foot roadway (Walnut Street) which is South 0°46' West
1056.00feet and South 77°50'West 1272.70feet from an iron bar at the one-quarter corner
on the North line of Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the
County ot Washington and State of Oregon, said point being also on the Easterly line of
Christensen Avenue now known as SW 121 stAvenue; thence South 04°05'East 325.62feet
along the East line of Christensen Road to an iron rod and the true point of beginning; thence
South 04°05'East 200.00 feet a�ong said Easterly line of Christensen Avenue to an iron pipe
on the North line of the Biankenship Tract; thence North 77°50' East 482.00 feet along the
North line of the Blankenship Tract to an iron pipe; thence North 04°05'West 200.0 feet to
an iron rod; thence South 77°50' West 482.00 feet to an iron rod on the East line of
Southwest Christensen Avenue and point of beginning.
Excepting Therefrom that tract of land conveyed to Washington County, a political subdivision
of the State of Oregon as conveyed in Dedication Deed recorded August 31, 2000 as Fee No.
200070496.
2
Order No. 90-920828-28
AS OF THE DATE OF THIS REP�RT, ITEMS TO BE CONSfDERED AND EXCEPTIONS TO
COVERAGE IN ADDITION TO THE PRINTED EXCEPTlONS AND EXClUSIONS IN THE POLlCY
FORM WOULD BE AS FOLLOWS:
GENERAL EXCEPTIONS:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the public records,
proceedings by a public agency which may result in taxes or assessments, or notices of
such proceedings whether or not shown by the records of such agency or by the public
records.
2. Any facts, rights, interests or claims which are not shown by the public records but which
could be ascertained by an inspection of said land or by making inquiry of persons in
possessi�n.
3. Easements, or claims of easements or encumbrances, not shown by the public records,
reservations or exceptions in patents or in acts authorizing the issuance thereof, water
rights, claims or title to water.
4. Discrepancies, conf�icts in boundary lines, shortage in area, encroachments or any other
facts which a correct survey would disclose.
5. Any statutory liens for labor or material, including liens for contributions due to the State
of Oregon for unemployment compensation and for worker's compensation, which have
now gained or may gain priority over the lien of the insured deed of trust, which liens do
not now appear of record.
SPECIFIC ITEMS AIVD EXCEPTIONS:
6. City liens in favor of the City of Tigard, if any.
There are no liens as of December 2, 2002.
7. City of Tigard and Sanitary Sewer Reimbursement District No. 18, including the terms and
provisions thereof, which discloses reimbursement costs, dated June 27, 2000, recorded
June 27, 2001, Recorder's No.2001-061915. For pay-off information please call the City
of Tigard at 503-639-4171.
8. Rights of *.he public and g�vernmental agencies in and to any portion of said Iand lying
within the boundaries of SW Christensen Avenue.
3
� Order No. 90-920828-28
9. A deed of trust to secure an indebtedness in the amount shown below, and any other
obligat+ons secured thereby
Amount: 570,000.00
Dated: March 12, 1999
Grantor: Loy Carl Nix and Marsha A. Nix, husband and wife
Trustee: Ticor Title Insurance Company
Beneficiary: AAA RS Financial Group, an Oregon corporation
Loan No.: 980165538
Recorded: March 22, 1999, Recorder's No. 99-034146
The beneficial interest thereunder has been assigned, by mesne assignments, to:
Assignee: Chase Manhattan Mortgage Corporation
Recorded: November 2, 1999, Recorder`s No. 99-123849
The following matters pertain to Extended coverage only:
10. Any facts, rights, interests, or ciaims which are not shown by the public records but which
could be ascertained by an inspection of said land or by making inquiry of persons in
possession.
To remove this item, we will require an affidavii and indemnity on a form supplied by the
company.
1'I. Any statutory liens for fabor or material, including liens for contributions due to the State
of Oregon for unemployment compensation and for woi ker`s compensation, which have
now gained or may gain priority ovec the lien of the insured deed of trust, which liens do
not now appear of record.
To remove this item, we will require an affidavit and indemnity on a form supplied by the
company.
END OF ITEMS AND EXCEPTIONS
NOTES:
Note A. The address of said land is known as 12630 SW 121st Avenue, Tigard, OR 97223.
iVote B. Property taxes for the fiscal year 2002-2003, paid in fu{I.
Amount: 52,198.29
Account No.: R473776
Map No.: 2S136D-01200
Levy Code: 023.74
Note C. There are no judgments of record against Loy Carl Nix or Marsha A. Nix.
4
_ ����� Fidelity National Title Company of Ozegon
N
.;. , ; W E
Map # 2S103BD 01200 s
The drawing below is copied from the public records and is provided solely for ihe purpose of assisting
in locatin,a,the pre�nises. Fidelity National Title assumes nc�liabiliry for variations,if any,in dimensions,
area or location of the preinises or the location of improvements ascertained by actual survey.
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EXHIBIT A
AMERICAN LAND T17LE ASSOCIATION LOAN POLICY' (10-17-02)and
AMER�CAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY (1 G-17-O2)
SCHEDULE OF EXCLUSIONS FROM COVERAGE
The following matters are expre::ly ezduded from tbe covenpe of thiz policy and the Gompany witl not vaiue for�e a;ate or interest insured 6y this policy.
pey lo;s or tlamege,costs.eaomey's fees or ecpenses which arae hy reecon cf: 4. Unenforcae6dity of tha Gen of the uuured mvrtpepe because of tne ina6itity or failum of Ihe irt:ureC at
1. (e)Nny law,o�dinance or povernmentai repulation(mcludin0 but not limimd tc building and zonvq laws. Date ot Policy,or the ina6ilky cr fa�lure of any subaeGuent owror of the inde6cadness,to comply wi�h
ordinarxes,or repuletionsl rostrictin0.prohibitinp or relatinQ to(i)the occupancy,�aa.or ar.joymeni c} appl'icable doi�6usiness laws of[he s2ea in which the land is sitwted.
the la�d;fiil the cherocter.dimensions or loeation of any improvement now or herealter erected on the 5. Invalidiry or unenforceahiliry ot Me lien oi the insured nortFage, r ck�m tMreof,which arises out ol
land�(iiil a ceperation in w..�rship or e chanpe In the dimensions or erea af Ms Wnd or any parcel of the tmrv:acvon evidencsd by the I:xsured mortpape,end is based upon usury or any consumer crodit
which the iend is or was a pert;or Iivl environmantal pro[ection,or the effe<t of any violation of these p�otection or 4utli in knding law. �
law ordinances or Oovemmental re0u��tians, except to the extmt tliet a notice of the enforcamant 6. Any;taiuiory lien for sarvicec, labor o macerials for the claim ot prioriry of eny-*=r�rzory lian far
d�aroof or e notice of a defect, lien o encumb�ence rosulrin0 from�viobtion or alieeed violstion s rvices,lahor or mateiials ovar the ien oi tM Irssured mortpapei araine 4rom an!mprovemeni or work
atfect�ng the knd has 6aen recorCed inrNe public racords a[Daro of Policy. ralatad 20[�land which is contracted for end commenceE subsequent�e Dace of Policy and is not
(b)Any povernmantal polica power no[excluded hy(a�a6ove,except to the extant ihet a not�ce of the financed:n whole or in part 6y pror_eds of the�indebtedness secured 6y the irGUred mortpepe which
e thereot o notice of.defect, lien o e cumbren<e rexuldnp from e violation, or+Ibped at Date of Policy the insurcd has advanced or i:oblipated io eavance.
volanon atfectinp the land has 6nan reco�ded inrthe puhGc records at Date ot PoFcy. 7. Any claim which anses o�t of t7'+e tran:netion cree:inp the in[erest ol the mortpeeee is�red by thu
2. Rlphts of eminent domein unles:no6ce of the exerci;e Ihereof ha:been rocorded in Ux publlc records poh,cy,by raason ot the operation of fedeal 6ankmptcy,st�m insolvency,or s�miler erediwrs'riphr,
at Dace of Policy.but not excfudirq trom coverede eny cakin0�+hich has occurted orior ta Dace of Poficy laws,thac i:hased on:
whieh wo�ld be hindinp on the�iphcs of a purehaser for value without krwwledae. (i)Nc nansacbon crnat�e�p the in[eren ot 2he�r,sured morteaeee b.in0 desmed a frnuduknt conveyenee
J. De}eea,Iwos,encum6nnces,adveree claims,or other matters: or fraudulent transfer,or .
(e)craetnd,eufferod,e;s�mcd or epreed to hy the insured claimant; lii) the subord'ms�on of the interast of the inaured mcrtpapee as a resWt of:he opp���ation of the
Ib)not known to che Gompany,not recorded in the pu6lic records at Date of Policy, hut known to doctrine of aqwte�e subordination;or
theinsured claiment end rwt disclosed in wnting ro Me Company by the Insurod claim�nt p;ior w the liii)tha ttansaction cmat�np the interest of�;e msurod mortBapee beinp deemed a oroferentul tran;fer
date tfx insured deimant became.n ins red under this policy; except where[he preferentiai tran-far resultc fmm the failure:
�cI resultirp in no loss or damape to the�insurod claiment la!m timely rocord the instmmen;of trsnsfer;o
(dl rtachin0 or created subsea�ant to Date of Policy,or Ibl of soeh rocoidatbn to imoe:c notice m a purcheser for value or a ryd0ement or lien creditor.
(e�rxsulcing in loss or damege wh�ch would not h�ve b>en:ustnined if ihe insured claimant h�d paid
AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92) AND
AMERICAN LAND TITLE ASSOCIATICN LEASEHOLD OWNER'S POLICY (10-17-02)
SCHEDULE OF EXCLUSIONS FROM COVERAGE
The foNowir�ma[urs a e�:pressiy excluded from the covere0e ot this policy and the Ccmpany wiA not - fhl nct knawn io the Company,not rerorded in the puhlic rowrds at Datt of PoFcy,bu[known to the
pay loss or dsmnpa,co:�s.�ttomey'.fies or expenses which�erise by�eeson of: in:ured cl�-�mant and rwt d�sclosad in uvirtmp m tha Company by the insured claim+nt prior ro the date
1. fa)Any lew,ominance ar Oovemmoneal repulation I���dlnp but not limited to huildirw antl zonina laws, the insurad claiment became en insumd unCer chis poFcy;
ordinances,ar roBulrtionsl rosvicti�e.pmhibitirq or relatinp to fi)ffie occupency,use,or enjoyment cf (G resultina in no loss or damage co the insured claimanc;
N,e land;yii)oh..�nnrae�nr.Aimen:ion:or loc�tion of my imn�o�emen:rww or fnreeRer erectad on the Id)attach��g��croated:u6sequant to Date of Pollcy,or
land;�uil a Sepafation In o rship o� chan0e in the dimensioru^or alea of ihe land of any paroel ot (e1 fesWang in ioss or Eamape which wouW rwc have heen s�sb�ned"rf Me insured claiman[hae paid
whieh che land is r wa:a part:or�ivl environment�l protnction,or tha e.ffeci o(�ny vwlation of these velue for ihe es[ate or irssu.ed hy th�s pcfcy. r
la»�^,ordinanees or povemmentel ropulations,eXCapt m the axtent ihet e�otiro of U+a entorcemrnt 4. Any claim which anses out of the tran_ac[ion vesunB m the Ins�red the estnte o interast insured 6y
thereof or a mtice of e defact,lien o e um6rence recultinp from a violation or albpad violatwn this policy,by reason o}che opar.cion of tedaral oankiuptcy,etnte insol�ency,o.similer crediwrs'
. aftecting the lerd has heen rxorded Inrthe oublic records at Dete af Pol�cy. riphu Iaws,dia<is 6ased o:
Ihl Any Covernmental police power not excluded by(a)+hove,exceptto the extentthat a nonce of iM (il Yr,e tansactron reatin0ntha aste`e or interrst insured 6y this policy being deemed e fraudulen[
exerci,e thereof or a rotice of�defect,6en or encum6rence rosultinp trom a viol�tion or dleged conveyance or freudulen[transfer,o
violaticn affectirp the IanL hes Aeen recorded in�he public record:at Paw of Poficy. (ii)the trarssac[;on creatinp the esra2e or inurert ins�red bV��P���Y��np deemed a proferential
1. F�pht:ot eminen2 tlomain unleis notice of the sxerc�se theroot hes been recorded in the public records tnnsfer except wnerr tl,e preferer,riai[ren:far ras,ia from tha f.�l.,re:
at Da[e of Policy,but not excludinp from coverape any takinB whieh has xcurred prior to D�ie of Policy (e)m vmely record the ins[rument or mnsfcr,or
whieh would be hindinp on tM riphw ot a purcha:er far ve�ue wi�hout krovdedpe. (Aj of su�h rocorderion to impatt no6ce to a purchaxr for value ai a jvd6emant or Gen credi.or.
7. De`ects,liens,e umb�ances,.dverse c4�ms,ar o2her mstterx� .
(a�crasted,sufferod,assumad or a0�eed to hy the insutad elaimani:
The a6ove ALTA policy/orms may M s:ued to afford either SrandarE Coverage or Extended Gavera6e.In adtlition w the
abova Exeluxions from CovenQe.the Excaptions from Coverape in a Standard Covemge pcllcY w���also incl�ce the fallowinp
Generel Ex�epvons:
SCH�DULE B
GENERAL EXCEPTIONS FROM COVERAGE
This poi�cy doe;noc in.uro apainct los.-or damepe Iand[he CompanY`�'����t pay costs,attomeys'fees or axpenses)which aTe by reason of:
PART 1
t ar assescments wnicn e not shown as naiatiny Fem by thc mwrds oi any Lcinp a�ehoriry that -.. -ra-emants.o Naims of easemants or encumbrances,not shcwn hy tM puhlic rocoNs.resarvenons
laa es tare:o csments o Creal p�operty or 6y the public ord�,proceedirqs by a public apency o cepuonsrin patenss or�n ac�s authorizinp tAe issuance rt�ereof,water riqhts,cla��mz o�tide to
which m.y reswt in taxes or a;sasments,or rotiees of such proceadinps whether or no[shown by the wa',e�.
records ot cuch apency or 6y[he pu6lic records. c. D'ccrapanne:,conflicu in boundary line;,shorta0e m erea,encroachments,or any o;her facis which
�. Ai�y(]Ct3,f18ht3,i�t0�E5E or cia'ims which ar not shawn by the pu6lic tecord:but which could 6e a correc2 survey v+ould di:ebse.
a..cnrtained by en inapection oi sa�d land or Ly makinp�inQUiry of persons in pcssesxion. 5. Any ne[u[ory liens for labor or mecena;,inclWmg liens for contrihuuons due to the Sta[e of Orepon for
� emplaymen;compensanon and for worker's compen:eoon,which have now paineL o may pam
p wriry aver Me iien o}the insured deed o(V�si,which liens do noc now appear of recordr.
(' O V T F: . S
-Application Form
-Application Fee- receipt
No.l -Adjustment Fee- receipt
-Preliminary Title Report
-Home Occupation Permit
NO.2
-Sight Distance Study
No.3
-Pre-Application notes
-Impact Study
No.4
-Revised Application Narrative
NO.S
. : r ;c
�'�°�-°} � k`�T��` -Original Application Narrative
FEB 2 3 20a� N o.6
arY c�r►r�u��-
��ttdF���w�v,
-Copy of Incompleteness Notice
-[ncompleteness Cover L,etter
N O.'I
-11 X 17 plan sets- ATTACHED
NO.H
�
�
�
LL �� AVERY EXECUTIVE READY INDEX" DIVIDERS
� �PRE,APP.HELD BY: ���� �`
CITY C�� � TIGARD PLANNING V�VISION
13125 SW HALL BOULEVARD TIGARD, OR 97223-8189
�`` 503.639.4171/503.684.7297
ITY OF TIGARD
� oRE�orv LAND USE PERMIT APPLICATION
File# Other Case#
Date By � Receipt# City ❑Urb ❑ Date Complete ��
TYPE OF PERMIT YOU ARE APPLYING FOR
[J Adjustmen arianc (I or II) ❑ Minor Land Partition (II) ❑ Zone Change (III)
[]Comprehensive Plan Amendment(IV)�'`�Planned Development(III) ❑ Zone Change Annexation (I�
❑ Conditional Use(III) � Sensitive Lands Review(I, II or III) ❑ Zone Ordinance Amendment (iV)
❑ Historic Overlay (II or Iil) ❑ Site Development Review(II)
� Home Occupation (II) ❑ Subdivision (II or III)
ress i avai a e
12630 SW 121 st Ave Tigard, OR 97223
2S13BD 01200
0.97 acres R-4.5
' Sandblast, Planning Resources Inc.
7160 SW Fir Loop#201 Tigard, OR 97223
503-684-1020 503-684-1028
Ken Sandblast 503-684-1020
ac is i more an one
Dave Nix dave@allaboutdoors.biz
12630 SW 121st Ave. Tigard, OR 97223
(503)590-3134
*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 provided on the back of this form or submit a written authorization with this application.
ease e speci ic
Three-lot partition to create single-family lots. Access from SW 121 proposed to be consolidated via a private street for all three lots, and
a private access easement for the 2 lots behind the existing home. Front and side setback variances are included for the existing home.
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS AS
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
THE APPLICANT SHALL CER i �rY THAT:
If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
♦ All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any permit issued, based
on this application, map be revoked if it is found that any such statements are false.
♦ The applicant has read the entire contents of the application, including the policies and criteria,
and understands the requirements for approving or denying the application(s).
SIGNATURES OF EACH OWNER OF THE SUBJECT PROPERTY ARE REQUIRED.
Cr �
., � �,�ti � � � � �j i/.� = �
Owner's Sig ature Date
. i � �—
; � �
�
wner's Signature Da
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
� � _�,_`_�- . _ _ r %/
��'L''lt �L�� 1 ,I�;�.S
ApplicantlXlgent/Representative's Signature Date
ApplicantlAgentlRepresentative's Signature Date
,... _e ._ii' a�_ •i .,_,
I D�vid Nix, authorize Planning Resources, Inc. to represent me in submitting this 3
lot partition application. Please con•espond directly with Planning Resources during the
partitioning phase of this process.
Thanks, Bave.
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_!!!!� Fidelity National Title t�ompany of 4regon
PRELIMINARY REPORT
In response to the application for a policy of title insurance referenced herein, Fide/ity
Nationa/ Title Campany of Oregon reports that it is prepared to issue, or cause to be
issued, as of rl�e specified date, a Policy or Policies of Title lnsurance describing the land and
the estate or interest described, insuring against loss which ma y be sustained by reason of
any defect, lien or encumbrance not shown or referred to as an Exception below or not
excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of the
Policy forms.
The printed Exceptions and Exclusions from the coverage of said Policy or Policies are set
forth in Exhibit A attached. Copies of the Policy forms should be read. They are avarlable
from the office which issued this report.
This report (and any supplements or amendmentsJ is issued solely for the purpose cf
facilrtating the issuance of a po/rcy of title insur�nce aRd no liability is assumed.
The Policy(sJ of title insurance to be rssued hereunder wilJbe polic y(s1 of Fidelity Natronal Trtle
lnsurance Company, a California corporaiion.
Please read the exceptions shown or referred to below and the exceptions and exclusions set
forth in Exhibit A of ihis report carefully. The ex�:eptions and exclusions are meant to provide
you with notice of matters which are not covered under ihe terms of the title insurance policy
and should be ca�eful/y considered.
It is important to note that this prelrminary report is not a written representatron as to the
condition of title and may not lrst al!liens, defects and encumbrances affectir�g title to the
/and.
This report is for the exclusive use of the parties to the contemplated transaction, and the
company does not have any liability to any third partres nor any liability until the full premium
rs paid and a policy is issued. Untrl all necessary documents are placed of reco�d, the
company reserves the right to amend or supplement ihis preliminary report.
�
—` Countersig d
=�!!�� Fidelity National Title Company of Oregon
401 SW Fourth Avenue • Portland, OR 97204
(5Q3) 227-5626 • FAX (5031 229-0615
PRELIMINARY REPORT
ORDER NO.: 90-920828-28
TITLE OFFICER: Tom Moore
TO: NovaStar Home Mortgage, Inc
ATTN: Donna Hubbs
47 West 9000 South #3
Sandy, UT 84070
OWNER/SELLER: Loy C Nix and Marsha Nix
BUYERIBORROWER:
PROPERTY ADDRESS: 12630 SW 121 st Avenue, Tigard, OR 97223
EFFECTIVE DATE: December 9, 2002, 05:00 P.M.
1 . The policy and endorsements to be issued and the related charges are:
AMOUNT PREMIUM
Lender's Extended 114,000.00 637.00
Government Service Charge 35.00
100, 1 16, 8.1 Endorsement(s) 50.00
2. THE ESTATE OR 1NTEREST IN THE LAND HEREINAFTER DESCRIBED OR REFERRED
TO COVERED BY THIS REPORT IS:
A Fee
3. TITLE TO SAID ESTATE OR 1NTEREST AT THE DATE HEREOF IS VESTED IN:
Loy Carl Nix and Marsha A. Nix, as tenants by the entirety
4. THE LAND REFERRED TO IN THIS REPORT IS SITUATED, IN THE CITY OF TIGARD IN
THE COUNTY OF WASHINGTON, STATE OF OREGON, AND 1S DESCRIBED AS
FOLLOWS:
SEE EXHIBIT "ONE" ATTACHED HERETO AND MADE A PART HEREOF
TM\RIS 12!19/2002
1
Order No. 90-920828-28
EXHIBIT "ONE"
The following described property being in the Northwest one-quarter of Section 3, Tov��nship
2 South, Range 1 West, Willamette Meridian, in the County of Washington and State of
Oregon, to wit:
The North 90 feet of the foliowing described tract, the cut off line being 9Q feet distant from
and at right angles to the North line of said tract:
Beginning at a point in a 40 foot roadway fWalnut Street) which is South 0°46' West
1056.00feet and South 77°50'West 1272.70feet from an iron bar at the one-quarter corner
on the North line of Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the
County of Washington and State of Oregon, said point being also on the Easterly line of
Christensen Avenue now known as SW 121 stAvenue; thence South 04°05'East 325.62feet
afong the East line of Christensen Road to an iron rod and the true point of beginning; thence
South 04°05'East 200.�0 feet along said Easteriy line of Christensen Avenue to an iron pipe
on the North (ine of the Blankenship Tract; thence North 77°50' East 482.00 feet along the
North line of the Blankenship Tract to an iron pipe; thence North 04°05'West 200.0 feet to
an iron rod; thence South 77°50' West 482.00 feet to an iron rod on the East line of
Southwest Christensen Avenue and point of beginning.
Excepting Therefrom that tract of land conveyed to Washington County, a political subdivision
of the State of Oregon as conveyed in Dedication Deed recorded August 31, 2000 as Fee No.
200070496.
2
Order No. 90-920828-28
AS OF THE DATE OF THIS REPORT, ITEMS TO BE COMSIDERED AND EXCEPTIONS TO
COVERAGE IN ADDITION TO THE PRINTED EXCEPTIONS AND EXCLUSIONS IN THE POLlCY
FORM WOULD BE AS FOLLOWS:
GENERAL EXCEPTIONS:
1. Taxes or assessments which are not shown as existing liens by the records of any taxing
authority that levies taxes or assessments on real property or by the public records,
proceedings by a public agency which may result in taxes or assessments, or notices of
such proceedings whether or not shown by the records of such agency or by the public
records.
2. Any facts, rights, interests or claims which are not shown by the public records but which
could be ascertained by an inspection of said fand or by making inquiry of persons in
possession.
3. Easements, or claims of easements or encumbrances, not shown by the public records,
reservations or excepiions in patents or in acis authorizing the issuance thereof, water
rights, claims or titie to water.
4. Discrepancies, conflicts in boundary lines, shortage in area, encroachrnents or any other
facts which a correct survey would disclose.
5. Any statutory liens for labor or material, ineluding liens for contributions due io the Siate
of Oregon for unemployment compensation and for worker's compensation, which have
now gained or may gain priority over the lien of the insured deed of trust, which liens do
not now appear of record.
SPECIFIC ITEMS AND EXCEPTIONS:
6. City liens in favor of the City of Tigard, if any.
There are no liens as of December 2, 2002.
7. City of Tigard and Sanitary Sewer Reimbursement District No. 18, including the terms and
provisions thereof, which discloses reimbursement costs, dated June 27, 2Q00, recorded
June 27, 2001, Recorder's No.2001-06191 5. For pay-off information please call the City
of Tigard at 503-639-4171.
8. Rights of the public and governmental agencies in and to any portion of said land lying
within the boundaries of SW Christensen Avenue.
3
� Order No. 90-920828-28
9. A deed of trust to secure an indebtedness in the amount shown below, and any other
obligations secured thereby
Amount: 570,000.00
Dated: March 12, 1999
Grantor: Loy Carl Nix and Marsha A. Nix, husband and wife
Trustee: Ticor Title Insurance Company
Beneficiary: AAA RS Financial Group, an Oregon corporation
Loan No.: 980165538
Recorded: March 22, 1999, Recorder's No. 99-034146
The beneficial interest thereunder has been assigned, by mesne assignments, to:
Assignee: Chase Manhattan Mortgage Corporation
Recorded: November 2, 1999, Recorder's No. 99-123849
The following matters pertain to Extended coverage only:
10. Any facts, rights, interests, or ciaims which are not shown by the public records but which
could be ascertained by an inspection of said land or by making inquiry of persons in
possession.
To remove this item, we will require an affidavit and indemnity on a form supplied by the
company.
1 1. Any statutory liens for labor or material, including liens for contributions due to the State
of Oregon for unemployment compensation and for worker's compensation, which have
now gained or may gain priority over the lien of the insured deed of trust, which liens do
not now appear of record.
To remove this item, we will require an affidavit and indemnity on a form supplied by the
company.
END OF ITEMS AND EXCEPTIONS
NOTES:
Note A. The address of said land is known as 12630 SW 121st Avenue, Tigard, OR 97223.
Note B. Property taxes for the fiscal year 2002-2003, paid in full.
Amount: S2,198.29
Account No.: R473776
Map No.: 2S13BD-01200
Levy Code: 023.74
Note C. There are no judgments of record against Loy Carl Nix or Marsha A. Nix.
4
= III11 Fidelity National Title Company of Oi-egon
N
... � � W E
Map # 2S103BD 01200 s
The drawing below is copied from the public records and is provided solely for the purpose of assisting
in locating the pre�nises. Fidelity National Tifle assumes no liabiliTy for variations,if any,in dimensions,
area or]xation of che premises or the]ocation of improvements ascertained by actual survey.
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EXHIBIT A
AMERICAN LAND TI7LE ASSOCIATION LOAN POLICY (10-17-02)and
AMERICAN LAND TITLE ASSOCIATION LEASEHOLD LOAN POLICY (1 G-17 92)
SCHEDULE OF EXCLUSIONS FROM COVERAGE
The tolbwinp maIIers aro expre.-:ly axcluded from Me covenqe of this policy and the Company wili not value for the esrete or interost inrured by d�is policy.
pay b:s or tlamage,cos[s,eaomey's fees or ezpensns which arce hy re�san cf: 4. Unenforcaabdiry af the lien of the in.ured mortp�ee be<ause ot tne ina6Jity ar IaiWre ot the insured at
1. (�I Any I�w,ordinence or povemmental ropulabon(includm0 6ut not limited tc 6uilding aru xomrq laws, Date of Poficy,or the ina6ilrty cr failurc of any subsepuen[owror ot the indebtadness,�o comply wich
ordinsnces,or ropuietionsl rostrictinp,n�ohibitlnp o�relatinp to(il the occupancy,.ae,or enjoyment of opPlicable doinp businesc laws of thc state m which the land is souated.
the Wnd;(ii�the cheracter,dimensions or bcatbn of any Improvament now or hereafter erected on the S. Invalidlry•or unenFOrceebdity of the Imn of ths insund mortpape. r claim thereof,which arises out of
land;(iiil e seperanon in wnership or a chanpe in the dimmsiort or orea of Me lantl or any parcel of the tnrcaction evidenced hy the�nsurea mortpape.end is based upon usury or any consumer credi!
which tha lend is or w a a part:or(ivl environmantal protection,or the effec;of eny violatwn of thesa p�otectron or truth in kndinp law. �
laws,oraironces or povammental repulatio�s,except to the axreM!tMat a no:ice of the enPorcament 6. Any stannory Fen for service.., labor or mamr�ls fo�tfie cla�m of prronry of.ny stanrtory lien for
thernof o notica of a defect, lien or encumb�ence rosuidnp from a vioktion or alleped vfol�9on services,khor or materuls over the fen of tM Insured mortpaeel arcinB from an improvement or work
affecnnp the I�nd ha:6een rocorCed in the puhl'�c records ac Date of Pdicy. rolatad m the und which u connacted tor and commenced subaequenc to Da:e of Pollcy snd is rwt
(h�Any povernmantal police pow r not excluded by�a�ehvva,except to the extent th�t a no;ice of the financed�,n whole v�in pert 6y proceeds of the mdeUtedness secured by thc iruurotl martpapa which
azarcGe�heraof o notice of.deFect, lien or encumbnnee res�ror,a trom s vblation, or alleped at Da�e o(Pvfcy thn iiuured has adwnced or is o6lipete�ro a0vance. nsu
vro4tion atfectinp the land Ns 6nen recorded in the Pu6Gc records at Dam ot Pdicy. 7. Hny claim which ansss aut of Ne trancection creetin0�e mcertst of y�e mortpe0�e red 6y this
2. Rip�ts or eminant domein unNss notice of the axercise tfiamof has 6een ncordsd in[he pu6lic rocords pohry,6y reason of che operstlan a}federal 6ankmptcy,sUm insoNency.or simi4r cretliwrs'ripht;
st Dane ot Policy,6ut not eccludinp fmm wveape eny takirp wnich hu accurted prio•to Dete of PoGcy laws,th+t�:hased on:
wh�ch woald be hindinp on the rphcr o�a purchaser for value wlthout krwwledae. 1i)rhe cransactwn creatirq the Inceresi ot tha�.�sweE mortpaa•e b•inQ doemed a frwAoknt conveyence
7. Defects,Iwns,encumhnnces,advarse cl�ims,or other maners: or fraudulenc tt�nsfer;or .
(Q cre�md,zufferod,e;s�mcd or apreed to hy the insured claimmC lii) the subordinr.ion of fhe mtxest of the wured mertpaBee as�result of che�pplicanon of ttx
(bi not known to Me Gompany,not rocordsd in the public records at Date of Policy, but known to docmr»of epmhSie suborGirution:or
thelnsured claimen[and not discbsed in wntinB�o<he Company by ihe irssumd claim�nt D�pr to tM (Mil tha mnsaction cmabnp the interast o�the insurod mortpepee 6nnp deemed a prefemntial Vansfer
da[o ttu msumd cleima�t beume m insured under this policy; cepc where[he preferontial tnrssfer rcsultc fmm the tailure:
(c1•ewkirq in no lo;s ar damaQe ro tM insured claimmC �X1+!to timely nrord�he mrtrumen:oi transfer;or
ldi�ttec�inp o cmated subssauent to Deta of Policy,or Ibl of sueh rocordatbn to imonrt noUCe to a purcheser tor veiue or a judpemeN or lien cmditor.
(n)ruswCnr, inllcss or damaQe which would not h�ve been:ustained i!the insured cl�imant had peid
AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY (10-17-92) AND
AMERICAN LANC TITLE ASSOCIATION LEASEHOLD OWNER'S POLICY (10-17-02)
SCHEDULE OF EXCLUSIONS FROM COVERAGE
The followirp matterc are express:y ezclvdad from the rovernpe of[h�s policy and the Company will not - 161 not known ta the Gomv+ny,not rerorded in the public rowrds at Oatt of Policy,but known co the
pay io:s or d.mepe,costs,attorney's fee:er expense:which erise by�a.son oY insured cl��imant and rwt d�sclasad in w�RinO�tha Company by the in rad claimant prior to the date
1. la)Any lew,ordinance ar povemmental repulat:on(includ�ne but not iimited to huildinp and xoninp laws. the insund claimant became en in;ured un0er�uhi;po6cy;
ordinancei,o regulaxionsl resc•ictine.p�ohibitinQ or relatinp ta(i)the occupancy,use,o enjoyment cf (cl ra:uhinp in no loss ar damape co the in red claimant:
the I.nd;f��l th�chnrac[wr,dimension:or loc�2ion of enY improvemant�ww or hereerier erectad on the !d)attach�ng or createa subsequant w Date of Pol�icy,or
land;lrii�a:epention in ownsrship or chanpe in the dimenzion;or aroa of the land or any parcel of {e)rosutunp in loss or tlsmaBe which wo.,id rwe hrvc 6e�r,s�s2.�n�d i1 the insurad cWiman[has paid
which tha land is r was a part;or(ivl emironmentoi proiaction,or the effect ot eny violaoan ot these veiue tor the esiate or ins�red hy this policy.
laa ordina or Oovernmentel repu0[ions,excepi to the xxten[Net e notice ot the entomamrnt 4. Any claim which arisea out ot the vancac[ion veatinQ in ihe Insurod che artetc or Interort insured Ey
thereof or enrotice of a defact,lien or erovm6rance recultina from a violation or alleped v�olation this poFcy, by�eason o1 che opantion of(ederal banWuptcy,c�ete insolvencY,or similv crediwrs'
. aftecting ihe lend has heen recorded in the pu6lic racords at Dete of Pol��ry. ri0hts laws.that a based on:
161 Any Bover�mental police power noi excluded by(a7 a6ove,except to tha ex[ent that a notice o(the (il the transaction creetinp the estete or interest insured by this policy being deemed a traudulent
exercise thereof or a rotice of�defect,6en o ancum6rance resultinp from a viol�uon or dlegad conveyance or freudulent trareter,or
�obrion aftectinp the land hes Aeen recorded inrthe puGlic record:at prte of Poli�y. (iil the�nnsactan creatinp the estau or interest in.ured by thw policy�eine deemed a praferentiel
2. Fipht�of eminent Comain unleis notice of the exercise thereof hes been rewrCad in tha public rocord: cran:ter except wher�thn proferen�ui v�r.fer ros,��from�t+e f.�l�re:
at Date of Policy,but not exduding from covenpe eny takinp which hex occurred prior to Date of Policy (s)�;imely mcor0 the inserument or ttansfer;or
which wo�ld 6e Uindinp on tM ripha ot a purchasar fo��alue wlthout knav�ledpe. (bl of such mcordadon to�mpart notice u a purchaser tor value oi a judgement or 4en crndiror.
3. Defeees.liens,e cumbnnces,edverse d�lms,or oNer matters•
(a)cree[ed,suffered,assumed or apreed to hy the insured cleimant:
The ahave 4LTA policy forms may 6e issued to afford eicher Standard Coverape or Exteaded Ca�erabe.In addi�ion to the
abo�e Ezelusions trom CovereBe,the Ezcaptions from Coverape in a Standard Covcrage policy will also incl�de the tollowinp
Ganarel Exceptions:
SCHEDULE B
GENERAL EXCEPTIONS FROM COVERAGE
This pof�cy doe,not in,ure n0ain,t loa.-or damape land the CompanY�'���not pay costs,attomays'fees or axpensesl which arce hy reason of:
PART 1
1. Taxe:oi essescments which ere noc shown e,exi�tiny lians hy the recordx oi any taxm9 euthoriey thac 3- Eax menes,o claim:of easements or encomhrancas,not.-hown by the puhlic mcords,reservations
lavies taxe,^or a menss on real property or by the pu6lic r cord:,procaedinps by a puhlic aqency excep[ionsr'in Uatents or in ac�s authorizina the is:uance thereol,wa�er rights,cla�ims o�tiUe ro
which mey reswr in tazes or e;sevsments,or roticas of:uch Oroceedinps whether or nvc shown hy the watm.
ords of such apency or 6y[he public records. 4. D'ccrepancies,conflices in boundary lines,shons0e in erea,encroachmenL•,o any o:her fact;whi<h
?. Any faces,riphez,inte�esa or cia-�ma which ar not sMwn by tne puhlic recordc hu[which could 6e a correct survey would dicebse.
a.carta�ned by an mopection of said Wnd or 6y makinp Inauiry ot per;or.In possession. 5. Any stemiory liens far labor or me[erial,includine lien:for conerihuuons due to the Stam of Oregon far
- unemployment compensanan and for worker's romper�.:enon,whic�have now paineE o may pain
prionty aver the lien of tne insured deed of vust,which liens do not now appear of recordr.
CITY �F TI GARD H�ME OCCUPATION PERMIT
DEVELOPMENT SERViCES 7YP�: I
PERMIT#: HOP20Q4-0a150
'i3125 SW Hall Blvd,,Tigard, OR 97223 (503) 639-4171 DATE ISSUEp: 12/27/2004
APPLICANT NAME: MARSNA NIX
SU5INESS ADDRESS: 1263Q S1n1121 ST AVE
�ARCEL: 2S1036D-Ot200 ZONI�fG: R-4.5 JURIS�ICTI�N: TlG
NATURE OF BUSINESS: Horne office
Consulting/Rental
BUSIN�SS NAME: T&149 NlX LLC
SQ F7 - DETACHED:
SQ FT - RESIDENCE: GENERATE FXTRN NOISE: N
SQ FT-BUSINESS: DAYS/HOURS OF OPS :
51C CODE: BUS.VEHICLES GARAGED @ RES: ONE
P�41D NON RES EMPL: N OUTSIDE STORAGE: NO
CUST/CLIENT @ RES: N EXTERIOR S1GN?: N __
PfCK/DELIV @ RES: N ' -
ACKNOWLEDGEM�NT:
I understand ihis Home Occupation Permit is approved for the above described business at tt�e speafied locatior�
only, and dces not require renewaf. Furt�er, I understand that the CityofTigard Business Tax must be renewed
annually in order to maintain permit authorization.
I acknowledge that this Home Occupation Permit approval may be revoked if the conditions and standards af
approval have not been complied with and/or this home occupation is othen,vise being conducted in a manner
contrary to the Tigard Community Development Code (18.742). Perrni't revocation due to a violation of
requirernent(s) of this Home Occupation Permit cannot be renewed for a minimum period of one year. ('18.742.�70j.
/
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other associated CCB licenses.
License Number: 1596�}2
License Status: Active
Date First Licensed: 4/29/2004
Name: ALL ABOUT DOORS INC
Address: 12630 SW 1215T AVE TIGARD OR 97223
Work Phone: 5035903134
Entity Type: Cornoration Class of Independent Non-Exempt (Has
Contractor: Employees - Must
Have Workers' Comp
Coverage)
Ex�iration: 4/29/2006 License Category: Snecialty Contractor/All
WORKERS' COMPENSATION INSURANCE INFURMATIOiV
WC Compliance Number: Insurance Carrier: SAIF
Policy Number : 964668
LIABILITY INSURANCE INFORMATION (HISTORY)
Insurance Amount: $1,000,000.00 Insurance Company: CONTINENTAL WESTERN
INS CO
Effective Through: 7/21/2006
CCB BOND INFURMATION (HISTORY)
Bond Amount: $10,000.00 Bonding Company: OLD REPUBLIC SURETY
CO
Effective Through: 4/29/2006
ASSOCIATED NAMES (INFO)
Doing Business As TIGARD DOOR CO
Corporate Officer DAVID CARL NIX
ADDITIONAL LICENSE INFORMATION
https://ccbed.ccb.state.or.us/ccb_frames/consumer info/business_detail.asp?license_n... 3/30/2006
Term Page 1 of 1
All licensees must qualify as an independent contractor under ORS 670.600 to be eligible for a
Construction Contractors Board license. There are two classes of independent contractor
licenses. They are exempt and nonexempt.
Exempt
This class of independent contractor consists of business entities that do not have employees
and is not subject to workers' compensation coverage.
Note: It is legal for an exempt contractor to lease employees through an employee leasing
company. You may want to contact a CCB customer service representative for more
information at 503-378-4621.
Nonexempt
This class of independent contractor consists of business entities that have workers subject to
workers' compensation. �
Note: Aithough the contractor has provided evidence of workers' compensation, you may want
to contact the Oregon Workers' Compensation Division at 503-947-7814 to verify the validity .
of the workers' compensation coverage provided.
BACK �I
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Oregon Garages & Carports - StateofOregon.com Page 1 of 2
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Portiand
Showing business(s) 1-2D of 119 using your above search in category: -$9.95 -
Garages & Carports. (Redo search In al!categories)
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AA Tigard Door � (503) 590-3134
12630 Southwest 121st Avenue, Portland, OR, 97223
ia ies nc ' (5 -
2525 Northeast Columbia Boulevard, Portland, OR, 97211
A Traveler's Guide
Advanced Garage Doors ; (503) 370-8480 to The Historic
4920 Song Sparrow St, Salem, OR, 97301 Columbia River
Hiqhway
Advanced Overhead Door CO - $13.50 -
j (541) 382-6121
550 Southwest Industrial Way, Bend, OR, 97702
VIEW A_LL OREGON
Alder Creek Building & Remodeling CO Inc � (503) 622-4624 PRODUCTS
55095 East Kirkwood Drive, Sandy, OR, 97055
All Doors Products Inc ; (541) 318-5079
62910 Boyd Acres Road, Bend, OR, 97701
All Garage Doors&Openers j (541) 773-2228
Po Box 97, Medford, OR, 97501
All Martin Garage Doors LLC E (541) 412-7080
1009 Chetco Avenue, Brookings, OR, 97415
Allrite Carpets a (541) 938-3090
Walla Walla Highway, Milton Freewater, OR, 97862
Aloha Gate &Operating Devices i (503) 649-6730
2870 Southwest 221st Avenue, Hillsboro, OR, 97123
Aloha Overhead Door ",, (503) 649-6730
2870 Southwest 221st Avenue, Hillsboro, OR, 97123
Aluminum Screen &Storm Sash CO j (503) 362-6532
2590 Silverton Road Northeast, Salem, OR, 97303
Anything Custom j (541) 935-8942
25340 Lawrence Road, Junction City, OR, 97448
Applegate Door CO ; (541) 929-3369
720 Applegate Street, Philomath, OR, 97370
AWS Doors Windows 8�Cabinets ! (541) 479-0005
337 Union Avenue, Grants Pass, OR, 97527
Bear Creek Overhead Doors ; (541) 779-5080
2487 Crater Lake Avenue, Medford, OR, 97504
Black Diamond Construction CO ; (503) 631-4464
16280 South Timberdark Lane, Oregon City, OR, 97045
Bruce K Miller Construction ! (541) 388-0833
http://www.stateoforegon.com/directory/garages_carports.html 4J4/2006
Google Loca! - garage doors loc: Tigard, OR Page 1 of 1
� All About Doors .z
(503) 590-4481 '�- � �''"�"•"a'"'�t�'
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References
Garage Doors & Openers
Garage Doors & Openers. All About Doors. Garage Door and Opener Specialists.
Sales•Service•Installation•Repair. Tel. 503-590-4481. WEB: www.allaboutdoors.biz.
www.pdxgayyellowpages.com/p/main.asp?cat=148 - ��;;;�r:��
Map data 02005 NavteqT"', Tele Atlas
02005 Google
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.. . '� For over 16 years,our goal has been to ensure the complete satisFaction of every
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All you need to know,All the time,we are All About Doors!
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Please take a moment to browse through our site to learn more about our company and
how we pn show you the "All About Doors"difference.If you have any questions or
comments, please feel free to contact us. We look forward to hearing from you soon.
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At All About Doors, we are dedicated to providing our clients with prompt, professional (/�
and friendly service. Since 1988,we have been family owned and operated,serving the
Greater Portland Metro Area. Our goal is to stay in touch with any changes in our
industry,so that we can always offer you the latest and most current information and
services.
Our mission is"to serve our customers with the extensive knowledqe and ex�ertise we
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All About Doors/Tigard Door - Portland, OR - Contact Us Page 1 of 1
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All About Doors/Tigard Door - Portland, OR - Our Products & Services Page 1 of 2
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about all aspects of garage doors from us.Above all,our work is of the utmost quality
and at an affordable price.To meet these needs,we provide our cUStomers with the
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• Light Commercial
• Door Repair
� Door Service
� Residential Replacements
• New Construction
� Broken Spring Repair/Replacement
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January 18, 2006 �
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OREGON
Dave Nix �v�y 10 ��o�
12630 SW 12151 Street ��CyAEL Z,p�0
Tigard, OR 97223
E�?!P:=S: 12!31k�,
RE: Sight Distance Report I/r�/�
Dear Mr. Nix:
At the request of Dan Jung of Planning Resources, we have prepared this letter discuss-
ing the sight distance at the proposed access for your partition at 12630 SW 12151 Street.
Intersection sight distance was measured at the existing driveway on the north side of
the lot. In accordance with the guidelines given in the AASHTO Policy on Geometric Design
of Highways and Streets (AASHTO Green Book), sight distance was measured at a point 15
feet from the edge of the travel lane from a driver's eye height of 3.5 feet to an oncoming
driver's eye height of 3.5 feet. These measurements are used to ensure the driver leaving the
property can see an oncoming driver and vice versa.
The posted speed on 1215` Street is 35 mph, which requires a minimum of 390 feet of
intersection sight distance in each direction. Sight distance was found to be 413 feet looking to
the north and 267 feet looking to the south. Sight distance to the north is adequate, but is lim-
ited to the south by the fence and vegetation on the neighboring property.
If the vegetation in the public right-of-way is removed, sight distance can be improved
to about 290 feet to the south. The neighboring fence then limits the sight distance.
Removal of the vegetation from the right-of-way will improve the intersection sight dis-
tance to the south, but not to AASHTO standards. It appears that the property line on the ad-
jacent property is not in aligrunent with the property lines for any of the other lots along 121s`
Street between Walnut Street and Carmen Street. Redevelopment of the adjacent properry
would likely require a dedication along the frontage, which would remove the fence line and
improve the sight distance with the probability that sight distance would then be adequate. Un-
til then, drivers at the partition access are expected to pull forward to see around the neighbor-
ing fence and trees.
Union Station, Suite 206■800 NW 6th Avenue■Portland,OR 97209■Phone 503.248.0313■Fax 503.248.9251
Dave Nix
January 18, 2006
Page 2 of 2
The AASHTO Green Book notes that the driver's position in the vehicle is eight feet
from the front of the vehicle. It is possible for a driver to pull forward a few feet and re-
examine the sight distance. This usually improves the sight distance without interfering with
the traffic on the major Street. When the sight distance was measured at ten feet from the edge
of the travel lane (which leaves two feet between the front of the vehicle and the traffic
stream), sight distance was found to be 294 feet. With the removal of the vegetation in the
public right-of-way, sight distance can be improved to about 320 feet. In all cases, it is not
possible to improve the intersection sight distance to meet acceptable standards before the ex-
isting fence on the neighboring property is removed.
Intersection sight distance allows a driver to determine when to enter the major street.
It is intended to minimize disruption to the major-street traffic. There is another parameter,
stopping sight distance, which is used to provide safe operation on the roadway.
Stopping sight distance is the minimum distance needed for a driver on the road to see
and stop for an obstruction in the road, such as a vehicle pulling out of a driveway or minor
street. Based on the AASHTO Green Book stopping sight distance equations, a minimum of
250 feet is needed for the posted speed on 1215` Street. There is sufficient stopping sight dis-
tance at the driveway.
While it may not be possible under the existing circumstances to provide satisfactory in-
tersection sight distance, intersection safety is not affected since there is adequate stopping
sight distance. There may be some slowing of traffic on 12151 Street when a vehicle pulls out
of the driveway into traffic, but this is not expected to create an unsafe situation. It is still rec-
ommended that all vegetation in the public right-of-way be removed to provide the maximum
possible sight distance at this driveway.
If you have any questions about this letter, please don't hesitate to call me.
Yours truly,
C. � -_
Catriona Sumrain
Transportation Analyst
. .
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PRE-APPLICATION
Q� CONFERENCE REQUEST
CITY OF TI4ARD 13725 SW Ha1181vd., Tigard, OR 97223(503) 639-4171 FAX.• (503) 6847297
GENERAL INFORMATION
Applicant: �L�''l,�l L� �-'- ``�� � FOR STAFF USE ONLY
Address: 3 �' c?�=: �� �L' Phone:���'� �-�� ��� �y�'_- Case No.: l�����OG�f �' U�U��
City: t-T1 � � i h!i ►'Z� Zip: � 7 ��_5 Receipt No.: =�c_-, , �� -�f���
l ^ f �.-, �_ Application Accepted By: � ��c,u r�-�
Contact Person: �'��:�^J I��� 1 V ;��Phone:� .�'L '�(�� �
�� J�_i ! 1�. �J �k t��-cc _�� -t�;2u Date: � �7-U �
Property Owner/Deed Holder(s): �-1-`� � �L+Zc� iL�Cr r ��a�; J�c l+� �C
DATE OF PRE-APP.: � /O - 1�" p �
TIME OF PRE-APP.: //� OD
Address:(G�r����- `��� l Z I Phone��-=� r� • '' �S�L
- PRE-APP. HELD WITH:
City: � �[�ti��-r'^�� Zip: �-�����
Rev.7/1l04 i:lcurpin4nasters�revisedlPte-P�pRequest.doc
Property Address/Location(s): I 2�3� � ��`' l �l
�� %�'�u� � r'� ���� � � � `��� REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map 8�Tax Lot#(s):� ��)��l-z �?,r -� � ��� ,-
, r �
Zoning: �� � `-� •- > 0 Pre-Application Conf. Request Form
'-��'�' � � ' � �' �� '� ����'� ' 3 COPIES EACH OF THE FOLLOWINO:
Site Size: . � 1 �%r ,�`''`, i�i, _. , ��r-r.;
}
' Brief Description of the Proposal and
PRE,APPLICATION CONFERENCE INFORMATION any site-specific questions/issues that
you would like to have staff research
All of the information identified on this form are required to be prior to the meeting.
submitted by the applicant and received by the Planning Division a � Site Plan. The site plan must show the
minimum of one (1) week qrior to officiallv schedulin4 a proposed lots and/or building layouts
�re-apqlication 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 mominas. Pre-application conferences are The Proposed Uses.
one (1) hour lona and are typically held between the hours of
9:00-11:00 AM. �] Topographic Information. Include
Contour Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN ❑ If ihe Pre-Application Conference is for
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER a MONOPOLE project, the applicant
FROM 8:00-4:00/MONDAY-FRIDAY. must attach a copy of the letter and
proof in the 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 Tigarcf Community Development
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE Code).
GROUP. ❑ Filing Fee $296.00
Pre-Apps (CD Meetings) October2004
S M T W T F S
1 2
3 4 5 6 7 8 9
10 11 12 13 14 15 16
17 18 19 20 21 22 23' '
24 25 26 27 28 29 30
Thursday, October 21, 2004 31
s:oo
'�,
8:30 I
_ I
9:00
Pre-app David Nix/Julie Nix 642-7442 12630 SW 121st MLP �
�esc�►e�d��12�- �frn�
9:30 ��/�� I
10:00 Pre-App ,
10:30
11:00 Pre-app
11:30
12:00
12:30
1:00
1:30 '
2:00
2:30
3:00
3:30
4:00
4:30 �
5:00
5:30
6:00 �
—�-- -
4:11PM Monday,October 11,2004
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Area: 42038.99881
Perimeter: 1123.60441
TL ID: 2S1036D01200
Acres: .97
Built: 1960
Bldg Square feet: 1800
Property Code: 101
Account: R473776
ALL TL: 128432
ALL TL ID: 128431
X-Coord: 7611946.37552
Y-Coo rd: 650777.88419
According to the following formula: Total Square footage—easement footage—existing
house lot (mimimum 7500) /7500 X 80%, the lot only needs to be divided into 2 new {3
total) lots.
Formula:
Total Square footage: 42039 sf
- easement (access) 9640 sf = 32399
- existing house's lot (at minimum): 7500 sf = 24899
/7500 = 3.31986
x .80 = 2.65589
Site Plan: The enclosed drawing shows how we propose to divide the lot and provide
access to the new lots. The only adjacent street is 121St on the North side of the lot.
Proposed Uses: We intend to build a home on the back lot and a shop on the middle
lot, providing water and sewer to each. Residential purposes.
Topography: The topography in general is flat. See attached maps for contours.
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PRE-AP ICATION CONFERENCEI�TES �
➢ ENGINEERING SECTION Q �o�""nty�°�°°°nt
S�raping�BetterCommunity
PUBLIC FACILITIES Tex Mep[Sl: 2S103BD
Tax Lot[sl: 1200
Use i�lpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW 121 S�Avenue to 35 feet from centerline
� SW Private street to 25.5 feet (20.5 feet in a Tract plus a 5 foot sidewalk easement)
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW 121St Avenue, to include:
� 23 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 6-foot concrete sidewalk with 5 foot planter strip
� street trees spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CIT1f OF TI6ARD Pro-Appllcadon C���ronce N�tes Page 1 of 6
EII���•.„q�•r�ru..■t s.en•.
�
� Full street improvem� .� will be necessary along SW Priva►., �treet, to include:
� 20 feet of pavement
� concrete curb
❑ storm sewers and other underground utilities
� 5-foot concrete sidewalk
� street trees
❑ street signs, traffic control devices, streetlights and a finro-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 finro-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 fin►o-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
cm eF nciwo Pre-AOni�cau.n e•m�ce N•�es Page 2�t 6
�..�...�.��.�.�...�:.�tl..
� . • ❑ Other:
Aqreement for Future Street Imqrovements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) SW 129StAvenue
�2•)
Overhead Utilitv 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
Prior to , 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 121St Avenue.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide separate connections to the main line for each parcel
Water Supply:
The City of Tiqard (Phone:(503) 639-4171 provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
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
CRY OF i16ARD Pro-llpplicetl�a Com�ronce N,tes Pege 3�f 6
En�l�s�rfp����rtwat S�etl��
•drainage plan for the site, a^�i may be required to prepare a s��` �asin drainage analysis to ensure
� that the proposed system v► :,commodate runoff from upstrean �perties when fully developed.
Pay the fee-in-lieu of providing on-site detention.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM) regulations established by the
Unified Sewerage Agency (USA) (Resolution and Order No. 00-7) which requires the construction of
on-site water quality facilities. The facilities shall be designed to remove 65 percent of the phosphorus
contained in 100 percent of the storm water runoff generated from newly created impervious surfaces.
The resolution contains a provision that would allow an applicant to pay a fee in-lieu of constructing
an on-site facility provided specific criteria are met. The City will use discretion in determining whether
or not the fee in-lieu will be offered. If the fee is allowed, it will be based upon the amount of new
impervious surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210.
Preliminary sizing calculations for any proposed water quality facility shall be submitted with the
development application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
1) Address access management standards of 18.705.030.H.2 and 18.705.030.H.3.
2) Separate water mefers and services required for each lot. Meters to be placed at RO W.
3) Contacf the City of Tigard Water Department if there is an existing groundwafer well. Contacf Brian
Rager, 639-4171, for more information.
4) Any relocation of existing meters/services, etc to be at the developers expense.
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.
CITY OF TI6ARD Pro-Applicatl�n Cemeroace Notes Page 4�f 6
EqU��M�!����mr�n S�etln
.
• Pay the T1F
PERMITS
Public Facilitv Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a performance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
NOTE: If an PFI PermR is required,the applicant must obtain that
permit prior to release of any permits from the Building Division.
Buildinq 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.
CRY OF TI6ARU Pro-Appllcatl�n Ceaference Notes Page 5 et 6
Ei�l.••d.��.r�rta•�t a•etl.11
~ Other Permits. The are other special permits, such as .:chanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPAREO BY: �-, � °' � ' ��
ENGINE RING DEPARTMENTSTAff DATE
Phone: [5031639-4111
Fax: [50316240752
document3
Revised: September 2,2003
CITY OF TIGARD Pro-Appllcatl�n C�meronce Notes Page 6 ef 6
�,��..•M.'�•r,ro.•■�a•cn.■
` . .
PUBLIC FACILlTY PLAN Project:
COMPLETENESS CHECKLIST Dafe:
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-way clearly shown. -
❑ Cpnterline 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.
❑ Tra�c Im act and/or Access Re ort
❑ Street rades com liant?
❑ StreeUROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other:
SANITARY SEWER ISSUES
❑ Existin / ro osed lines shown.
❑ Stubs to ad�acent parcels re uired/shown?
WATER ISSUES
❑ Existin / ro osed lines w/sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown?
❑ Pro osed fire rotection s stem shown?
STORM DRAlNAGE AND WATER QUALITY ISSUES
❑ Existin / ro osed lines shown?
❑ Preliminary sizing calcs for water quality/detention
rovided?
❑ Water ualit /detention facilit shown on lans?
❑ Area for facilit match re uirements from calcs?
❑ Facilit shown outside an wetland buffer?
❑ Storm stubs to ad�acent arcels re uired/shown?
The submittal is hereby deemed ❑ COMPLETE ❑ INCOMPLETE
By� Date:
REVISED: 04/06/04
� �
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t. ; .. .. �: � ��� t�ITY f�F TIGARD �`�� x:� �::�.�
�� ;- 4?. �.: �� PRE-APPLICA=TiON CONFERENErE� NUTE�� �� .E�°�ty�,���_
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QIi€at�o�.Meet�ng Notes are Yalid;for Six (6�M'ontlis�
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RESIDENTIAl.
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APPLICANT: f ��-✓v �� N��� A6E#�: r��ir'�k�J�v�ie ,cJ� �
Phone:( ) sa� - ��Z� 7yyL Phone: ( ) 5'a} s�c - 3i 3 y
PROPERTY LOCATiON:
ADDRESS/GENERAL LO(ATION: 1 Z �: 5� s�t.- /2-/ �
TA1( MAP(S)/LOT #(S� 2 5�b 3 .(3 i� oI Z��
NECESSARY APPUCATIONS: ri�iNo� 1_i=t-,v r� Pr�e.?/Tc'Y�o �j11L}��
PROPOSAL DESCRIPTION: 5�������r✓e 7��3Q s r- l�r �L�'�� �r1�,�r-�-�_.c�Tt-
COMPREHENSNE PLAN �
MAP DESIGNATION: ��� r?F<�slrc� /ZES(l���Tis�c
T
ZONING MAP DESIGNATION: /�- `I S
CITIZEN INVOLVEMENT TEAM(C.I.T.)AREA: �. ������-
ZOMIN6 DISTRtCT DIMENSI9NAL REedIREMENTS [Refer tA Cod�S�c�on 1S. -5/d 1
MINIMUM LOT SIZE:�'sq. ft. Average Min. lot width:�ft. Max. building height: ��ft.
Setbacks: Front 2a ft. Side 5 ft. Rear�ft. Comer r�ft. from street.
MAXIMUM SITE COVERAGE: -- _% Minimum landscaped or natural vegetation area: — %.
GARAGES: ,,�� ft.
❑ NEI6NBORNOOD MEEi1N6 [Refer to the Neighborhood Meebng NandeuU
THE APPLICANT SHALL NOT{FY ALL PROPERTY OWNERS WITHIN 500 FEET, THE MEMBERS
OF ANY LAND USE SUBCOMMITTEE(S), AND THE CITY OF TIGARD PLANNING DIVISION of
their proposal. A minimum of two (2) weeks between the mailing date and the meeting date is
required. Please review the Land Use Notification handout concerning site posting and the meeting
notice. Meeting is to be held prior to submitting vour application or !he application will not be
accepted_
' NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittat of a land use application.
CITY OF T16ARD Pre-Application Conference Notes Page t of 9
aes�a�o���:y a�s�
�' .Q NARRATIVE [Ref�r to Cede Cba� _.18.3901
' The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicabte
approval standards. Failure to provide a narrative or adequately address criteria would be reason ta
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria_
� IMPACT SiUDY [Rcter to Code Sectians 18.39D.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 [Reter to Chapters 18J05 and 18.1651
Minimum number of accesses: � Minimum access width: Z� �
Minimum pavement width: �2 �° �
❑ WALI(WAY REQUIREMENTS [Refer ta Cede Chapter 18.705)
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.
� RESIDENTIAI DENSRY CAICULATION [Refer to Codc Cdapt�r 18.715)-SEE F]IAMPLE BELOW.
The NET RESIDENTIAL UNITS ALLOWED on a particular site may be calculated by dividing the net
area of the developable land by the minimum number of square feet required per dwelling unit as
specified by the applicable zoning designation. Net development area is calculated by subtracting
the following land area(s)from the gross site area:
All sensitive lands areas includinq: 1r zG3Y
➢ Land within the 100-year ftoodplain; - z�'l
➢ Slopes exceeding 25%; � 3�b 3�
➢ Drainageways; and ,, ?�5-�
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. `f,�o �p� � o���
Public right-of-way dedication: ,,,,;� } ��,�rs
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15%of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
El(AAMPLE OF RESIDENTIAL DENSITY CALCUlAT10NS:
EXAMPLE: USING A ONE ACRE SlTE{N THE R-12 ZONE(3,050 MINIMUM LOT SIZE'WITH NO DEDUCTION FOR SENSITNE LANDS
Single-family Mulii-Family
43,560 sq.ft.of gross site area 43,560 sq.ft_of gross site area
8,712 sq.ft. (20%)for public right-of-way 6,534 sq.ft. (15%)for public riqht-of-wav_
IiET: 34,848 square feet NET: 37,026 square feet
= 3,050(minimum lot area) - 3,050(minimum lot area)
_ �4 0111[S�1'AC�C = . DI[S er C�C
�l�e YerelNaeu C�e reqeires 1b��he net sue�rea atist far IMe eed wbNe dwNlin!uait.NO RYdN�ING��IS�EBMITTE/.
�Nfinre�w Pr�ktt�is BOX N tlu wax6ena slNwti�tos�T��EiERMIME TUIS STAMlAR�.MNTIrI�i11E MAlUM81N N�IN�ES oF�NIiS Er.f.
���TIG��Conference Notes p 2 d g
�
' . �} SPECIAL SETBACKS [Reier to d_ _.:Seciion 18.73A1
➢ 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 appty within multipl�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.
[Se�applicable zoning district for the primary strucmres'setback requirements.l
� FUIC L8T BUILDIN6 NEIGNT PROYISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1'/z STORIES or 25 feet, whichever is less in most zones; 2%z stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
� BUFFERING AND SCREENIN6 [Refer to Cede Chapter 1�.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 Caie 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 offen
advisable even if not required by the Code. The required buffer areas may onlv be occupied by
vegetation, fences, utilities, and walkways. Additional infoRnation on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is�
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
.� LANDSCAPIN6 [Refer to Code Cdapiers 18 745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in len th. Street trees must
be placed either within the public rig t-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least iwo (2} inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species af �aturity_ Further information on regulations
affecting street trees may be obtained from the Planni g 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 paricing lot areas from view.
❑ RECYCLIN6 [Refer to Code Cbapter 18.T55)
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 Disposai's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177_
CITY OF TIGARD Pre-Application Conierence Notes Page 3 ot 9
�ADDk����9 Division Ser.ion
� � PARIUN6 [Refer to Cod�Cha �s 18.165 a 18.705)
. � P
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED_
➢ Single-family.._......... Requires:� One 1 off-street paricing 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 paricing for the use of
guests and shall consist of 15%of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet.6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parfcing spaces to
be provided, as well as the parking stalt 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 RQCKS [Refer ta Gede 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 LANDS [Re�er te Code Chapter 18.TI51
The Code provides REGULATtONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 10U-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 responsibility to precisely
identifv sensitive land areas and their boundaries is the responsibility of the applicant Areas
meetin4 the definitions of sensitiv_e lands must be cteariy indicated on ptans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVEL4PMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [R�fer te C�de Secdon 18.715.070.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 fteld exploration and investigation and shalt
include specific recommendations for achieving the requirements of Section 18.775.080.C.
� CLEANWATER SERYICES[CWSI BUFfER STANDARDS [Ref�r to s a 6 96-44/USA R�gnla6ons-Ch��ter 31
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Design Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies ihe required widths:
CITY OF TIGARD Pre-Appfication Con}erence Notes Page 4 of 9
Residenki AppicaimfPlaiwwg oivisia�sec6ai
, � �ABLE 3.1 YEGETATEB COSRI�BB WIDTNS
SOURCE CWS DESIGl1 AND CONSTRUCTIBN STAMDARDS MANUAURESOLDTIOM g ORDfR 96-44
------ --_ . _.— - -
. , . ... �- --
'~��� ��SENSITIVE AREA DEFINITIONt �':` `-S�OP�ADJAGENT,�, � WI�TH OF VEGETA7EQ: ��_
' �;1-0 SENSITIVE�'AREA�, ;~ � `-" C(7RRIDOR FERSIDE?�~ :f�;<;
�,,�. 3. , . . . _ . ,
.>�.�� �-� . . , �, __ <� � _ .
- —--
• Streams with intermittent (low 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 wiih intermittent flow draining >100 acres
• Natural lakes and onds
• Streams with intermittenf flow draining: �25%
� 1 Q 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 ihe starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine(break in
♦ Natura{lakes and ponds <25%slope),add 35 feet past the top
of ravine'
Starting point for measurement = edge ot the defined channel (bankful flow) for strearcu/rivers, delineated weUand boundary, dehneated spring
boundary, and/or average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs,bcated a minirru�m of 15
feet within the river/sVeam or weUand vegeiated corridor,shall not serve as a starting point tor measuremenL
�l/egetated cortidor averaging or reduction is albwed only when the vegetated oomdor is cerlified lo be in a marginal or degraded condition.
�The vegefated corridor extends 35 feet from the top of the ravine and sefs the outer boundary of the vegeiated coRidor. The 35 feet may be reduced to
15 teet,'rf a stamped geotechnical report confirms slope stability shafl be maintained with the reduced setbadc from the lop of ravine.
Restrictions in the Veqetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construcfion Standards.
Location of Vegetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
°�—� CWS Service Provider Letter.
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ S16NS [Refer to Cade Chapter 18.7801
SIGN PERMITS MUST BE OBTAINED PRIOR TO iNSTALLATION OF ANY SIGN in the City of
Ti�ard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be pemnitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Directors review.
0 TREE REMOYILL PLAN REQUtREMENTS [Refer to Cade Secbon 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prePared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision,�part�tio�n, site development review, planned development,
or conditional use is filed_ Protection is pre e�over removal whe�e possible.
CtTY OF TIGARD Pre-AppGcation Conference Notes p�5�g
��nvv��a�s�o�
� � THE TREE PLAN SHALL �...;LUDE the folbwing:
� � Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
�`�; Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidetines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
iwo-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;
i� ➢. Identification of all trees which are proposed fo be removed; and
�➢ ' A protection program defining standards and methods that will be used by the applicant to
1 protect trees durin g and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRtOR 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.
� MIii6ATtON [Refer to Code Section 18.790.060.E.1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A reptacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula: .
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in perForming such tree
replacement.
� CLEAR YISION AREA [Refer ta Cede Chapter 18.1951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3} AND
EIGHT (8) FEET IN HEIGHT at roadldriveway, road/rail�oad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street`s functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Applicatior►Conference Notes Page 6 of 9
�n�oo�y a�se�con
� � RITOBE STREET PIAM ANB D[TE�N OF STREETS [Refer to Cede S�c6an�o.61A.030.FJ
. �
A FUTURE STREET PLAN sl�all:
➢ 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 boun`�ari s 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 transif facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary fo give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENi'S [Refer to Ced�Secdon 18.810.9601
MINIMUM LOT FRONTAGE: 25 feet untess lot is created through the minor Iand partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement. - - -
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2%Z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1% times the minimum lot size of the applicable zoning district.
❑ BIOCKS [Refer to Code Section 18.810.0901
The perimeter of BLOCKS FORMED BY STREETS SHALL N�T EXCEED 1,800 FEET measured
along the right-of-way center line except where st�eet location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECHAPTERS
_ 18.330�c«,��s«�u�� 18.624(�-gard Toany�e�yn s�} ti! 18.765�oa-sv�P�����,��
_ 18.340 t�rs�r_�► 18.630�w��,s�R��c� _ 18.775�s��R��
_ 18.350��a�,q �18.705�«�9►�c�s�1 _ 18.780�sg�)
_ 18.360�sn��c R�w� 18.710�n�«y R�a«�r�u�� _ 18.785 R��,u����
_ 18.370(varianceslAdustrner►!s} 18.715(oens�r Compufations) _�18.790(f�ee Rernnv�ary
_ 18.380�z«�,s�rr�a a�a�) 18.720(o�s���+r s�l _1�18.795�v�c�+,oe a��
_ 18.385�P�� 18.725�P���sr�� _ 18.798�nr.�co�,���,F��
✓ 18.390�r�y�aa sn,ay) 18.730���To�,�c s��� ��18.810�sa�a u�ry r,�►�sr�►d�1
_ 18.410�a u�n��y 18.740��a�y� _
�18.420 Rar�d Parodons) 18.742(Home ooc�pa6on P�)
_ 18.430�s„ea�� _�18.745�►a�:,y a s«�,:�y s�a��
�/ 18.510(Res;ae�,sal z«,irg oiso;c�� 18.750�n+�r�KearnAow Nome Re�a�or�y
_ 18_520�c«�z«�,y o�a;�> 18.755��d s�d w��m�,y�,y sro�)
_ 18.530 ta,a,�zo��o�a�� 18.760�r�o�«ao►�y s�a,ano�}
CITY OF TiGARD Pre-AppGcation Conference Notes P 7 ot 9
��nv�r�.�y o�;o�saceo� �
,� • R�DITIONAL�ONCERNS OR COMMENI�:
'/ !"!G'!"�6� 7'`�f" v'� Gc:� ' `��/�-(� lnll'r �"/�" E lln'G'� S T 7
f .� .. << ' ��.� �
1� ,�?,�� �-n��-." ;3/�� - ��.��s�— .��,,� .����A%/���
psoc�uuRE
�— Administrative Staff Review.
Public hearing before the Land Use Hearings �fficer.
Pubiic hearing before the Ptanning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additionaf public hearing shall be
held by the City Council.
APPUCATION SUBM(iTAI PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Depa�tment at Tigard City Hall offices. PLEASE NOTE: Applications
submitted by mail or dropped off at the counter without Planning Division acceptance may be
returned. The Planning counter closes at 4:00 PM.
Maps submitted with an application shall be folded tN ADVANCE to 8.5 by 11 inches. One (1),
8'/Z' x 11" map of a proposed project should be submitted for attachment to the staff report or
administrative decision. Application with unfotded maps shall not be accepted.
The Planning �ivision and Engineering Department will perform a preliminary review of the
application and will determine whether an appfication 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.
CfTY OF TIGARD Pre-AppGcation Con�erenoe Notes Page 8 of 9
Residen0�Appir.�aJPlaning�i'�'�o�,secfa�
� �. • � The administrative deasic,. .,r public hearing will ��ically occur ar�,roximately 45 to 60 days after an
• application is accepted as being complete by the anning Division. Applications involving di�cult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows�all•land use decisions. An appeal on this matter
would be heard by the Tigard_��z S ���� �L� . A basic flow cha�t
which illustrates the review process is�ilab�rom 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.
SUBDINISION PLAT NAME RESERYAnON [c�nnty Snrveyor's oifiee: 593-648-88841
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 O�ce in order to obtain approval/reservation for any subdivision name.
Applications wiU not be accepted as complete untit the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDIN6 PEBMITS
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
Bui[ding Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system •development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the City's policy is to ap ly those svstem
development credits to the first buildinqpermit issued in the develoQment (UNLE�S OTHER [SE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a e requiremen s an aspec s r a o
site planning that should appIy to the development of your site plan. Failure of the staff to provide
information required by the C�ide shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a pros�pective applicant either obtain and read tl�e Community Development Code or
ask any questions of City staff-relative to Code requirements prior to submitting an application.
AN ADDITIONAL PRE-APPUCATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLtCATION 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 Blf: > ��- � =,, � ��
fITY OF TIGAR P NNI G DIVISION - STAFF PERSON HOIDING PRE-APP. MEETING
PHONE: (503) 639-4171 FAIL• (503) 684-129]
E-htAIL• �m�'z r��a��)@a.tigard.or.us
TITLE 18(fITT Of TI6ARD'S (OMMUNIT'! DEYELOPMENT fODE)INTERNETADORESS: www.ci�igardor.ns
H:lpariylmaslerslPre-App Notes ResidenGat_doc Updated: 2frJun-02
(Engineering secGon:preapp.eng)
CITY OF 71GARD Pre-AppC�c�ion Confiererxe Notes P 9 oi 9
r�+e��nv�y aN�s�o�
�
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IMPACT STUDY
12630 SW 1215t 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 PARTlT/ONS
18.390.04(2)(e) Type Il Procedure- Impac�Study
APPLICANT'S RESPONSE:
The various public facilities and services listed in this section are addressed as follows:
Transportation System
- A dedication of five feet across the site frontage to increase the right of way for SW 1215' Avenue to
35 feet from centerline is required, along with partial street improvements to include 23 feet of
pavement from centerline, concrete curb, sidewalk and planter strip, underground utilities, streets trees,
street signs, streetlights, etc. An agreement to participate in future street improvements may be
sufficient. These measures, along with transportation impact fees, will mitigate any impact of the
proposed partition on public streets.
Construction of public improvements along the SW 121 S� Street frontage will be deferred through an
agreement with the City.
-To meet City standards, the 3 proposed parcels will have consolidated access and share a driveway to
serve vehicular and pedestrian circulation as depicted on the site plan. This three (3) 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 121ST Ave, a local public street, posing no inadequate or
hazardous access. Joint access will be utilized through this application via a 20-foot private street tract
to serve three or more lots, as is the case for Parcel 1. Beyond the existing residence, the tract width
will be reduced to a 15-foot access and utilities easement to serve Parcels 2 and 3, as shown on the
preliminary plat. Any curb cuts and walkways needed 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 location of existing
homes (reference future street plan for more detailed information). 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 121 St
Ave and SW Walnut St to the north as shown on the graphic below.
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City of Tigard requires all proposed developments to convey stormwater to an approved public
drainage system. Parcels 1 and 2 will be filled to slope the water north towards the private street tract.
The water from the private street tract will be directed from a catch basin and sloped back towards SW
121St Ave. Parcel 3 proposes an onsite infiltration basin located close to the NE corner of the site. The
2
.
proposed three-parcel partition will comply with this requirement for individual lots onsite and proposes
to pay a fee-in-lieu for both water quality and the amount of storm water discharged.
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 3-lots with two new residences.
W ater Svstem
Water system improvements necessary to serve the subject site consist of extending a lateral from the
existing 8" public water line in the SW 121st Ave public right-of-way onto the site and installing an
individual water meters to serve proposed parcels 2 and 3. 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 to serve the subject site. Other than connection to the
existing sanitary line in 1215� 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 three-lot partition creating 2 single-family residential dwellings. 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.
3
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3 Lot Partition Applica�i�r►
Tigard, Oregon
APPLICANT:
David Nix
12630 SW 121 st
Tigard, OR 97223
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
■■ � ,,. ,,,�
• - planning� � � �� inc. �� � � ����
City of Tigard Partition Applicafion
� .
d ���� �U`�/ � L'. � s t ��,'��;
Political Boundaries
City Tigard
County Washington Co.
Planning Information
Neighborhood CPO 4B Bull Mtn
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 City of Tigard
Tax Assessment Details
Tax Lot Number 2S103BD01200
Total Subject Site Size 0.97 Acres
Site Address 12630 SW 121St Avenue
Tigard, OR 97223
Mr. David Nix— Three Lot Partition planning' ; inc.
City of Tigard Partition Applicatron
TABLE OF CONTENTS
Paqes
Project Description and Vicinity Map............................................................... i - ii
Narrative and Impact Statement..........................................................................................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. David Nix- Three Lot Partition lannin °'
P g�.< __ . ; , ��.inc.
Crty of Tigard Partition Application
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 three (3) - parcel land division, with a private street tract
that serves all parcels. A 20-foot private street tract is required for any proposal serving three or
more lots as is the case for Parcel 1 and a 15-foot access and utilities easement is sufficient to
serve Parcels 2 and 3. The design of the proposed land division includes two flag lots to divide
the existing 42,445 square foot lot into parcels.with areas of 15,951 square feet (parcel 1),
11,542 (Parcel 2) square feet and 14,952 parcel 3 square feet. The site is zoned R-4.5 by the
City of Tigard. Low Density Residential zoning is intended to accommodate single-family
homes, with or without accessory residential units, at a minimum lot size of 7,500 square feet.
Existing Conditions:
The site has an area of 0.97 acres of land, as shown on Assessor's Map No. 2S-1-03BD, Tax
Lot 1200. The site is nearly flat. The site has an existing residence that will be retained on
Parcel 1, as shown on the preliminary plat. The garage will be removed.
The site has frontage on SW 1215t Avenue, along the western boundary.
The entire area surrounding the site is developed 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 is a mix of typical suburban landscaping in the vicinity of the
residence, with open grassy areas shrubs, and mature trees scattered throughout the site.
Public Facilities and Services:
1. Sanitarv Sewer: CWS currently has an 8" sanitary sewer line in SW 1215'Ave. The
proposed development will be connected to the public sanitary sewer with separate
laterals for each lot.
2. Water Service: The City of Tigard currently has a water main in SW 121 S`Ave that is
adequate to serve the site.
3. Storm Sewer: City of Tigard requires all proposed developments to convey
stormwater to an approved public drainage system. Parcels 1 and 2 will be filled to
slope the water north towards the private street tract. The water from the private
street tract will be directed from a catch basin and sloped back towards SW 121 S'
Ave. Parcel 3 proposes an onsite infiltration basin located close to the NE corner of
the site. The proposed three-parcel partition will comply with this requirement for
individual lots onsite and proposes to pay a fee-in-lieu for both water quality and the
amount of storm water discharged.
4. Streets: The site is located east of SW 121 S�Avenue. This application does not
include the creation of a new public street, however it does propose the creation of a
private street tract. A 20-foot wide private street tract is required for any proposal
serving three or more lots, as is the case for Parcel 1. Beyond the existing
residence, the tract width will be reduced to a 15-foot access and utilities easement
to serve Parcels 2 and 3, as shown on the preliminary plat.
Mr. David Nix— Three-Lot Partifion planning�?ew���.,r��c.5inc. �
Crty of Tigard Partition Application
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Mr. David Nix— Three-Lot Partition plamm�g_.< - . -:inc. �]
City of Tigard Partition Application
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Mr. David Nix— Three-Lot Partition planning�:��sc.s��c�e sinc. iii
Cify of Tigard Partition Application
FINDINGS
This application proposes partitioning the 0.97 acre Tax Lot 1200 (Tax Assessor's Map 2S-1-
03BD) into three (3) parcels, with an access and utilities tract. Parcel 1, with the existing
residence, will have an area of 15,951 square feet. Parcels 2 and 3, considered flag lots under
City standards, will have areas of 8,613 square feet and 13,695 square feet excluding access
easements. All proposed parcels exceed the minimum required area of 7,500 square feet lot for
the R-4.5 district.
The following requirements of the City of Tigard Development Code apply to the proposed
partition application, as determined from: (i) existing conditions present on and surrounding the
site, (ii) requirements identified by Tigard staff during the pre-application meeting held on
September 21, 2004, and (iii) a review of Title 18:
CHAPTER 18.390 DECISION-MAKING PROCEDURES
18.390.040 Type ll Procedure
(A) Pre-Application Conference:A pre-application conference is required for Type /l actions.
Pre-application conference requiremenfs and procedures are set forth in section 98.390.080C
APPLICANT'S RESPONSE:
A pre-application conference was held on September 21, 2004 with City of Tigard Planning
Division staff. The appropriate procedure is Type II (Table 18.390.1).
(B) Application Requirements:
APPLICANT'S RESPONSE:
An application package includes a narrative and impact statement (see response to 18.420.A.2,
following) describing how the proposal satisfies code requirements, and the application fee.
CHAPTER 98.420 LAND PARTITIONS
18.420.050 Approval Criteria
A.9. The proposed partition complies with alf statutory and ordinance requirements and
regulations.
APPLICANT'S RESPONSE:
This narrative, along with plans, will demonstrate that the proposed partition complies with
applicable statutory and ordinance requirements and regulations.
A.2. There is adequafe public facilitres available to serve the proposal
APPLICANT'S RESPONSE:
Public facilities needed for and available to the site include the following:
1. Public Streets
A dedication of five feet across the site frontage to increase the right of way for SW 1215c
Avenue to 35 feet from centerline is required, along with partial street improvements to include
23 feet of pavement from centerline, concrete curb, sidewalk and planter strip, underground
utilities, streets trees, street signs, streetlights, etc. An agreement to participate in future street
improvements may be sufficient. These measures, along with transportation impact fees, will
mitigate any impact of the proposed partition on public streets.
Mr. David Nix— Three--LotPartition planningltf•�;c,��.•;�t•>.inc. �
City of Tigard Partitron Application
2. Sanitary Sewer
The nearest sanitary sewer is an 8" line located in SW 121 S�Avenue and is available for
connection to the new parcels. No concern with system capacity to accommodate two new
single-family dwellings has been identified.
3. Public water
Water lines within SW 1215�Avenue are available for connection to the subject site via separate
water meters and service laterals. No concern with system capacity to accommodate two new
single-family dwellings has been identified.
4. Storm Drainage
City of Tigard requires all proposed developments to convey stormwater to an approved public
drainage system. Parcels 1, 2 and will be filled to slope the water north towards the private
street tract the water then will be directed from a catch basin and sloped back towards SW 121St
Ave. The proposed partition will comply with the City of Tigard's on site detention requirement
for stormwater and proposes to pay a fee-in-lieu for both water quality and the amount of storm
water discharged.
5. Other Public Facilities
Fire protection is provided by Tualatin Valley Fire and Rescue.
A.3. A/l proposed improvements meet City and applicable agency standards
APPLICANT'S RESPONSE:
Any improvements proposed or required to accommodate this three-parcel partition will be
designed to meet all standards for the city of Tigard and other applicable agency standards.
Construction plans will be submitted for review following preliminary plan approval.
A4. All proposed/ofs conform to rhe specific requirements below:
a. The minimum widfh of the building envelope area shall meet fhe lof requirement of the
applrcable zoning drsfrict.
APPLICANT'S RESPONSE:
The minimum width required in the R-4.5 Zone is 50 feet; proposed parcels are 91 feet wide,
satisfying this requirement.
b. The !ot area shall be as required by fhe applicable zoning district. In the case of a flag
lot, the access way may not be included in the lot area calculation.
APPLICANT'S RESPONSE:
The minimum area required in the R-4.5 Zone is 7,500 square feet; proposed parcels satisfy this
requirement, as shown in the following table.
Mr. David Nix- Three--LotPartition planningl:E�s�,����cc•�:inc. 2
City of Tigard Partition Applrcation
Pro osed Parcel Areas
Parcel Number Proposed Area Proposed Area without "Flag
Pole"
Parcel 1 15,497 s uare feet 12,717 s uare feet
Parcel 2 11,542 s uare feet 8,613 s uare feet
Parcel 3 14,952 s uare feet 13,695 s uare feet
c. Each /of created through the partrtion process shall front a public righf-of-way by at leasf
15 feet or have a fegally recorded minimum 15-foot wide access easement.
APPLICANT'S RESPONSE:
Parcel 1 has 71 feet of frontage on SW 1215`Avenue. Parcels 2 and 3 have frontage on the
proposed 15-foot wide access/utility tract.
d. Setbacks shall be as repuired by the applicable zoning district.
APPLICANT'S RESPONSE:
The residence on Parcel 1 will not comply with the front yard setback standard of 20 feet due to
the required dedication along the SW 121 S`Avenue frontage and will also not comply with the
minimum side yard setback on a street of 15 feet or the side yard setback of five feet, due to the
new private access tract along the north boundary. A variance is requested to these standards,
discussed in a following section of this narrative.
No new buildings are proposed for Parcels 2 and 3 at this time, however both parcels exceed
the minimum dimensional standards for the R-4.5 Zone.
e. When the partitioned lot is a flag lot, the developer may determine the locafion of the
front yard, provided that no side yard is less than 90 feet. Structures shall generally be
located to maximize separation from existing structures.
APPLICANT'S RESPONSE:
Front yard and other yard locations will be determined when building plans are selected for
Parcels 2 and 3, which are considered flag lots.
f. A screen shall be provided along the property line of a !ot of record where the paved drive
in an access way is located wifhin ten feet of an abutfrng lot in accordance with Secfions
18.745.050. Screening may also be requrred fo maintain privacy for abutting /ots and to
provide usable outdoor recreation areas for proposed development.
APPLICANT'S RESPONSE:
Due to the location of the existing single-family residence, the proposed access to Parcels 2 and
3 will be via a 15-foot wide access easement along the north property line, including a 10-foot
wide asphalt driveway. This paved surface will be within 10 feet of the adjacent property to the
north.
Section 18.745.050 does not identify specific screening requirements for paved drives within 10
feet of an adjacent parcel; therefore per Section 18.745.050(A)(3) the application proposes a 5-
foot planter strip within the 15-foot access easement, and between the north property line and
the 10-foot wide asphalt drive. This planter strip will contain lawn/living groundcover and a 5-
foot tall fence.
g. The fire district may require fhe installation of a fire hydrant where the length of an
access way would have a detrimental effect on fire-fighting capabilifies.
Mr. David Nix- Three--Lot Parfition planningi�t•,,<ztrrc�•�,inc. 3
City of Tigard Partition Applicatron
APPLICANT'S RESPONSE:
The applicant expects to comply with reasonable requirements of the Fire District.
h. Where a common drive rs to be provrded fo serve more than one lot, a reciprocal
easement, which will ensure access, and maintenance rights shall be recorded wifh fhe
approved partition map.
APPLICANT'S RESPONSE:
Reciprocal easements will be provided as necessary prior to final plat approval.
A.S. Any access way shall comply with the standards sef forth in Chapter 18.705, Access,
Egress, and Circulation.
APPLICANT'S RESPONSE:
The proposed access/utility tract will be designed to comply with standards of Chapter 18.705,
discussed in a foilowing section of this narrative and shown on the preliminary plan.
A.6. Where landfiN 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 wifh the floodplain in accordance
with the adopted pedestrian/bicycle pathway p/an.
APPLICANT'S RESPONSE:
The site is not within the one-hundred-year flood plain, therefore, provisions of this section do
not apply.
A.7. An application for a variance fo the standards prescribed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustmenfs. The applications for the partition
and variance(s)/adjustment(s) will be processed concurrently.
APPLICANT'S RESPONSE:
A variance to front and side yard setbacks for the existing residence on Parcel 1 is included with
this application for partition.
18.420.60 Final Plat Submission Requirements
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. Accepfance of dedicafions by City Engineer. The City Engineer shall accept the proposed
righf-of-way dedication prior to recordrng a land partition.
8. Acceptance of public easemenfs by Cify Engineer. The Cify Engineer shall accept al!public
easemenfs 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 Recordrng Partifion Plats
A. Recording requrrements. Upon fhe Director's approval of the proposed minor parfition, fhe
applrcanf shall record the fina/partition plat with Washington County and submit a copy of the
recorded survey map to the City, to be incorporated into fhe record.
Mr. David Nix— Three--Lot Partition planning;4}�su�.t�cc��,inc. 4
City of Tigard Partition Application
8. Time limif. The applicant sha/l submrt the copy of the recorded minor partition survey map to
the Cify within 95 days of recording, and shal!be complefed prior to fhe issuance of any building
permits on the re-confrgured lots.
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. RESlDENTIAL ZON/NG DISTRICTS
D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate atfached single-family homes, defached single-family homes with or without
accessory residential units, af a minimum lot size of 7,500 square feet. Duplexes and
attached srngle family units are permitted conditionally. Some civrc and institutional uses are
also permitted condifionally.
APPLICANT'S RESPONSE:
The proposed partition will accommodate the existing residence on Parcel 1 and provide two
new parcels suitable for additional single-family homes. All parcels exceed the minimum
standard area of 7,500 square feet. Therefore, standards of this section are satisfied.
18.510.030(A). Types of Uses.
A. Types of uses. For the purposes of fhis chapter, there are four kinds of use:
9. A permitted (PJ use is a use which is permifted oufright, but subject fo all of fhe
applicable provisions of fhis title. !f a use is not listed as a permitted use, it may be
held to be a similar unlisted used under the provisions of Chapfer 18.230;
APPLICANT'S RESPONSE:
The proposed partition will provide two new parcels to accommodate two new single-family
detached residences, a permitted use in the R-4.5 Zone. Further division of the site will not be
possible under existing zoning regulations, as no parcel exceeds double the minimum lot area.
18.510.040. Minimum and Maximum Densities
(A) Purpose-The purpose of this section is to establish minimum and maximum densities
rn each residentia! zoning disfrict. To ensure the qualify and density of developmenf
envisioned, the maxrmum density establishes the ceiling for development in each zoning disfrict
based on minimum lot size. To ensure that property develops at or near the density envisioned
for the zone, the minimum densify for each zoning district has been esfablished at 80% of
maximum densify.
(8) Calculating minimum and maximum densities-The calculation of minimum and maximums
densities is governed by the formulas in Chapter 18.715, Density Compufations.
APPLICANT'S RESPONSE:
The formula for calculating density is given in Chapter 18.715, set out in detail in a following
response. For this site, the minimum density is 3 dwellings and the maximum density is 4
dwellings. This application proposes a partition that will create three parcels, each suitable for a
single-family dwelling.
98.510.050. Development Standards.
A. Compliance required-All development musf comply with:
(1) All of the applrcable development standards contained in the underlying zoning district,
except where the applicant has obtained variances or adjustmenfs in accordance wifh
Chapters 18.370;
(2) AI! ofher applicable standards and requiremenfs contained in this title.
8. Development Standards. Development sfandards in residential zoning districts are contained
in Table 18.590.2.
Mr. David Nix— Three--Lot Partition planning�:e�tic�izri•e�inc. $
Cify of Tigard Partifion Applrcatron
APPLICANT'S RESPONSE:
The proposed partition complies with dimensional and development standards of this chapter,
except where a variance is requested to front yard and side yard setbacks for the existing
residence on Parcel 1. Table 18.510.2 lists the minimum front yard setback as 20 feet and the
side yard setback as five feet, or 15 feet of along a street side yard. Either way, the proposed
front yard setback of 12.9 feet and side yard setback of three feet do not meet these standards.
As the partition cannot proceed without these modifications, a variance is requested.
Variances and adjustments are authorized in Chapter 18.370 and a variance for a partition is
referred to this chapter (18.420.0507). Approval criteria for a variance are set forth in Section
18.370.C.2:
Criterion a: The proposed variance will nof be maferially defrimental to the purposes of this title,
to any other app/icable policies and standards, and to other properties in the same zoning
disfrict or vicinity;
APPLICANT'S RESPONSE:
The purpose for setback requirements is to maintain light and air, and create a certain form and
character of development within an area. The variance to the front yard requirement is
necessary because City standards require an additional five feet of right of way along the SW
1215` Street frontage. Nothing about the residence or its location to the street will change,
except the location of the property line. The variance for side yard setback for the existing
residence occurs in a place where a driveway has been established. The impact on the existing
residence will be somewhat greater, as the potential for traffic from two more dwellings will pass
by the side of the residence. However, the situation will not materially change for either the
residence or the adjacent property to the north. Therefore, the purpose of having setbacks will
not be thwarted by approval of variances to the front and side yard setbacks and will be
mitigated to the extent possible by required screening along the driveway.
Criterion b: There are special circumstances fhat exisf which are peculiar to the lot size or
shape, topography or other circumsfances over which the applicanf has no control, and which
are not applicable to other properties rn the same zoning disfrict;
APPLICANT'S RESPONSE:
The site was not created nor was the existing residence constructed with the idea that the large
property would be divided in the future. The location of the residence across the width of the
existing lot limits the potential for creating a new access to the rear (east) part of the property.
Without this access, the interior of the site would forever remain landlocked and ultimately
thwart, the City's intentions to provide for its population. These circumstances do not apply
generally in the zoning district, as relatively few lots have the potential for redivision.
Criterion c: The use proposed wiI!be t1�e same as permitted under this title and City standards
will be maintained to the greatest extent that is reasonably possib/e white permitting reasonable
economic use of the land;
APPLICANT'S RESPONSE:
The partition proposes a land division that will create two new parcels and the potential for two
new homes, permitted within the R-4.5 zone and well within the allowable density. All other
standards can be satisfied by the proposed partition and future development on new parcels.
Criterion d: Existing physica/and natural systems, such as but not limited to traffic, drainage,
dramatic land forms or parks will not be adversely affected any more fhan would occur if the
development were developed as specified in the title; and...
Mr. David Nix- Three--Lot Parfition planningit� �;;i,��.•��inc. 6
City of Tigard Partition Application
APPLICANT'S RESPONSE:
No potential for adverse impacts that would be created by the partition have been identified.
New parcels will create a small amount of additional trips, affecting the residence on Parcei 1 as
well as the neighbor to the north, and SW 121 S` Street. No natural area or park is in the vicinity
of the site. Any impact does not rise to the level of"adverse."
Criferion e: The hardship is not self-imposed and the variance requesfed is the minimum
variance which wou/d alleviate fhe hardship.
APPLICANT'S RESPONSE:
The hardship is not self-imposed but rather is imposed by an attempt to comply with City
standards for additional right of way on SW 1215t Street and a suitable accessway for the
proposed partition. The extent of the variance requested has been minimized to the extent
possible by varying the width of the accessway, from 20 feet where necessary to serve all three
parcels to 15 feet where only access for Parcels 2 and 3 is necessary.
Summarv and Conclusion for the Variance Reauests:
The request for variance to the standards for front yard and side yard setback is discussed in
the foregoing section of this narrative and each criterion is shown to be satisfied. Without a
modification to the standards, the partition cannot be approved. No adverse impacts of the
variances have been identified. Mitigation is required through screening of the new accessway
along the property line. The site can be divided to provide two additional dwelling sites, thus
supporting the City's responsibility to provide housing for projected population. Therefore, the
request for variance should be approved, enabling the application for land division to proceed.
CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION.
This chapter sets out standards for privafe streets.
APPLICANT'S RESPONSE:
The partition includes a private street tract, which will provide access for all three parcels. The
tract will be 20 feet wide, with a 5-foot sidewalk (within an easement) up to the existing
residence on Parcel 1, thenceforth access narrows to a 15-foot wide access easement with 10
of pavement to serve Parcels 2 and 3, consistent with standards in Table 18.705.1. The private
accessway will be created as an easement with joint ownership and maintenance
responsibilities prescribed in covenants recorded with deeds for each parcel.
SW 121St Avenue is designated collector in the City of Tigard Transportation System Plan.
Section 18.705.030.H.3 requires a minimum spacing of driveways and streets along a collector
to be 200 feet. The proposed access to the 3 lots is via a private street connecting to SW 1215t
Avenue near the north property line. This proposed intersection is within approximately 140 feet
of the intersection of SW 121 St Avenue and SW Tippitt. Therefore the applicant requests an
adjustment to Section 18.705.030.H.3.
Variances and adjustments are authorized in Chapter 18.370 and a variance for a partition is
referred to this chapter (18.420.0507). Approval criteria for a variance are set forth in Section
18.370.C.2:
Criterion a: The proposed variance will not be materrally detrimenta/to the purposes of this title,
to any ofher applicable policies and sfandards, and fo other properties in the same zoning
district or vicinify;
APPLICANT'S RESPONSE:
The purpose of the 200-foot offset is to allow for safe access and egress from developments.
This partition application proposes to create a private street near the north property line (iYs
Mr. David Nix—Three--LotPartition planning�:e�tiut,f cr��inc. '7
Cify of Tigard Partition Application
furthest possible location from SW Tippitt Place), and remove the existing driveway near the
south property line. The existing driveway is approximately 50 feet from the intersection of SW
1215i Avenue and SW Tippitt Place. Approving this application and variance will eliminate the
existing driveway therefore moving the subject site closer to conformance with Section
18.705.030.H.3, by having the only access point approximately 140 feet from SW Tippitt Place.
Criterion b: There are special circumstances that exist which are peculiar to the !ot size or
shape, topography or other circumstances over which the applicant has no control, and which
are not applicable to other properties in the same zoning disfrict;
APPLICANT'S RESPONSE:
The subject site's has a long rectangular shape, with enough are to accommodate 4 lots (under
current zoning), but only 90 lineal feet fronting a public street. Due to this lot configuration a
private street is necessary to facilitate infill development. The site does not have the ability to
align with SW Tippitt Place across SW 1215'Avenue, and does not have enough frontage to
meet the 200-foot offset requirement of Section 18.705.030.H.3; therefore a variance to this
section is necessary.
Criferion c: The use proposed wil!be the same as permitted under fhis title and City standards
wifl be maintained to the greafest exfent that is reasonably possible whrte permitting reasonable
economic use of the land;
APPLICANT'S RESPONSE:
The use proposed with this application (single-family dwellings), is not affected by this variance
request. The new private street is proposed along the north property line of the site, the furthest
possible placement away from SW Tippitt Place, and as close to compliance with Section
18.705.030.H.3 as possible.
Criterion d: Existing physical and natural systems, such as but nof limited to traffic, drainage,
dramafic land forms or parks wil!not be adversely affected any more fhan wou/d occur if the
devefopment were developed as specified in the tifle; and...
APPLICANT'S RESPONSE:
Approval of this variance will not increase the impact existing physical and natural systems in
conjunction with this application.
Criterion e: The hardship is not self-imposed and the variance requested is the mrnimum
variance which would alleviate the hardship.
APPLICANT'S RESPONSE:
The variance is a necessary request to accommodate development due to the existing
configuration of the subject site, and the surrounding street patterns. The site does not have the
ability to align with SW Tippitt Place across SW 121 S� Avenue, and does not have enough
frontage to meet the 200-foot offset requirement of Section 18.705.030.H.3. The new private
street is proposed along the north property line of the site, the furthest possible placement away
from SW Tippitt Place, and as close to compliance with Section 18.705.030.H.3 as possible.
Summarv and Conclusion for the Variance Requests:
The request for variance to the standards for driveway and street spacing along a collector is
discussed in the foregoing section of this narrative and each criterion is shown to be satisfied.
Without a modification to the standards, the partition cannot be approved. No adverse impacts
of the variances have been identified. The site can be divided to provide two additional dwelling
sites, thus supporting the City's responsibility to provide housing for projected population.
Therefore, the request for variance should be approved, enabling the application for land
division to proceed.
Mr. David Nix— Three--Lot Partition planning::: •.:�,��: � inc. K
City of Trgard Partifion Application
CHAPTER 18.715. DENSlTY COMPUTATIONS
This chapter provides the calculations by which density is determined for a development.
APPLICANT'S RESPONSE:
The site is approximately 0.97 acres in size. The minimum and maximum number of dwellings
are calculated as follows:
Density Calculations
Gross site area 0.97 acres = 42,445 s uare feet
1. Less dedications for sensitive lands, parks, none
ublic or rivate streets
2. Public Park none
3. Public ri hts of wa 455 s uare feet
4. Private Streets 578 s uare feet
5. Lot with an existin dwellin 12,717 s uare feet
Net site area 28,695 s uare feet
Maximum residential units (net area divided by 3.826 dwellings
7,500 s uare feet
Minimum residential units maximum x 80% 3 dwellin s
Proposed new dwelling sites 3 new parcels, to accommodate the existing
residence and two new homes
CHAPTER 98.745. LANDSCAPING AND BUFFERING.
18.745.040 Street Trees
APPLICANT'S RESPONSE:
Street trees will be provided along the SW 121 St Street frontage as required by this section and
as shown on the preliminary plan. .
�
98.745.050 Buffering and Screening
APPLICANT'S RESPONSE:
New parcels are intended for new single-family dwellings. No buffer is required for adjacent
single family development (Table 18.745.1). However, screening is required for the accessway
along the property line, as discussed in response to 18.420.050.A.4.f, above.
CHAPTER 98.765. OFF-STREET PARK/NG AND LOADING REQUIREMENTS.
18.765.030. Genera!Provisions.
(A) Vehicle parking plan requirements. No building or other permit shall be rssued unfrl scaled
plans are presented and approved as provided by this chapter that show how access,
egress and circulation requiremenfs are to be fulfilled. The applicant shall submit a site plan.
The Director shall provide the applrcanf with detailed informafion about this submissron
requirement.
(B) Location of vehrcle parking. The location of off-street parkrng wil!be as follows:
i. Off-street parkrng spaces for single-family and duplex dwe/lings and
single-fami/y attached dwellings shaH be located on the same lot wifh fhe
dwelling(sJ;
APPLICANT'S RESPONSE:
Mr. David Nix- Three--Lof Partifion planning.t:��,,urc�t��inc. 9
City of Tigard Partition Application
Parking for the existing residence is available on the existing driveway and within the existing
garage. Required parking for dwellings on the two new parcels will be shown and complied with
when building plans are submitted for permits.
18.765.40. Genera!Design Standards.
(B) Access drives. With regard to access to public streets from off-sfreet parking:
1. Access drives from the sfreet to off-street parking or loading areas shall be
designed and constructed to facilitate the flow of fraffic and provide maximum safefy
for pedestrian and vehicular traffic on the srte;
2. The number and size of access drives shal!be in accordance with the requirements of
Chapter, 18.705, Access, Egress and Circulation;
3. Access drives shall be clearly and permanent/y marked and defined through use of rails,
fences, walls or other barriers or markers on fronfage nof occupied by servrce drives;
4. Access drives shall have a minimum vision clearance in accordance with Chapter
98.795, Visual Clearance;
5. Access drives shal/be improved with an aspha/t or concrefe surface; and
6. Excluding single-famrly and duplex residences, excepf as provided by Subsection
18.810.030P, groups of fwo or more parkrng spaces shall be served by a service
drive so that no backrng movements or ofher maneuvering wifhin a streef or ofher public
right-of-way will be required
APPLICANT'S RESPONSE:
The proposed access tract is consistent with requirements of Chapter 18.705, as previous
described and as shown on the preliminary plan. New driveways for structures on new parcels
will be reviewed for compiiance with this section as part of the building permit process.
18.765.50. Bicycle Parking Design Sfandards.
E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces
for each use is specified in Table 18.768.2 in Section 18.765.070.H. In no case shal!fhere be
less fhan two bicycle parking spaces. Single-family residences and duplexes are excluded from
the bicycle parking requirements. The Direcfor may reduce the number of required bicycle
parking spaces by means of an adjustment to be reviewed through a Type ll procedure,
as governed by Section 98.390.040, using approval criteria contained in Section
9 8.370.020.C.5.e.
APPLICANT'S RESPONSE:
The installation of bicycle racks is not required within a proposed single-family residential
development.
18.765.60. Parking Structure Design Standards.
A. Maintenance of parking areas. All parking lots shall be kept c/ean and in good repair at
all times. Breaks in paved surfaces shall be repaired promptly and broken or splintered
whee!stops shall be replaced so that their function will not be impaired.
APPLICANT'S RESPONSE:
No parking structure is proposed.
98.765.70 Minimum and Maximum Off-stree�Parking Requirements.
This section lists the minimum and maximum parking space requirements for various uses
APPLICANT'S RESPONSE:
One parking space for each dwelling is the minimum number of parking spaces required in the
R-4.5 zone. The existing residence has two spaces available; parking will be provided on each
new parcel when developed.
Mr. David Nix-Three--Lot Partifion planning¢:f_�t;=:,�.r�i sinc. 10
City of Tigard Partrtion Application
� . ,
Chapter 18.775 SENSITIVE LANDS
APPLICANT'S RESPONSE:
This section does not apply, as the site is not designated as having any restricted areas.
CHAP7ER 18.790. TREE REMOVAL.
This chapter provides regulations for removing frees.
18.790.030 Tree Plan Requirement
APPLICANT'S RESPONSE:
A tree plan has been prepared by a certified arborist and is included as part of this application.
eight trees are identified on the subject site, with condition for each noted.
Of the eight identified, five have a caliper size of greater than 6-inches. This application
proposes to remove two of the five regulated trees; thus retaining 78% of the existing trees over
12-inches. Per Section 18.790.030(B)(2)(d) retention of 75% or greater of the existing trees
over 12-inches in caliper requires no mitigation.
CHAPTER 98.795. VISUAL CLEARANCE AREAS.
98.795.030 Visual Clearance Requirements
APPLICANT'S RESPONSE:
No obstructions that reduce sight distances will be permitted at the intersection of the new
private accessway with SW 121 St Street or for new driveways for Parcels 2 and 3 intersecting
with the private accessway. Improvements will be constructed in accordance with standards of
this chapter.
CNAPTER 98.810. STREET AND UTILITY IMPROVEMENT STANDARDS
This chapfer provides standards for construction of publrc improvements such as streefs.
APPLICANT'S RESPONSE:
Standards of this chapter generally apply to public streets, except for the provisions of Section
18.810.030.T that give authority to the City Engineer to establish design standards for private
streets and require appropriate legal assurances for maintenance, and so on. The proposed
partition can comply with reasonable standards set by the City Engineer for the private
accessway. Construction of public improvements along the SW 1215' Street frontage will be
deferred through an agreement with the City.
18.890.070 Sidewalks
APPLICANT'S RESPONSE:
Sidewalks are not proposed as part of the private accessway and are already in place across
the SW 1215` Street frontage.
18.810.080 Public Use Areas
APPLICANT'S RESPONSE:
No public use area is proposed.
18.810.090 Sanitary Sewers
APPLICANT'S RESPONSE:
Sanitary sewer is available to serve new parcels from a line in SW 121 St Street. The City
requires a separate connection for each new residence, which will be constructed as part of
improvements far the development.
Mr. DavidNix— Three--LotPartition planning�:r�,�s�,rc.�inc. ��
City of Tigard Partition Applicafion
. . �
18.810.100 Storm Drainage
APPLICANT'S RESPONSE:
This development will satisfy this requirement by paying a fee in-lieu for new impervious surface
created on the site. In addition, each new residence will have provisions for retaining roof drain
run-off on its own parcel.
98.810.110 Bikeways and Pedestrian Pathways
APPLICANT'S RESPONSE:
No bikeway or pedestrian pathway is proposed.
18.890.120 Utilities
APPLICANT'S RESPONSE:
As required future utilities will be undergrounded.
CONCLUSION
This narrative, along with plans and documents submitted as part of the application package,
demonstrate that the proposed partition complies with applicable standards and criteria of the
City of Tigard Development Code, and therefore should be approved.
Mr. David Niz- Three--Lot Partifion planning..: .: :: inc. 12
City of Tigard Partition Application
i
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APPLICANT:
David Nix
12630 SW 121 st
Tigard, OR 97223
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
�� j��2llllllll� lI1C.
..,.. .,.... ..... ........� . ..... .. plannin�; . inc.
Crty of Tigard Partition Applrcation
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Political Boundaries
City Tigard
County Washington Co.
Planning Information
Neighborhood CPO 4B Bull Mtn
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 City of Tigard
Tax Assessment Details
Tax Lot Number 2S103BD01200
Total Subject Site Size 0.97 Acres
Site Address 12630 SW 121 S� Avenue
Tigard, OR 97223
Mr. David Nix- Three Lot Partition planning inc.
City of Tigard Partitron Appfication
. �
TABLE OF CONTENTS
Paqes
Project Description and Vicinity Map............................................................... i - ii
Narrative and Impact Statement..........................................................................................1 -11
Suqplemental 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. David Nix- Three Lot Partition planning inc.
City of Tigard Partition Application
P R O J E C T D E S C R I P T I O N
Project Description:
The applicant requests approval of a three (3) - parcel land division, with a private street tract
that serves all parcels. A 20-foot private street tract is required for any proposal serving three or
more lots as is the case for Parcel 1 and a 15-foot access and utilities easement is sufficient to
serve Parcels 2 and 3. The design of the proposed land division includes two flag lots to divide
the existing 42,445 square foot lot into parcels with areas of 15,951 square feet(parcel 1),
11,542 (Parcel 2) square feet and 14,952 parcel 3 square feet. The site is zoned R-4.5 by the
City of Tigard. Low Density Residential zoning is intended to accommodate single-family
homes, with or without accessory residential units, at a minimum lot size of 7,500 square feet.
Existing Conditions:
The site has an area of 0.97 acres of land, as shown on Assessor's Map No. 2S-1-03BD, Tax
Lot 1200. The site is nearly flat. The site has an existing residence that will be retained on
Parcel 1, as shown on the preliminary plat. The garage will be removed.
The site has frontage on SW 1215`Avenue, along the western boundary.
The entire area surrounding the site is developed 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 is a mix of typical suburban landscaping in the vicinity of the
residence, with open grassy areas shrubs, and mature trees scattered throughout the site.
Public Facilities and Services:
1. Sanitary Sewer: CWS currently has an 8" sanitary sewer line in SW 1215� Ave. The
proposed development will be connected to the public sanitary sewer with separate
laterals for each lot.
2. Water Service: The City of Tigard currently has a water main in SW 1215' Ave that is
adequate to serve the site.
3. Storm Sewer: City of Tigard requires all proposed developments to convey
stormwater to an approved public drainage system. Parcels 1 and 2 will be filled to
slope the water north towards the private street tract. The water from the private
street tract will be directed from a catch basin and sloped back towards SW 1215`
Ave. Parcel 3 proposes an onsite infiltration basin located close to the NE corner of
the site. The proposed three-parcel partition will comply with this requirement for
individual lots onsite and proposes to pay a fee-in-lieu for both water quality and the
amount of storm water discharged.
4. Streets: The site is located east of SW 1215` Avenue. This application does not
include the creation of a new public street, however it does propose the creation of a
private street tract. A 20-foot wide private street tract is required for any proposal
serving three or more lots, as is the case for Parcel 1. Beyond the existing
residence, the tract width will be reduced to a 15-foot access and utilities easement
to serve Parcels 2 and 3, as shown on the preliminary plat.
Mr. David Nix- Three-Lot Partition planning inc. i
City of Tigard Partition Applicafion
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Mr. David Nix— Three-Lot Partition planning inc. ii
City of Tigard Partition Application
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Mr. David Nix- Three-Lot Partition planning inc. iii
City of Tigard Partition Applicatron
FINDINGS
This application proposes partitioning the 0.97 acre Tax Lot 1200 (Tax Assessor's Map 2S-1-
03BD) into three (3} parcels, with an access and utilities tract. Parcel 1, with the existing
residence, will have an area of 15,951 square feet. Parcels 2 and 3, considered flag lots under
City standards, wili have areas of 8,613 square feet and 13,695 square feet excluding access
easements. All proposed parcels exceed the minimum required area of 7,500 square feet lot for
the R-4.5 district.
The following requirements of the City of Tigard Development Code apply to the proposed
partition application, as determined from: (i) existing conditions present on and surrounding the
site, (ii) requirements identified by Tigard staff during the pre-application meeting held on
September 21, 2004, and (iii) a review of Title 18:
CHAPTER 18.390 DECISION-MAK/NG PROCEDURES
98.390.040 Type ll Procedure
(A) Pre-Application Conference:A pre-application conference is required for Type Il 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 September 21, 2004 with City of Tigard Planning
Division staff. The appropriate procedure is Type I I (Table 18.390.1).
(B) Application Requirements:
APPLICANT'S RESPONSE:
An application package includes a narrative and impact statement (see response to 18.420.A.2,
following) describing how the proposal satisfies code requirements, and the application fee.
CHAPTER 18.420 LAND PARTITIONS
?8.420.050 Approval Criteria
A.9. The proposed partition complies with a!1 sfatutory and ordinance requirements and
regulations.
APPLICANT'S RESPONSE:
This narrative, along with plans, will demonstrate that the proposed partition complies with
applicable statutory and ordinance requirements and regulations.
A.2. There is adequafe public facilities available fo serve the proposal
APPLICANT'S RESPONSE:
Public facilities needed for and available to the site include the following:
1. Public Streets
A dedication of five feet across the site frontage to increase the right of way for SW 121 S`
Avenue to 35 feet from centerline is required, along with partial street improvements to include
23 feet of pavement from centerline, concrete curb, sidewalk and planter strip, underground
utilities, streets trees, street signs, streetlights, etc. An agreement to participate in future street
improvements may be sufficient. These measures, along with transportation impact fees, will
mitigate any impact of the proposed partition on public streets.
Mr. David Nix- Three--Lot Partition plannin� inc. I
Crty of Tigard Partition Application
2. Sanitary Sewer
The nearest sanitary sewer is an 8" line located in SW 1215�Avenue and is available for
connection to the new parcels. No concern with system capacity to accommodate two new
single-family dwellings has been identified.
3. Pub/ic water
Water lines within SW 1215t Avenue are available for connection to the subject site via separate
water meters and service laterals. No concern with system capacity to accommodate two new
single-family dwellings has been identified.
4. Storm Drainage
City of Tigard requires all proposed developments to convey stormwater to an approved public
drainage system. Parcels 1 and 2 will be fllled to slope the water north towards the private
street tract the water then will be directed from a catch basin and sloped back towards SW 1215�
Ave. Parcel 3 proposes an onsite infiltration basin located close to the NE corner of the site.
The proposed partition will comply with the City of Tigard's on site detention requirement for
stormwater and proposes to pay a fee-in-lieu for both water quality and the amount of storm
water discharged.
5. Other Public Facilities
Fire protection is provided by Tualatin Valley Fire and Rescue.
A.3. All proposed improvements meet City and applicable agency sfandards
APPLICANT'S RESPONSE:
Any improvements proposed or required to accommodate this three-parcel partition will be
designed to meet all standards for the city of Tigard and other applicable agency standards.
Construction plans will be submitted for review following preliminary plan approval.
A4. Al/proposed lots conform to the specific requirements below.�
a. The minimum widfh of the building envelope area shall meet the lot requirement of the
applicable zoning district.
APPLICANT'S RESPONSE:
The minimum width required in the R-4.5 Zone is 50 feet; proposed parcels are 91 feet wide,
satisfying this requirement.
b. The lot area shall be as required by the applicable zoning district. !n the case of a flag
lot, the access way may not be included in the lot area calculation.
APPLICANT'S RESPONSE:
The minimum area required in the R-4.5 Zone is 7,500 square feet; proposed parcels satisfy this
requirement, as shown in the following table.
Mr. David Nix- Three--Lot Partition planning inc. 2
City of Tigard Partition Application
Pro osed Parcel Areas
Parcel Number Proposed Area Proposed Area without "Flag
Pole"
Parcel 1 15,497 s uare feet 12,717 s uare feet
Parcel 2 11,542 square feet 8,613 s uare feet
Parcel 3 14,952 square feet 13,695 square feet
c. Each lot created through the parfition process shal!front a public right-of-way by at least
95 feet or have a legally recorded minimum 15-foot wide access easement.
APPLICANT'S RESPONSE:
Parcel 1 has 71 feet of frontage on SW 121 S`Avenue. Parcels 2 and 3 have frontage on the
proposed 15-foot wide access/utility tract.
d. Setbacks shal!be as required by the applicable zoning district.
APPLICANT'S RESPONSE:
The residence on Parcel 1 will not comply with the front yard setback standard of 20 feet due to
the required dedication along the SW 121St Avenue frontage and will also not comply with the
minimum side yard setback on a street of 15 feet or the side yard setback of five feet, due to the
new private access tract along the north boundary. A variance is requested to these standards,
discussed in a following section of this narrative.
No new buildings are proposed for Parcels 2 and 3 at this time, however both parcels exceed
the minimum dimensional standards for the R-4.5 Zone.
e. When the partitioned!ot is a flag lot, the developer may determine the location of the
front yard, provided that no side yard is less than 10 feet. Sfructures shal!generally be
/ocafed to maximize separation from existing structures.
APPLICANT'S RESPONSE:
Front yard and other yard locations will be determined when building plans are selected for
Parcels 2 and 3, which are considered flag lots.
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!ot rn accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed development.
APPLICANT'S RESPONSE:
Due to the location of the existing single-family residence, the proposed access to Parcels 2 and
3 will be via a 15-foot wide access easement along the north property line, including a 10-foot
wide asphalt driveway. This paved surface will be within 10 feet of the adjacent property to the
north.
Section 18.745.050 does not identify specific screening requirements for paved drives within 10
feet of an adjacent parcel; therefore per Section 18.745.050(A)(3) the application proposes a 5-
foot planter strip within the 15-foot access easement, and between the north property line and
the 10-foot wide asphalt drive. This planter strip will contain lawn/living groundcover and a 5-
foot tall fence.
g. The fire district may require the installation of a fire hydrant where the length of an
access way would have a detrimental effecf on fire-fighting capabilifies.
Mr. David Nix- Three--Lot Partition planning inc. 3
Cify of Tigard Partition Application
APPLICANT'S RESPONSE:
The applicant expects to comply with reasonable requirements of the Fire District.
h. Where a common drive is to be provided fo serve more than one lot, a reciprocal
easement, which wi/l ensure access, and maintenance rights shal!be recorded with the
approved partition map.
APPLICANT'S RESPONSE:
Reciprocal easements will be provided as necessary prior to final plat approvai.
A.S. Any access way shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
APPLICANT'S RESPONSE:
The proposed access/utility tract will be designed to comply with standards of Chapter 18.705,
discussed in a following section of this narrative and shown on the preliminary plan.
A.6. Where Iand�N and/or developmenf is allowed within or adjacent to the one-hundred-year
floodplain, fhe City shal/require consideration of the dedication of sutficient open /and area for
greenway adjoining and within the floodp/ain. This area shall inc/ude portions at a suitable
elevation for fhe construction of a pedestrian/bicycle pathway with the floodplain in accordance
with the adopted pedestrian/bicycle pathway p/an.
APPLICANT'S RESPONSE:
The site is not within the one-hundred-year flood plain, therefore, provisions of this section do
not apply.
A.7. An application for a variance to the sfandards prescribed in this chapter shal/be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the parfition
and variance(s)/adjustment(s) wiN be processed concurrent/y.
APPLICANT'S RESPONSE:
A variance to front and side yard setbacks for the existing residence on Parcel 1 is included with
this application for partition.
18.420.60 Final Plat Submission Requirements
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review and
approval process.
98.420.70 City Acceptance of Dedicated Land
A. Acceptance of dedications by City Engineer. The City Engineer shal/accepf the proposed
right-of-way dedication prior fo recording a land partition.
B. Acceptance of public easemenfs by City Engineer. The City Engineer shall accept all public
easements shown for dedication on partition plats.
APPLICANT'S RESPONSE:
The provisions of this section will be satisfied during the City of Tigard final plat review and
approval process.
?8.420.80 Recording Partition Plats
A. Recording requirements. Upon the Director's approval of the proposed minor partition, the
applicant shall record the final partition plat wifh Washington County and submit a copy of the
recorded survey map to the City, fo be incorporated into the record.
Mr. David Nix- Three--Lot Partition planning inc. 4
City of Tigard Partition Application
B. Time limit. The applicant shall submit the copy of the recorded minor partifion 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 lots.
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 ZONING DISTRICTS
D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate attached single-family homes, detached single-family homes with or without
accessory residential units, at a minimum lot size of 7,500 square feet. Duplexes and
attached single family units are permitted conditionally. Some civic and insfitutiona! uses are
also permitted conditionally.
APPLICANT'S RESPONSE:
The proposed partition will accommodate the existing residence on Parcel 1 and provide two
new parcels suitable for additional single-family homes. All parcels exceed the minimum
standard area of 7,500 square feet. Therefore, standards of this section are satisfied.
98.510.030(A). Types of Uses.
A. Types of uses. For the purposes of this chapter, there are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, bur subject to all of the
applicable provisions of this title. If a use is nof listed as a permitted use, if may be
held to be a similar unlisted used under the provisions of Chapter 18.230;
APPLICANT'S RESPONSE:
The proposed partition will provide two new parcels to accommodate two new single-family
detached residences, a permitted use in the R-4.5 Zone. Further division of the site will not be
possible under existing zoning regulations, as no parcel exceeds double the rninimum lot area.
18.510.040. Minimum and Maximum Densities
(A) Purpose-The purpose of this section is to establish minimum and maximum densities
in each residentia! zoning district. To ensure the quality and density of development
envisioned, the maximum density establishes the ceiling for development in each zoning district
based on minimum lot size. To ensure rhat property develops at or near the density envisioned
for fhe zone, fhe minimum density for each zoning district has been established at 80% of
maximum densify.
(8) Ca/culating minimum and maximum densities-The calculation of minimum and maximums
densities is governed by the formulas in Chapter 18.715, Densrty Compufations.
APPLICANT'S RESPONSE:
The formula for calculating density is given in Chapter 18.715, set out in detail in a following
response. For this site, the minimum density is 3 dwellings and the maximum density is 4
dwellings. This application proposes a partition that will create three parcels, each suitable for a
single-family dwelling.
18.510.050. Development Standards.
A. Compliance required-All development must comply with:
(1) Al!of the applrcable development standards contained in the underlyrng zoning district,
except where the applicant has obtained variances or adjustments in accordance wifh
Chapters 18.370;
(2) All other applicable standards and requirements contained in fhis title.
8. Development Standards. Development standards in residential zoning districts are contained
in Table 18.510.2.
Mr. David Nix- Three--Lof Partition planning inc. i
City of Tigard Partifion Applrcation
APPLICANT'S RESPONSE:
The proposed partition complies with dimensional and development standards of this chapter,
except where a variance is requested to front yard and side yard setbacks for the existing
residence on Parcel 1. Table 18.510.2 lists the minimum front yard setback as 20 feet and the
side yard setback as five feet, or 15 feet of along a street side yard. Either way, the proposed
front yard setback of 12.9 feet and side yard setback of three feet do not meet these standards.
As the partition cannot proceed without these modifications, a variance is requested.
Variances and adjustments are authorized in Chapter 18.370 and a variance for a partition is
referred to this chapter (18.420.0507). Approval criteria for a variance are set forth in Section
18.370.C.2:
Criterion a: The proposed variance will nof be maferially detrimenta!to the purposes of this title,
to any other applicable policies and standards, and to other properties in the same zoning
distrrct or vicinity;
APPLICANT'S RESPONSE:
The purpose for setback requirements is to maintain light and air, and create a certain form and
character of development within an area. The variance to the front yard requirement is
necessary because City standards require an additional five feet of right of way along the SW
1215� Street frontage. Nothing about the residence or its location to the street will change,
except the location of the property line. The variance for side yard setback for the existing
residence occurs in a place where a driveway has been established. The impact on the existing
residence will be somewhat greater, as the potential for traffic from two more dwellings will pass
by the side of the residence. However, the situation will not materially change for either the
residence or the adjacent property to the north. Therefore, the purpose of having setbacks will
not be thwarted by approval of variances to the front and side yard setbacks and will be
mitigated to the extent possible by required screening along the driveway.
Criterion b: There are special circumstances that exist which are peculiar to the lot size or
shape, topography or other circumstances over which the applicanf has no control, and which
are not applicable to other properties in the same zoning districf;
APPLICANT'S RESPONSE:
The site was not created nor was the existing residence constructed with the idea that the large
property would be divided in the future. The location of the residence across the width of the
existing lot limits the potential for creating a new access to the rear (east) part of the property.
Without this access, the interior of the site would forever remain landlocked and ultimately
thwart, the City's intentions to provide for its population. These circumstances do not apply
generally in the zoning district, as relatively few lots have the potential for redivision.
Criterion c: The use proposed wil!be the same as permitted under this title and Cify standards
wil!be mainfained to the greafest extent thaf is reasonably possible white permitting reasonable
economic use of the land;
APPLICANT'S RESPONSE:
The partition proposes a land division that will create two new parcels and the potential for two
new homes, permitted within the R-4.5 zone and well within the allowable density. All other
standards can be satisfled by the proposed partition and future development on new parcels.
Criterion d: Existing physica!and natural systems, such as but nof limited fo traffic, drainage,
dramatic land forms or parks will not be adversely affecfed any more than would occur if fhe
development were developed as specified in fhe title; and...
Mr. David Nix- Three--LotPartition planning inc. 6
City of Tigard Partition Appficatron
APPLICANT'S RESPONSE:
No potential for adverse impacts that would be created by the partition have been identified.
New parcels will create a small amount of additional trips, affecting the residence on Parcel 1 as
well as the neighbor to the north, and SW 121St Street. No natural area or park is in the vicinity
of the site. Any impact does not rise to the level of"adverse."
Criterion e: The hardship is not self-imposed and the variance requested is the minimum
variance which would al/eviate the hardship.
APPLICANT'S RESPONSE:
The hardship is not self-imposed but rather is imposed by an attempt to comply with City
standards for additional right of way on SW 1215t Street and a suitable accessway for the
proposed partition. The extent of the variance requested has been minimized to the extent
possible by varying the width of the accessway, from 20 feet where necessary to serve all three
parcels to 15 feet where only access for Parcels 2 and 3 is necessary.
Summary and Conclusion for the Variance Requests:
The request for variance to the standards for front yard and side yard setback is discussed in
the foregoing section of this narrative and each criterion is shown to be satisfied. Without a
modification to the standards, the partition cannot be approved. No adverse impacts of the
variances have been identified. Mitigation is required through screening of the new accessway
along the property line. The site can be divided to provide two additional dwelling sites, thus
supporting the City's responsibility to provide housing for projected population. Therefore, the
request for variance should be approved, enabling the application for land division to proceed.
CHAPTER 18.705. ACCESS, EGRESS, AND CIRCULATION.
This chapPer sets ouf standards for private streets.
APPLICANT'S RESPONSE:
The partition includes a private street tract, which will provide access for all three new parcels.
The tract will be 20 feet wide, with 20 feet of pavement up to the existing residence on Parcel 1,
then narrow to 15 feet wide with 10 of pavement to serve Parcels 2 and 3, consistent with
standards in Table 18.705.1. The private accessway will be created as an easement with joint
ownership and maintenance responsibilities prescribed in covenants recorded with deeds for
each parcel.
CHAPTER 18.795. DENSITY COMPUTATIONS
This chapter provides the calculations by which density is determined for a development.
APPLICANT'S RESPONSE:
The site is approximately 0.97 acres in size. The minimum and maximum number of dwellings
are calculated as follows:
Density Calculations
Gross site area 0.97 acres = 42,445 square feet
1. Less dedications for sensitive lands, parks, none
ublic or private streets
2. Public Park none
3. Public ri hts of wa 455 s uare feet
4. Private Streets 578 square feet
5. Lot with an existing dwelling 12,717 square feet
Mr. David Nix- Three--Lot Partition planiiing inc. 7
Crty of Tigard Partrtron Application
Net site area 28,695 square feet
Maximum residential units (net area divided by 3.826 dwelfings
7,500 square feet)
Minimum residential units (maximum x 80% 3 dwellings
Proposed new dwelling sites 3 new parcels, to accommodate the existing
residence and two new homes
CHAPTER 18.745. LANDSCAPING AND BUFFERlNG.
18.745.040 Street Trees
APPLICANT'S RESPONSE:
Street trees will be provided along the SW 121y` Street frontage as required by this section and
as shown on the preliminary plan.
18.745.050 Buffering and Screening
APPLICANT'S RESPONSE:
New parcels are intended for new single-family dwellings. No buffer is required for adjacent
single family development (Table 18.745.1}. However, screening is required for the accessway
along the property line, as discussed in response to 18.420.050.A.4.f, above.
CHAPTER 18.765. OFF-STREET PARK/NG AND LOADING REQUIREMENTS.
18.765.030. Genera/Provisions.
(A) Vehicle parking plan requirements. No building or other permit shal!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 fulfi!led. The applicanf shall submit a site plan.
The Director shall provide the applicant with detailed information about this submission
requirement.
(B) Location of vehicle parking. The location of off-streef parking will be as fol/ows:
i. Off-streef parking spaces for single-family and duplex dwellings and
single-family atfached dwellings shall be located on the same lot with the
dwelling(s};
APPLICANT'S RESPONSE:
Parking for the existing residence is available on the existing driveway and within the existing
garage. Required parking for dwellings on the two new parcels will be shown and complied with
when building plans are submitted for permits.
18.765.40. General Design Standards.
(8) Access drives. Wifh regard to access to public streets from off-street parking:
9. Access drives from the street to off-street parking or loading areas sha!! be
designed and consrructed to facilitate the flow of tra�c and provide maximum safety
for pedesfrian and vehicular traffic on the site;
2. The number and size of access drives shall be in accordance with the requrrements of
Chapter, 18.705, Access, Egress and Circulation;
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 sha!! have a minimum vision clearance in accordance with Chapter
18.795, Visua/Clearance;
5. Access drives shall be improved wifh an asphalt or concrete surface; and
6. Excluding single-family and dup/ex residences, except as provided by Subsection
18.810.030P, groups of two or more parking spaces shal/ be served by a service
Mr. David Nix- Three--Lot Partition planning inc. $
City of Tigard Partition Applrcation
drive so fhat no 6acking movements or other maneuvering within a street or other public
right-of-way will be required
APPLICANT'S RESPONSE:
The proposed access tract is consistent with requirements of Chapter 18.705, as previous
described and as shown on the preliminary plan. New driveways for structures on new parcels
will be reviewed for compliance with this section as part of the building permit process.
18.765.50. Bicycle Parking Design Standards.
E. Minimum bicycle parking requirements. The total number of required bicycle parking spaces
for each use is specified in Table 18.768.2 in Section 98.765.070.H. In no case sha!!there be
less 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,
as governed by Section 98.390.040, using approval criteria contained in Secfion
98.370.020.C.5.e.
APPLICANT'S RESPONSE:
The installation of bicycle racks is not required within a proposed single-family residential
development.
78.765.60. Parking Strucfure Design Sfandards.
A. Maintenance of parking areas. All parking lots shal!be kept clean and in good repair af
all times. Breaks in paved surfaces shaN be repaired prompt/y and broken or splinfered
wheel stops shall be replaced so that their function wil!not be impaired.
APPLICANT'S RESPONSE:
No parking structure is proposed.
98.765.70 Minimum and Maximum Off-street Parking Requirements.
This section lists the minimum and maximum parking space requirements for various uses
APPLICANT'S RESPONSE:
One parking space for each dwelling is the minimum number of parking spaces required in the
R-4.5 zone. The existing residence has two spaces available; parking will be provided on each
new parcel when developed.
Chapter 18.775 SENSITIVE LANDS
APPLICANT'S RESPONSE:
This section does not apply, as the site is not designated as having any restricted areas.
CHAPTER 18.790. TREE REMOVAL.
This chapter provides regulafions for removing trees.
98.790.030 Tree Plan Requirement ,
APPLICANT'S RESPONSE:
A tree plan has been prepared by a certified arborist and is included as part of this application.
eight trees are identified on the subject site, with condition for each noted.
Of the eight identified, five have a caliper size of greater than 6-inches. This application
proposes to remove two of the five regulated trees; thus retaining 78% of the existing trees over
12-inches. Per Section 18.790.030(B)(2)(d) retention of 75% or greater of the existing trees
over 12-inches in caliper requires no mitigation.
Mr. David Nix- Three--Lot Partition planning inc. 9
City of Tigard Partition Application
CHAPTER 18.795. VISUAL CLEARANCE AREAS.
98.795.030 Visual Clearance Requirements
APPLICANT'S RESPONSE:
No obstructions that reduce sight distances will be permitted at the intersection of the new
private accessway with SW 121 S' Street or for new driveways for Parcels 2 and 3 intersecting
with the private accessway. Improvements will be constructed in accordance with standards of
this chapter.
CHAPTER 18.890. STREET AND UTILITY IMPROVEMENT STANDARDS
This chapter provides standards for construction of public improvements such as streets.
APPLICANT'S RESPONSE:
Standards of this chapter generally apply to public streets, except for the provisions of Section
18.810.030.T that give authority to the City Engineer to establish design standards for private
streets and require appropriate legal assurances for maintenance, and so on. The proposed
partition can comply with reasonable standards set by the City Engineer for the private
accessway. Construction of public improvements along the SW 1215` Street frontage will be
deferred through an agreement with the City.
18.810.070 Sidewalks
APPLICANT'S RESPONSE:
Sidewalks are not proposed as part of the private accessway and are already in place across
the SW 121 S' Street frontage.
'18.810.080 Public Use Areas
APPLICANT'S RESPONSE:
No public use area is proposed.
18.810.090 Sanitary Sewers
APPLICANT'S RESPONSE:
Sanitary sewer is available to serve new parcels from a line in SW 1215` Street. The City
requires a separate connection for each new residence, which will be constructed as part of
improvements for the development.
98.810.900 Storm Drainage
APPLICANT'S RESPONSE:
This development will satisfy this requirement by paying a fee in-lieu for new impervious surface
created on the site. In addition, each new residence will have provisions for retaining roof drain
run-off on its own parcel.
18.810.110 Bikeways and Pedestrian Pathways
APPLICANT'S RESPONSE:
No bikeway or pedestrian pathway is proposed.
78.810.120 Utilities
APPLICANT'S RESPONSE:
As required future utilities will be undergrounded.
Mr. David Nix- Three--Lot Partition planning inc. �p
City of Tigard Partition Application
CONCLUSION
This narrative, along with plans and documents submitted as part of the application package,
demonstrate that the proposed partition complies with applicable standards and criteria of the
City of Tigard Development Code, and therefore should be approved.
Mr. David Nix- Three--Lot Partition planning inc. I I
Crty of Tigard Partition Application
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CITY OF TIGARD
December 19, 2005
OREGON
Ken Sandblast
Planning Resources, Inc.
7160 SW Fir Loop #201
Tigard, OR 97223
RE: Application Completeness Review for Nix, Minor Land Partition,
MLP2005-00013
Dear Mr. Sandblast:
The City of Tigard received your application for a minor land partition for the
property located at 12630 S.W. 121st Avenue on tax lot 2S13BD-01200. The
proposal is to partition the approximately 0.97-acre site into three parcels.
Staff has completed a preliminary review of the submittal materials and has
determined that the following additional information is necessary before the
application can be deemed complete:
1. Public Facilities Plan Completeness Checklist: Please address the seven
items identified on the enclosed Public Facilities Plan Completeness
Checklist. Any concerns or questions associated with these items should be
addressed to Kim McMillan at 543-718-2642
2. Adjustment: Pursuant to 18.705.030.H.3 and the City Engineer's comments,
you must apply for an adjustment to the street spacing standard along a
collector. Please submit a revised application, narrative and a fee of �292.00
($584.00 x 1/2).
3. Horne Occupation: The preapplication notes mention an outstanding home
occupation that may be in operation on the subject property. Please clarify
whether there are any commercial land uses currently in practice on the
subject property.
4. Deed/Title/Proof of Ownership: Please submit proof of ownership
documentation.
5. Envelopes with Postage. Please supply two sets of pre-addressed (no return
address), stamped (not metered), #10 size envelopes for notice of
development review and subsequent notice of decision. Addresses must
13125 SW Hall Blvd., Tigard, OR 97223 (503) 639-4171 TDD (503)684-2772
� �
have been obtained within the previous three months from the date of
application completeness. (Please contact Patty Lunsford at 503-718-2438)
6. Number of Application Copies. Please submit 9 full sets of your application
material and three full size plan sets (each set shall be an exact duplicate of
all information pertaining to the application, narrative, forms, letters, studies,
plans, etc.). In addition, please submit 7 plan sets only in a reduced format of
11"x17", if legible, and one 81/2" x 11" copy for our files.
Once this additional information is submitted, your application will be complete
and the formal comment and review process will begin, which typically takes 5 to
6 weeks. It should be noted that staff has not reviewed the application submittal
for campliance with the relevant code criteria, and that the need for additional
items may arise during the application review process.
If you have any questions regarding this letter or your application, please don't
hesitate to contact me at 503-718-2434.
Sincerely,
�� � .
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Gary Pagenstecher
Associate Planner
Enclosure
C: MLP2005-00013 Land Use File
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�i6o S.W. Fir Loop.,Suite 2oi
Portland,Oregon q�223
Tel:503-684-io2o �EC E IVED
Fax:5o3-684-io289/i6/2oo3
IA� 2 °� 2006
pTY 0�TI�Al�
January 23, 2006
Mr. Gary Pagenstecher
Associate Planner
Office of Community Development
13125 SW Hall Blvd
Tigard, OR 97223
RE: File No. MLP 2005-00013— 12630 SW 121 S�Avenue
Dear Gary:
This letter and enclosures are submitted to supplement the above file in response to your December
19, 2005 incompleteness letter. The items raised in your correspondence are addressed as follows:
1. Public Facilities Plan Completeness Checklist.
• Traffic Impact and/or Access Report
A Site Distance Report is included in this application as requested.
Per a phone conversation between Kim McMillan (December 29, 2005) section
18.705.030.H.2 does not apply to private streets, thus is not applicable to this
application.
• Show 5-foot ROW dedication on the plaf and Site Plan.
The attached plan set includes the 5-foot ROW dedication.
• Private street must be 20 feet wide in a private tract...
The attached plan set includes the 20-foot private street tract and 5-foot sidewalk within
an easement.
• Driveway must be 6 feet from property line per COT design standard 140.
All driveways will be a minimum of 6 feet from any property lines.
• Show lateral for existing home.
The attached plan set includes a sanitary lateral for the existing home.
• No public water line extension allowed on private property...
The attached plan set does not extend the public water system onto private property.
• Water meters to be placed within 1215t ROW.
Water meters are shown within the 1215` ROW in the attached plan set.
• No on-site disposal for imperious surface area runoff is allowed...
The attached plans set does not include an on-site disposal system.
2. Adjustment.
The attached revised application narrative includes an adjustment to Section 18.705.030.H.3.
3. Home Occupation.
See the attached Home Occupation Permit.
4. Deed/Tifle/Proof of Ownership.
See the attached Preliminary Title Report.
5. Envelopes with Posfage.
See the attached envelopes with postage.
6. Number of Application Copies.
Reference attached.
Please proceed with processing this application. If you have any questions or require additional
information, I may be contacted at 503-684-1020.
Sincerely,
Dan Jung
Enclosures
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April 18, 2006 ��
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T& M NiY,LLC All About Dooxs, Inc.
Loy and Marsha Nix David C. N�
12630 SW 12151, 12630 SW 1215Y,
Tigard, Oregon 97223 Tigard, Oregon 97223 �: ��-,�:;���, � =._
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T&M Nu�,LLC All About Doors, Inc.
(Registered Agent,J. Dirksen) (Registered Agent,J. Dirksen)
9131 SW Hill Street, 9131 SW Hill Street,
Tigard, Oregon 97223 Tigard, Oregon 97223
Tigard Door Company Tigard Door Company
David C. N� David C. Nix
12630 SW 12151, 320 SE 69�'Avenue,
Tigard, Oregon 97223 Hillsboro, Oregon 97123
David:
To ze-cap our 04-11-06 conversation,you understand and agree:
By or before Sunday,May 7�' at 11:59 PM, cessation of all business activity and relocation of all materials,
storage, equipment, and operations of your garage door business,All About Doors AKA Tigard Door, from
12630 SW 1215`Avenue in Tigard, and any other addresses or parcels that are created from the partition of
said lot.
You understand that 12630 SW 1215`Avenue in Tigard, and any other addresses or parcels that are created
from the partition of said lot can not be the source of any business operations including but not limited to:
✓ office type operations such as calls, faxes, and mailings
✓ employees,workers, sub or independent contractors,utilizing the site for any purpose
✓ storage of business materials such as tools, equipment,vehicles, trailers,goods, salvage, etc.
✓ delivery or pick-up of business related goods,whether by suppliers, customers, or workers
✓ customers of any kind to visit the site for any reason
If you later choose to build a home of your own at 12630 SW 1215t Avenue in Tigard, or any other addresses
or parcels that are created from the parririon of said lot,you may choose to apply for a Home Occupation
Pernut,Type 1 or Type 2. However, said business operations must fully qualify and conform to any and all
terms and conditions of such pernut requirements. As discussed,a business with any employees per the
Type 1, or more than one outside employee per the Type 2,will not meet the requirements of the Home
Occupation Pernut standards—regardless of whether said employees intend to visit the site.
Yout parents,Loy and Matsha Nix, and their home business T&M N�,LLC,which you describe as a home
office only with no clients, customers,or emplopees, and which pertains to their management of the King
City Garden Villa,is the onlp business activity allowed at this time. It is only permitted at 12630 SW 1215t
Avenue, and only while operated by Loy and / or Marsha Nix. Addition of any employees, exterior storage,
etc., change of scale or type of use,transfer of business operations to any other party, or transfer of business
operations to any other address or parcel including those which may be created by your proposed partition,is
93125 SW Hal!Boulevard, Tigard, Oregon 97223 phone 503-fi39-4971 1
• /
prohibited. These terms and conditions are additionally outlined on the home occupation permit obtained on
12-27-04, case number HOP2004-00150.
Additionally discussed:
• You have stated that the large shed on the pxoperty will be rcmoved after approval of the partition, as
it will be in the road or driveway created by the parrition. The e�stence of a shed on a property is not
a violation,but the size or location of a structure, or its use, can be a violation. Since you intend to
remove the shed regardless, as long as it is not used inappropriately until removal,it is not a current
problem.
• You have adm.itted to and agree that no other business activity from other parties will be conducted
on the property/s, such as the prior rental/ttade of storage and parking space to a landscape
company.
• You father,Loy N�,may still retain one van which maq have your business name (All About Doors /
Tigard Door) painted upon it. This van is not commercially licensed,is operable, and is owned by
yout father. Your father may choose to drive said vehicle personally, or use it if and when he works
for you. Work for you will not be conducted from his home, and the vehicle is a combination
personal vehicle and"on call" type work vehicle which your father in effect"drives home".
• In early May 2006,prior to your compliance deadline,you will be moving all business operations to a
commercial location in the Burnham Business Centet. You and any employees, clients, customers,
suppliers, etc. will conduct all business, and stoxe all materials, supplies, and vehicles, from your new
Burnham Business Center location.
• If your employees are directed to "woxk from home",including storing vehicles, matexials, and / or
supplies, meeting with customers, clients, delivery persons,ot other employees,etc. they will be
considered to be running a business from their home. If they reside in Tigard, they will fall under the
land use regulations pertaining to home businesses.
• By May 7, 2006,you will contact Maureen Denny,Business Tax Specialist,at the City of Tigard, to
update your business information for your business tax certificate. This includes but is not limited to
your new address, change in ownership or operations, any changes in the number of employees,and
any new contact information required.
• If you choose to build a new shed ox structure on the parcel/s created by your proposed partition,
such structure shall not be for business use without prior City approval. Further,a shed or storage
building without a residence attached to it, shall not be pertnitted.
I appreciate the detailed information you provided during our conversation,and your cooperation with Tigard
land use regulations. If you have further questions on Home Occupations,and compliance issues with your
business or properties,please feel ftee to contact me at 503-639-4171 x 2441. For updates or questions
regarding yo and Use Application,please continue to contact Gary Pagenstecher at 503-639-4171 x 2434.
Chris e Darnell
ode Enforcement Officer
CC: Tom Coffee, Community Development Director
Dick Bewersdorff,Planning Manager
Gary Pagenstecher,Associate Planner
MLP Application file
13125 SW Hall Boulevard, Tigard, Oregon 97223 phone 503-639-4171 2
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Date 05-OS-06
To CitV of Tiqard
Attn Garv Pa�lenstecher
Project No. MLP 2005-0013
Project Name 05-NIX-127
Re 12630 SW 121$`Ave.- Dave Nix
WE ARE SENDING YOU `��' F���ti�'�������� fi:, � > ���: k ��;��,�..�,�� s��°���'+'�r;�
❑ Application Submittal � Attached ❑ Courier ❑ Hand Delivery
� Resubmittallnformation ❑ Separately ❑ Mail ❑ Pick-up
❑ Prints
COPIES DATE NO. DESCRIPTION
2 U date Plan Set—full size
1 U date Plan Set— 11 x17
1 U date Plan Set—8x11
THESE ARE TRAN3MITTED A1S CHECKED BELOW �� � . . __ .
� For approva� ❑ Approved as submitted ❑ Resubmit copies for approval
Notes: Garv—per vour request please find the attached updated plan set that includes a table
of proposed lot areas, and labeled access easement.
Copy to Signed
DanJung
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p�;;r,� `�_„rdniir.i, r�ESOURCES 5o3-68a-1028 rFRi ) JUN 9 2006 E:55/ST. 6:54/tvo. 6806572291 F t
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� planning.�����c����e�inc.
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�■ land use planning•sitc dcsign
7iba SW F5r I.00p,Ste zo�
Portland,�regon g7223 /
Tel:So3�84-io2o �p�y(
Fa�c:go3{i84-ioz8 yn�,Q�j �`
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To: Matt Stein From: Dan Jung
Fax: 503.718.2401 Pagos: 3(Including Cover)
Ag�nc.y: City of Tigard Date: 6/9/06
Rs M LP 2005-0013 Tinw:
❑ Urgs�t ❑ For Rsvlew ❑Please Comment ❑ Please Reply O Please Rocyclo
•Comm�nls:
Matt,
Attached is a copy of the Tree Assessment for 12630 SW 121�Ave.
Z:10fficeAdminlFaxCovers5a-BLANK TEMPLATE.doc
Fr.cr� F�Hrar.i�, �.i; aESOUFCES 503-68n—i028 (FFt) JUnI 9 2006 6 :55/ST. 6 :5a/nto. 680557229� F �
,JL�-g6-2005 08�16 =E CHRE UN�IMITED �03 635 1549 P.02iO3
�� ��
�b�IfiH� .
TREE AS�lSSMENT
]uly 5, 2005
Davld Nix Phone: 503-S90-3134
12630 SW 121" � . Fax: 503-590-6273
Tlgard, OR 97223 . Cell: 503-314-0798 �
E=mail; dave�allaboutoutdoors.bl2 �
CC: Plannin� Resources
RE; 12630 SW 121�� �
Tlqard, OR
ID# Ccmmon Narne !S ede D9H Conditfo� Additiona) Commei►ts
1 Western Re ar Thu II 7 Good
2 � Dou ias Flr Pseudotsu a menziesit 20 Good
3 Oc as Fir pse otsu a m nzlesli 27 Go
4 Dou las Fir P tsu a rnenzl ii 21 Good �
5 Westem ited ceder Thu'a Ilcata 17 ood
6 Dou las Fir Pseudotsu a rn nziesti 24 Poar Thfn crown die back in crown
7 BI Leaf Ma I� Acer macro h Ilum 12 Fai� Thln crown
8 Bi l�eaf Ma le Acer macro h Ilum S Poor Dead to
9 Euro ean MC. Blrch Sorbus aucu arla 8 Poor Off r rt
Respectfully,
� '
�
R;aymond Mrycr, General Manager �
�Tree �a� & Landscapes Unllmited, Inc.
certl}�ed Arborlst by the International �.
� 'Soc�ety of Arbor�cvlture, � PN-0�60 � .
Or�pon �nndscape Contractors Llc, #11604
:Qreflon D'ept, of Agriculture; Comr►�erclal
Pe�ticide Applicator5 (.I�ense #77915
Resiclentiai end Commer�cial 3praying•Fertltlzing•Pruning•LandscapA tnstalimtion•Landscapa MalntonancQ�Co�sultetion
MEMBER: Natbnal Arboriat A�sSOd�tlOn• Intemational Sociely vf�rborlCUlture•Orepon Association of Nurserymen
Oragon Golf Coursr Superintendents'Associasion-Oragon LBndscepe C4ntrsctors Aesa.�lation
Sl�ate Licensed.7ree Saivlc��62635• Landscaps Ca�tractor�5659•Chemical Appllcation �000231 �Insurad
P.O.8ox 1566•l.,eke Osw�yo,OR 97035 •503-635-3165•Vdncouver 360-T37•2648• FAX 503-635-I549
Vlsi�cur wBbCit�at www ireecarelendacap�s,com
FROr� F!.r.fJNiNG FESOURCES 503-684-1028 (FRI )JUN 9 2008 6 :55/ST. 8 :54/No. 6806572291 F 3
JUL-06-2005 08�17 =E CARE UNLIMITED �03 635 1549 P.03i63
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`
Gary Pagenstecher - RE: RE: MLP2005-00013 - 12630 SW 121st Ave partition
From: Gary Pagenstecher
To: ]ung, Dan
Date: 6/1/2006 5:20 PM
Subject: RE: RE: MLP2005-00013 - 12630 SW 121st Ave partition
CC: Bewersdorff, Dick; Mcmillan, Kim
Dan,
As we discussed on the phone this afternoon, unfortunately the decision on the Nix partition is taking longer
than anticipate.
However, as I complete my review, I am concerned that your narrative dces not address some of the street
standards in TDC 18.810 that apply to extensions of streets (030.F), street connectivity (030.H.1/2), and block
length (040.A), particularly with respect to the potential extension of SW Errol Street to the east. This issue was
raised in the Pre-application notes. I suggest that you submit a revised narrative and additional plan sheets
addressing these standards by June 12th. We will then plan to issue a decision by June 23rd. To accomplish this
I will need an extension of the 120-day review period until August 4th to allow for any appeals to the Hearings
Officer that may be made of the staff decision. If you have any questions, do not hesitate to call.
Gary
Gary Pagenstecher
Associate Planner
City of Tigard
503-718-2434
GaryP@tigard-or.gov
file://C:\Documents and Settings\garyp.000\Local Settings\Temp\GW}00OO1.HTM 6/1/2006
+ June 9, 2006 '
PR�JECT NARRATIVE ADDENDUM
CHAPTER 18.810 STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.030.F- Future street plan and extension of streets.
1. A future street pian shall:
a. 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 other parcels within 530 feet surrounding and adjacent
to the proposed land division. At the applicant's request, the City may
prepare a future streets proposal. Costs of the City preparing a future
streets proposal shall be reimbursed for the time involved. A street
proposal may be modified when subsequent subdivision proposals are
submitted.
b. Identify existing or proposed bus routes, pullouts or other transit
facilities, bicycle routes and pedestrian facilities on or within 530 feet of
the site.
APPLICANT'S RESPONSE:
A Future Street Plan was submitted with original application (November 16, 2005)—
attached is a copy for reference.
2. Where necessary to give access or permit a satisfactory future division of
adjoining land, streets shall be extended to the boundary lines of the tract to be
developed, and
a. These extended streets or street stubs to adjoining properties are not
considered to be culs-de-sac since they are intended to continue as
through streets at such time as the adjoining property is developed.
b. A barricade shall be constructed at the end of the street by the property
owners which shall not be removed until authorized by the City Engineer,
the cost of which shall be included in the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall
be constructed for stub street in excess of 150 feet in length.
APPLICANT'S RESPONSE:
As addressed below no street extension or street stub, from the subject site, is
necessary to serve adjacent parcels.
18.810.030.H- Street alignment and connections.
1. Full street connections with spacing of no more than 530 feet between
connections is required except where prevented by barriers such as topography,
railroads, freeways, pre-existing developments, lease provisions, easements,
covenants or other restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a regulated
water feature if regulations would not permit construction.
Mr. David Nix-Three Lot Partition planning _. , , inc.
� June 9, 2006
APPLICANT'S RESPONSE:
The subject site lends itself to a potential full street connection due to the fact it is
located on a section SW 1215`AVE that is approximately 650 lineal feet long - between
SW Walnut ST to the north and SW Carmon ST to the south,
SW 121 St Avenue is designated a collector street in the City of Tigard Transportation
System Plan. Section 18.705.030.H.3 requires a minimum spacing of driveways and
streets along a collector to be 200 feet. The proposed access to the 3 parcels is via a
private street connecting to SW 1215'Avenue near the subject site's north property line.
This proposed intersection is within approximately 140 feet of the intersection of SW
1215'Avenue and SW Tippitt. This application includes an adjustment to Section
18.705.030.H.3— reference the submitted project narrative. The narrative addresses all
necessary adjustment approval criteria, including noting that the purpose of the 200-foot
offset is to allow for safe access and egress from developments. This partition
application proposes to create a private street near the north property line (it's furthest
possible location from SW Tippitt Place), and remove the existing driveway near the
south property line. Approving this application and variance will eliminate the existing
driveway, in lieu of a new private street, creating access for only 3 parcels in closer
conformance to the provisions of this Section. Creation of a public street connection at
this Iocation would reduce safe access and egress by causing a larger intersection within
150-ft of SW Tippitt Place, and increasing traffic volume by allowing additional parcels to
use the intersection.
Additionally, a full street connection at this location would require the removal of the
existing home on the subject site (proposed to be retained) and removal of the existing
residence on the parcel directly north of the site (tax lot 1001)— reference the Future
Street Plan. Improvements necessary to construct the connection on the subject site
would require street improvements along the site's entire 482-ft north property line, and
would render the proposed development economically impractical. Due to the size of
abutting tax lot 1001 (approximately .52 acre), redevelopment potential of this parcel is
minimal and inclusion of over 220 lineal feet of street improvements would also likely
make it economically impractical.
In conclusion a public street connection is not feasible or practical at this location. This
application is exempt from the full street connection standard due to pre-existing
developments and limited future development potential.
2. All local, neighborhood routes and collector streets which abut a development
site shall be extended within the site to provide through circulation when not
precluded by environmental or topographical constraints, existing development
patterns or strict adherence to other standards in this code. A street connection
or extension is considered precluded when it is not possible to redesign or
reconfigure the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance of 250
feet or more. In the case of environmental or topographical constraints, the mere
presence of a constraint is not sufficient to show that a street connection is not
possible. The applicant must show why the constraint precludes some
reasonable street connection.
APPLICANT'S RESPONSE:
As depicted in the Future Street Plan, and stated above, no street extension or street
stub, from the subject site, is necessary to serve adjacent parcels.
M►.David Nix- Three Lot Partifion planning'.�_ �--,�.:� � inc.
� June 9, 2006
98.810.040.A - Block Design
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.
APPLICANT'S RESPONSE:
The proposed development and future street patterns are constrained by the
surrounding pre-existing development. As identified above, a public street connection in
conjunction with the proposed development is not practical. The site currently lies within
the block created by SW Walnut ST, SW 1215`AVE, SW Carmen ST, and SW 116`"
AVE. The circumference of this block is approximately 3,200-ft. The potential future
extension of SW Errol ST (as shown in the Future Street Plan)will separate this block
into 2 separate blocks. This extension reduces the circumference of the existing block
and provides for future development and circulation patterns.
Mr. David Nix-Three Lot Partition planningE<: �:::::: inc.
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ORAVN� SGH ■■ lannin � �: - �::. � �.- .. i�:::inc. FUTURE STREET PLAN
SCALE� �. _ �5- � ,.,.,.. p g�,��H,�a►�p►����„a 1/1
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7160 S.W.Fir Loop, Suite 201
Portland,Oregon 97223
Tel:503-684-1020 RECEIVED P�P►NNING
Fax:503-684-1028
JUN 1 2 2006
Date 06-09-06
To Citv of Tiqard (�jTY OF TIG
Attn Gary Paqenstecher
Project No. MLP 2005-0013
Project Name 05-NIX-127
Re 12630 SW 121St Ave.- Dave Nix
WE ARE SENDING YOU _. ..r�� ,. . _ ._ _ . .
❑ Application Submittal � Attached ❑ Courier ❑ Hand Delivery
❑ Resubmittal Information ❑ Separately � Mail ❑ Pick-up
❑ Prints
COPIES DATE NO. DESCRIPTION
1 06-09-06 Pro'ect Narrative Addendum
1 06-09-06 120-Da Review Extension Re uest
1 11-05 Future Street Plan co
1 06-01-06 E-Mail Re uestin Additional Information co
TMese a��ws�n�Ep�s cr�c�sE�ow `,; .�,:
� For approval ❑ Approved as submitted ❑ Resubmit copies for approval
Copy to Signed
DanJung
�� planning 4 ._ � . . . ; inc.
land use planning•site design
:;�r`�,..�r��.u_ �
�i6o SW Fir Loop,Suite 2oi
Portland, Oregon 97223
Tel:503-684-iozo
Fax:503-684-io28
TO: Gary Pagenstecher, City of Tigard
FROM: Dan Jung, Planning Resources
DATE: June 9, 2006
RE: MLP2005-00013—12630 SW 121g�Ave.
Per your request please find the attached Project Narrative Addendum, addressing the folfowing Sections:
• 18.810.030.F
• 18.810.030.H.1
• 18.810.030.H.2
• 18.810.040.A
Additionally, please consider this letter authorization to extend the 120-day review period deadline to August 4�n
conditional upon receiving a preliminary plat decision by June 23, 2006.
Please contact me with any questions.
/ --___________�
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Centerline Cor�cepts, Inc.
LETTER QF TRANSMITTAL
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Attn: 2005
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We are sending you the following:
_Prints _Plans
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Number Descri tion
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PORTLAND, OR 97219 GLADSTONE, OR 97027 �
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CONTACT: GARY DARLING. P.E. CONTACT: WADE DONOVAN
0 0 W N E R o PLANNING
DAVID NIX PLANNING RESOURCES, IN;,. GENERAL NOT�S SHEET /N�EX
12630 SW 121 ST AVENUE 7160 SW FIR �OOP, SUiTE 2ot REV DATE ev
1. ALL CONSTRUCTION SHALL CONFORM i0 TME CURRENi STANDAR�S AN� SPEGFICA'�C:�.S FaR THE CITY OF TIGARO. T1'7E CONGITICNS
TIGARD, OR 97223 PORTLAND, OR 97223 OF APPRpVAL FOR TNE PROJECT, THE UNIFORM BUIIDING CO�E APPENDIX, CHAPTER }3 E%CAVATION AND CRADING, AND TME I�1/20/O6I KpL
�SO3� CJ84-�OZO nGREEMENT ALLOVANG THE DEVELOPER TO CONSTRUCT PUBLIC IMPROVEMENTS. SEE SPECIFICATIONS PROVIDED. C7.7 EXISTING COND/T/ONS PLAN
CONTA�T: DAVID N�X CONTACT: DAN JUNG � THE E%CAVATOR MUS7 COMPLY WITH ALL PROb1S10N5 OF ORS 757.541 TO 757.571,INC�UDINC NOTIFICATION OF ALL OWNERS OF I05/0//06ISA0
UN�ERGROUND FAqLITIES AT LE/+ST 48 HOURS. BUT NOT MORE THAN 10 BUSINESS Dn"S BEFORE COMMENCING ANV E%CAVa'i�N. C7.2 DEMOL/TION PLAN
3. THE CONTRACTOR IS RESPONSIBLE FOR CONTROLLINC SEDIMENT TRANSPORT WITHIN THr PROJECT LIMITS, USINC RECDGNIZED CL.I PLAT I I
METHODS FOR EROSION CONTROL AS APPROVED BY THE CITY OF TIGARD. CL.2 SITE PLAN I I
A. G E N C I E S a. THE CON7RACTOR IS TO LEAVE THE PROJECT FREE OF DEBRIS AND UNUSED MATERIALS UPON COMPLETION. C3.7 GRAD/NG AND EROSION CONTROL PLAN I I
'.N'A7GR: GTY OF 7/CARD, OREGON 5. THE CONTRACTOR SNALL COORDINATE THE tNSTALLATION Of THE UTILITV SYSTEMS SU�'�; AS POWER, TELEPMONE, GAS, CABLE Tv,
SEWER: CLEAN WA7ER SfR�ICES (CWS) ETC., VATH EACH IND�V7DUAL UnUTV COMPANY, PRIOR TO FINAL INSTALLATION OF THE SYSTEMS. C3.2 GRAD/NG AND EROSION CONTROL DETAILS �—_�
POWER: PORTLAND GENERAL ELECTR/C (PGE) 6. THE CONTRACTpR SHALL MAINTAIN ANp PROTECT E%ISPNG PUBLIC ANO PRIVATE UTILI�V LINES AN�OTMER PUBl1C UTILITY C'F.� STORM SEWER PLAN
GAS: N.W. NATURAL GAS STRUCTURES. THE CONTRACTOR SHALL RESTORE ALL PUBLIC PROPERTV TO ITS ORICINAL CONOITION UPON COMPLETION OF WORK. ,/
PHONE: VERIZON �. TEMPORARV EROSION CONTROL METM00$MUST REMAIN IN PLACE AND BE MAINTAINEO UNTIL PERMANENT EROSION CONTROL C5./ SANITARY SEWER AND WATER PLAN PROJECT �
� CABLE: CCMCAST �E�MODS ARE IN PLACE AND OPERATIONAL. C6� OFF-SITEANALYS/S NUMBER NIX001 �,
8. ALL AREAS TO RECEI�£ FILL SMALL BE STRIPPED OF ALL V£GETA?ION ANO OTHER DELETERIOUS MATERIALS. ALL SUCM MATERIALS Da1e: 05�07tt16
` SHAIL BE REMOVED FROM SI?E AT TNE CONTRACTOR'S EXPENSE.
� 9. ALL NONMETALLIC SANITARY AND$TORM SEWER SER�ICE LATERAL PIPING SHALL HA�E AN ELECTRICALLY CONDUCTIVE INSULATED 5�: ASSHONM i
12 CA. CREEN COPPER TRACER w1RE THE FULL LENGTH OF TNE INSTALLED PIPE. Drnvm By. KOL
� 10 NO MATERIAL SUBSTITUTIONS OR OESIGN CHANGE$SHALL BE MADE NITMOUT PRIOR PERMISSION OF TME ENGINEER AND THE CITv
� ENCINEER. oesgnea ey: Ko�
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- '�2 ALL FILL SMALL BE PUCED IN 12�lJFTS AND SHALL BE COMPACTED TO AASHTO 95R�ENSITY. TME CONTRACTOR SHALL EMPLOY �i
� A CEO7ECHNICAL ENGiNEER 70 TEST ALL fILLED LOTS. TEST REPORTS SHALL BE SUBMITTE� TO THE dTV ANO TO TME ENGiNEER, i�
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� � i � NUMBER NIX001
� II I I I DaOe: OY➢2�06
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� i, I Drawn By. K�L
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��>oc,�c __ 9045 SW Bafiur Blvd.
-Nixoc�.�� � �- "� Suite 101
STAMP�;D--!+ y -.
, ---- � _---�. Portland.OR 97219
u,,.�s�;;« .
(503)225-1679
---
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� • �`��GO`PNCtF��/o
-- _ .._
EROS/ON CONTROL NOTES =" '°"° 9'�
_ - - PRELIMINARY
- ,...__.-- OwNER OR DES�GNn7ED PERSON SMALL 8E RESPONSiBLE FGR PROFER wSin��q7i0N AvD oxecorc :--
-- �"'� ��� MAINTENANCE OF ALL EROSION AND SfDIMENT CONTROL NEASURES.IN ACCORDANCE wl�ti r'HS �� �
___... .._._-....
��
-"- R R 0 01-09,CMAPTER B. � '�s,����'�
__
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--- . THE IMPLEMENTATION OF THESE ESC PLANS AND CONSTRUCTION,MAINiENANCE,REPUCEMENi,
--- '� _,...-�-"' AND UPCRA�ING OF iMESE ESC FACILITIES IS iHE RESPONSIBILITY OF h1E CONTRACTOR UNTIL ALL
_— �•�''�� , �, CONSTRl1CTION i5 COMPLETEO AND APPROVE�BY THE LOCAL JURIS�ICTION, ANO VEGETATION/ ExaiaES u����ai
_.. ,.,....--. �. � UNDSCnPING 6 ESTnBLISnED. THE DEVELOPER SnnLL BE RESPONSiBLE FOR MAINTENANCE AFiEs
�� -.---"" �. � TME PROJECTIS APPROVE�UNPL THE LOTS ARE SOLD.
� �, TNE BOUNOARIES OF TME CLEARINC L�MIT$SHO�ON THIS PLAN SHALL BE CLEARLY AIARKED IN
' ' THE FIELD PRIOR TO CONSTRUCTION. �URING THE CONSTRUCTION PERIOD.NO DISTURBANCE
BEVONO THE QEAkING L1MIT5$MALL BE PERMITTED. THE MARKINGS$HALL BE 4AINTAINED BY
� TME APPUCANT/CONTRACTOR FOR RiE DURATION�F CONSTRUCTION.
� TME ESC FACILIPES SHOMN ON THIS PLAN AIUST BE CONSTRUCTED IN CONJUNCTION NITn <.� z Z
. CLEARING AND GRADING ACTI�7TIES. AND IN SUCH A NANNER AS TO INSl1RE TNAT SEDIMENT ANG O
i � APP'UCABLEAWATERASTANDARDS.�T EN7ER THE DRAINAGE S�'S1E�.RO?.DWAYS,�R NOLA?E �
� ����. THE ESC FACILiPES SHONN ON TFIIS P�AN ARE uMluUU REWIREMENTS FOR ANTICIPAiED 9iE � n
CONOITIONS. DURING CONSTRUCTION PER100,T1'IESE ESC FACILITIES SHALL BE UPCRAOED AS LJ..
, NEEOED FOR UNExPECTEO STORM E�ENTS AND TO ENSURE THAT SEDIMENT ANO SEOIMENT LACEN L �
wATER DOES NOT LEAVE THE SITE. �(—�I
- '�'_. _ ' LL.
. THE ESC FACILITIES SNALL BE INSPECIED DAILY BY THE APPLICANT/CONiR�C�OR AND MAINTAINE�
_ AS NECESSnRr t0 ENSURE 7NEIR COMT�NUED�UNCTIONINQ � Q
�� AT NO 71ME SMALL$ED�MENT BE ALLON£D TO ACCUYULATE YORE TMEN 1/3 THE BARRIER HEIGHT Z "
ALL CATCM BASINS AND CONVE�ANCE LINES SHd.LL BE CLEANED PRIOR TO PAYING. TME CLEAN�NG � O �
� OPERRTIONS SMALL NOT RUSH SEU��ENT-UDEN wniER iNTO THE OOwNSTRE�w S�rSTfu. � (�
� ' STABIUZED CRAVEL ENTRANCES SHALL BE MSTnLLED AT THE BECINNING 0�CONSTRUCiION ANC v
' � uAINTAINED FOR TME DUR�TION OF ME PROJECT. nD01TIONnL MEASURES MAY 8E REOUIRED TO O W O
I ' INSURE THAT ALL PAVED AREAS ARE KEPT CIEAN FOR THE DURATION OF THE PROJECT � / ,
J O �
'� ' STORM DRAIN INI.ETS.BASINS.AND AREA DRAINS SHALL BE PROTEC7ED UNTIL PA�£AIENT SURFACES
; ARE COMPLEIEO AN�/OR VEGELAiION IS RE-ESIABLISHED. M Z
`•, � O
: PAVEMENT SURFACES AND VECETATON ARE TO BE PLACEO AS RAPIOLY AS 705SIBLE. �
RETAfN1NG WALL . SEEDING SHALL BE PERFORAIED NO LATER THAN SEPTEMBER 1 FOR EACH PMASE OF CONSTRUCTION. I r 1 � r n
LJJ lJ I
IF THERE ARE EXPOSED SOILS OR SOILS NOT FULLY ESTABLISHED FR01A OC70BER 1 1HROUGM nPPoL � � O
' � I �� �� - 30,TME WET'hEATHER ER090N PREVENTION MEASURES WILL BE IN EFfECT.SEE EROSION PREVENTION �
. AND$EDIMENi CONTROL PUNNING AND DESIGN MANUAI(CHAPTER 1J FOR REOUIREMENTS. 7 F-. N
L LJ..
��Y II lNLE7 �� TME DEVELOPER SHALL REMOVED ESC MEASURES VMEN�EGE7ATION i5 FULLV ESiA8U5HED. � � W
' I � PROiECTlOM � _ CONTnCT CEORCE SNEG1REV(503-225-1679)AT CL DESiGU,iuC. FpR EROSiOr+COr+TRO�iuSPECnON O
� CON57RUCT/ON GRAVEL EW7RANCE � �� ' �� NO FERPUZER SHWLp BE USE�IN THE PpND OR 9'•CS'+.'ALE vFGE1+.TI0N PLANiiNG. � y O
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I � I � M2 BUT 2 FT.(810 mm)MINIMUM
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i .. __ . __i . AND 20 FT.(8096 mm)MAXIMUM H
L�
.. II I _ � I REV. DATE BV
� I� � �01/20/O6�KOL
,
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_
SW TIPPITT ST '"
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� 'i . ' APPENDIXC71AP7'tRJI 199'UNIFURMIiU1LDINGCOUF. — ' - —
�
i
� � � � . , Ciril rngineas shall sbte tAat w the besl of Iltiv knowlalge the maoon dircluscd Jirting�he greding a�xl the cR�t o(�hc smm. --- ' - ' - --
.�
... . . wuk withio IArir aw of respunsibility waa done in acwdarce ����dvpon9 iampmated in tAe appuvwl grrling plu�.F.n-
i . ._... . �. wiih Ihe fiml appoval gaalliug pla�. gi�x+ing gwlogis[s shall submit a swcmmt tha4�o ihc hs�t uf
. ..� ___._ i6arWOWcd J�ewakwi�6iniheiraeaof bili�
�� 2. A npa�preprd by Ilre soils m�nea retmnnd W de ��e��� ��yP'�ri y ix in
. p�n appu.ed a�gi�reaing�logix��eput an� P ROJ ECT
� wm����o�w�«w�ms���uo33i�.�.���ioc. ,���,bieaors�oem�.d�µa. NUMBER NIX001
a '� _ tiom ad elrauws of ficW dmsiry�esn,sum�ia o[fidd ad
' labwxay tew,aha subaim�aring day ad�ommw�tr un aiy 4.7Le padi�wntrxtor shall wbmit in a fam pnaibed by
� � c6aySo maJe duing goding y.l W�v eRect m�Ae recammrnd: ihc buiWing uf6rial a s�xnneo�of conFamaae io said a-buili DaOe: 05A2tt16
i . tiona mwk in 1he apqoved wils rngi��i�ioveni
g+tim reW*s� plm ad spxifirmans
I� � Soils rngi��n.�IWI�vbmil a vmunuit i6w,b tlie 6es[of dkv $ceb: AS SMOw�4
� Ik�wwlnlye.tAe woft wiihio iAev arca uf�espousbiliria ir;n s- 7718.2 Naifiu-�lion ofConple[ia�.7Le pamin«slWl ootiN
� cardnce wi�h Jre approvnl wila evgiceaine���PW�� ihe builJing ofRcid whw ihe grxh'ng apeuiw is�eaJY�fi� Drawn ey: K�L
' hle rrnviui�na oF Mi<hyitn. iocpectlm.Fiiul eppoval Jull mrt be givrn umil all�vwk.irclud.
$ I � iog inslallmion ofall Jninage F'lities anJ Ihrir pruta�ive do- �eslg�red By: KOL
l.A repon p pmed by�6e rngineaing geolo�st�elm d m vices.axl all ewsianaonwl mea�va luve ban wmpleled in
q I I �T pmvide such eavices in au.rudaitt wilA Sa:tiun)J 17.5.in<lud- a���mi�e wilL lhe FinW:pp�uved graJing plw.mW Jie rryuirnl ChetkeE By: GID
Ij� ing a final dcsttip�on of�e geology of thc rile md nny rew inforv rryiwts hove M+�w6mittnl.
3 ' °�° �° FIGURE A-33- 1 SETBACK D/MENSIONS
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Q '� �� S Portland,OR 97219
u�.��ar,�e_ �� vi$� rv 8 �� ���p W (503)2251679
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Q � �. ���' NUMBER NIX001
� =� �� oam: owvoa
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Urawn BY KQl
NOTES:
i ,
dY uclONC Designetl By: K�L
�' � _
a YO'LONG BY 30'WIDE " ChetkeE BY GID
� B�OEEP OF�'.'MINUS CLEAN RpLK. _
COUYFM'W
50'LONC BY 30'WIDE p � a�. uEz l F Mil 7
3-b'CIEAN ROCN, ' V G� J i l-t N C� f='F':
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� GEOiE%i1LE fA9RIC TO PRlYLM � 4 �
$UB-SOIL PU4PING. . i , .,... /1.� • ^
� : i t�
� CONSTRUCTION ENTRANCE Deta�l Dra.�ng 4-5 WIET PROTECTION ��a� p�aw�9 �_Z� v �^
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NIX()0�Cx01
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,,,x�,,zo
N/XOO�w50 �. . �
.Nixoao,�o . 9045 SW Barbur Blvd.
N/XP0�y60 . - � I
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-------- 1' -- Portland,OR 97219
u�.esan2a . •.. _ _.�- --�. -�.
(503)225-1679
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---� � t��"ee Sip�,.
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. . �.,, � . _ ,. ... __- I
. —- - . - . i ExvwFS - -
!
-- - "" I STORM DRAIN NOTES
. � 1. ALL MA7ERIALS, INSTALLAT/ON, TESTS AND INSPfC710N SHALL BE 1N
ACCORDANCE W17N WASHINCrON COUNTY STANDARDS, CLEAN WATER SfRNCES
' I S7ANDARDS, 7ME OREGON SPECIALTY PLUMBINC CODE, AND STANDARD DRAWrr,GS �
'� i �. AND SPECIF/CATIDNS PR£PAR£D FOR THf PROJECT
� I 2. FOR STORAI SEWER US£AIATER/AL INDlCA7ED lN PROFILES. O
�- I 3. IMMED�ATELY AFTER COMPLETIOI�OF BASE ROCK GRADING ALL �ANHOLES SHALL L
@E AOJUS7E0 50 lNE FRAAIE AND COVER l5 AT THf STREET FINISHED GRADE. �
+— — I 4. LAiERAL P/PE N17H LE55 7HAN 3 FEE7 OF COVER SHALL BE DES/GNEO i0 r
WITNS7AND LOAINNG. N
= I `�
5. WHfN fX15ANC Fl£LD ORA/N5 ARE fNCOUNTER£D, CONTRACTOR SHALL CONNECT
7H£N rp 7HE NEAREST CURB�NL£TS OR S70RN MANHOLE US/NG A�IN. 6'D�A. n
'� I ' PVC AND N071FY ENGMEER FOR PROViDING AS-8U4T DWGS. �y„ O Z
I 6- L07 LAJERACS SHACL BE<"D�A. MINIMUM PVC PER AS7M D303d SOR JS ANO �--. �t�
SNALL BE WH17E M COLOlZ V
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�� CATCH BASIN �I W Q W
RIM:236.79
, - !F:23429 � !t� �/�
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. I i , I I I �I� � � I REV. DATE 8V
J I 01�20�06I KOL
'� I�� I05/01/06ISnD
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SW TIPPITT ST ��`�°� - I I
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PROJECT
� _�:.:, i NUMBER NIX001
' Date: 0&O7J06
� I
I � Scale: ASSHOW4
8 I I
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.. I I D2wn8Y KOL
� I Daslgne0 BY: KOL
�g I N C�ecked By GID
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NUfOD�`'O Suite 107
•57AYPG/D-PR �N
• "'_____ . .. .. :...,
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�vixeor..o = (503)225-1679
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-- SANlTARY SEWER NOTES �`�'°"°c' �
I ' PRELIMINARY
-
_�.._...�___-
-----f __�-_ ,
�...
... ,
- ..__-_-. i 2
i '' . -� -- ��^" 7. ALL MATERIALS, INSTALLATION, JE575 AND INSPECT10N5 SHALL BE!N ALCOROANC£ N77H "c
.- I
..;�,� -�""� � ' WASkINC70N COUNTY ANO CLEAN WATER SERNCES. C 'S,���'t'�'
__"
__ 1 +vr r.o�R`
� ' ""' �� ' ' l 2. GRANULAR BACK FILL N17N/N THRJ FEET OF F1NlSH£D CRADE SHALL BE COMPAC7ED TO NOT
� ,....�......._...._.. ,'..
�I ....�---' i ! LESS THAN 95S RELATIY£COAfPACDON AS DE7ERMINEO BY ME7H00 'A'OF AASH70 T99. eanr+es �sa��m
""����� I BACK F/LL MORE THAN 7W0 FEfT FROM F/NISHED GRADE SNALL BE COAIPACTED 70 NOT
..__....._ - :
,�, _, .,_._-�--���"" � � ' . LESS TIfAN 90x RELAn1�F COA/PACnO/a.
1
_ ' � j . 3. SANITARY SENER MANHOLES SN�CC 8f 7ESTE0 FOR ACCEPTANCEIN ACCORDANCE N1TH
� WA$HINGTQN COUNTY AND USA SPEGFlCA71QN5. SANlTARY SEN£R MANHOLES SNALL 8E
� j �, VACUUM 7ESTED.
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1, 8- ALL SLQ°ES LIS7E0 ON SEN£R PLaNS ARE FT/FT, NOT S � z �
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Todd Prager
From: Todd Prager
Sent: Monday, January 28, 2008 11:58 AM
To: Bethany Stewart; Gary Pagenstecher; Maris Buxton
Cc: Mike White
Subject: RE: Nix ok for Plat Signatures?
Attachments: image001.jpg
Hi All,
I spoke with Kay Kinyon,the project arborist for the Nix Partition Project,this morning. He is going to send me a
summary report regarding tree activities that have occurred to date. After receiving the report, I will inspect the site to
make sure everything looks to be in compliance. If everything looks good,then we can sign off on the conditions. I'll let
you know when I am ready to sign off.
Thanks,
Todd
From: Bethany Stewart
Sent: Monday, January 28, 2008 10:35 AM
To: Gary Pagenstecher
Cc: Mike White; Todd Prager
Subject: RE: Nix ok for Plat Signatures?
Ok I' II grab it back. Please keep me in the loop.
From: Gary Pagenstecher
Sent: Monday, January 28, 2008 10:29 AM
To: Bethany Stewart
Cc: Mike White; Todd Prager
Subject: RE: Nix ok for Plat Signatures?
Bethany,
Mike,Todd, and I discussed conditions of approval.Apparently, the PFI was issued without a sign-off for tree protection.
Wait on finaling the plat until Todd has had a chance to check tree protection issues.
Thanks,
Gary
From: Bethany Stewart
Sent: Monday, January 28, 2008 10:09 AM
To: Gary Pagenstecher
Subject: RE: Nix ok for Plat Signatures?
Thnnk you!
From: Gary Pagenstecher
Sent: Monday, January 28, 2008 9:44 AM
To: Bethany Stewart
Subject: RE: Nix ok for Plat Signatures?
i
Bethany.
Planning is Ok for final plat.
Gary
From: Bethany Stewart
Sent: Monday, ]anuary 28, 2008 9:08 AM
To: Gary Pagenstecher; Maris Buxton
Subject: Nix ok for Plat Signatures?
Is Planning OK with the plat being signed?
Thanks, Bethnny
Bethany Stewart
�;�,•a`Tga�d
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y ;503;�039-4171 _ =hbc�ard
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ARBORIST REPORT
Subject: Tree Assessment
Address of the Report: 121630 SW 1215� Ave.
Tigard, Oregon
Date of the Report: June 4, 2008
Report Submitted to David Nix
12630 SW 1215� Ave.
Tigard, Oregon 97223
e-mail: davenix@verizon.net
CC: Todd Prager
City of Tigard
todd@tigard-or.gov
Mike White
City of Tigard
mikewCc�tigard-or.gov
Summary
Tree #6, a 24" DBH Douglas Fir with a thin crown displaying die back, is continuing to
decline. The tree was noted to be in this condition at the time of the application submittal
for this project prior to any site work being done for this project. Decline displayed by this
tree is not reversible. It will continue until the tree dies despite of any therapeutic
measures that may be applied. Continued preservation of a tree in terminal decline seems
to be questionable. I would like to recommend its removal.
Sincerely,
Kay Kinyon
Tree Care & Landscapes Unlimited, Inc.
Certified Arborist by the International
Society of Arboriculture, Lic #PN-0409
Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape Maintenance•Consultation
MEMBER: Tree Care Industry Association•International Society of ArboriCUlture•Oregon LandsCape Contractors Assoc.
State Licensed Tree Service #62635•Landscape Contractor #5659•Chemical Application @000231•Insured
P.O. Box 1566•Lake Oswego, OR 97035•503-635-3165•Vancouver360-737-2646•Fax 503-635-1549
Visit our website at www.tclu.com•E-mail; info@tclu.com
Todd Prager
From: Todd Prager
Sent: Friday, June 06, 2008 3:58 PM
To: 'Leigh Stearns'; Mike White
Cc: kayk@tclu.com
Subject: RE: Tree Assessment- 121630 SW 121 st Ave
Dear Kay,
I reviewed your report on the condition of tree#6,a 24" DBH Doug.-fir,at 12630 SW 121st Ave. in Tigard. There appears
to be enough evidence to warrant the tree's removal in advance of it becoming a hazard to people and/or structures.
Therefore, Mr. Nix has the City's permission to remove the tree without incurring any penalties or additional mitigation
fees. I will make a note in the land use file that this tree has been approved for removal.
Please do not hesitate to contact me if you have any questions regarding this correspondence.
Sincerely,
Todd Prager
City Arborist
503 718-2700
From: Leigh Stearns [mailto:TreeCare2@tclu.com]
Sent: Wednesday, ]une 04, 2008 2:37 PM
To: Todd Prager; Mike White
Subject: Tree Assessment - 121630 SW 121st Ave
1
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■ planningResourcesinc. ScACE �- = 60� �t�,s 3-LOT PART/TI4/V
4nd u..�on.a.�„Ma DA TF• NOV 2005 sw�Z�s�
. �� 1�mEWF1,a�0.MN701 Sm!lLt6p
n��,cw�rrr.+ em ar��e r. LlA VID N/X
PRLLL�CT rl?S-NIX 127
Nr�U-10-2�05 lE�50 5^i F.�:'
r��_�� �-�1-2005 08=41 TREE CAP.E UNL I M I TED 503 635 1549 P.03�04
U` ��� "no�
11'�
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Tree Protection Plan
REVISED 7/27/OS
��Iimite�
� �
SITE ADDRESS. .J � 1 � '� 1 l°�� ►rG�
Follow the below listed instructions in order to p�ovide the p�oper proCectian b�fore, during and after
construction for tree # ��,�� �+
I. g�fore_Cons#rurtion:
App• Non-
�f� a. Identify and number the trees to be protected, verify by mappirsg and/vr tagging and noce their
slze In D.B.H. (Diameter at B�east Height), variety, health and structural conditions, review
plans.
e�� ►� b. Check with local government agencies for tree protection ordinances,
�,�Y� h c. Remove any low limbs that may be in the way of construction equipment, and prun� as needed
� to adhere NAA standards.
��'� ❑ d. Leave a protective covering on the,soil, i.e., existing groundcover o� mulch,
,,� ❑ e. Notify all other cont�actors that these trees are to be saved and protected�
Or4���G f0�t�� 6� ��'�Q� ���/rqer
�] o f. Install a temporary 6' high en e o protect�the trees and their root systems.
Install tree protection sign on fence. Posts located 1D' on center as a general rule. For �very
inch In dlameter of the trunk (D,B.H.) allow up to 1 foot of radius from the trunl< as the
prvteded area. (Example: 24" D.B.H. = 24' radius of protected root system,) Ideafly, we
need to protecc mo�e than the drip zone. The drlp zone into the trunk is the support roots Chat
hold the tree up. The roots from that drip zone ouC 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
ENCLOSED SITE PLAN)
G�` ❑ g. Identify any insect or disease problems that may require treatmenr.
❑ � h. Engineer and design proposed structures and construction to avoid root loss. Bridge type
Foundations can save major roots.
C7 ,,e(� i'. Design landscape islands and planting areas large enough to accommodate trees at maturity.
i_1 ,� j, Plant the right tree in the right place, Avoid Puture conflicts with buildings and utilit�es.
0 � k. Have an experienced ArborisC review landscape plan lo assure the right tree is planted in the
right place and proposed changes don't kill retained mature trees.
�o I. Consider tree removals adjacent to trees to be saved for wind related stability concerns.
Residenti3l and Commercial Spraying• Fertilizing• Prun�ng• Landscape lnstallation •L.andscape Maintenance • Consultation
Iv1EMBER: National Arborist A.ssociation • Internatfonai Sociery of Arboricultu�e �Orec�on Association of Nurserymen
Oregon Golf Course Suporintendents'Association • Oregon Landscape Contract�rs Association
Stale Licensed T'rao Sorvlco#82635 • Landscape Contraclor#5659 • Chomical Ap}�Ilcaii�r7 l�00023'f • Er7suretj
P.O. Box 9566 • Lake Oswe�go, OR 970:35 • 503-�i:35-3155 • V3ncouvcar 3C0-737-2E>a6 • F�Ax 503-G35-�5as3
Visit �ur website at www.treec;�rel��ndsc�pAS.,r,om
�flrn.c� ��e. �,7 tc�N'� 1"�wS �6� d f9 -�
II �
a�5 b��42 TREE CARE UNLIMITED 503 635 1549 P.04iO4
�pD.
m. Check for past and proposed grade and drainage changes,�nsider th� effects.
❑ n. Check trees for stability.
�� ❑ o. Remove all trees that would not survive the effects of change. Remove all hazardous trees.
�� ❑ p. Minimize environmental changes.
TI. p�ric�c Construction:
� C� a, Keep equipment off of the root system to avoid compaction.
� Cl b. Keep equipment away from structure to prevent damage to trunk and limbs.
�] ❑ c. Don't allow chemicals to be dumped on the ground near the tree, i.e., gasoline, diesel, paint,
herbicide, cleaner, thinners, etc.
� ❑ d. Provide means of temporary irrtgatlon if the project runs through the summer.
�' ❑ e. If roots or limbs are cut or damaged, have them inspected by an TSA Certiffed L�rborist and
�epaired or treated according to hig/her recommendations.
�/
❑ f. Protect the trees from excessive heat, i.e., equipment, paving and/or burning.
� ❑ g. Avofd trenching Chrough the root systems, boring under them or hand digging can save roots.
�
� ❑ h. Contact the ISA Certified Arborist familiar with the site prior to and during any activity wiCl�in
the drip zone or tree protection fencing for consultation.
IYI. After Construction;
Q� ❑ a. Carefully landscape the area unde� the tree, being careful vfi the roots and stru�cture. Use
� plantings that will live under the same conditions as that of the tree.
c:� � b. Provide insect and disease control, fertilization and pruning as needed or adhere to long-term
protection plan if provided.
o C� c, Avofd direct irrigation spr�ying onto the trunk. The amount of irrigation needed to keep new
plantings alive can often be enough to kill mature trees.
� ❑ d. Da not cover exlsting root systems with more than 2" of soil, The more soil you add, the
greater the �hances of damaging the root system.
� ❑ e. Provide irrigation and/or drainage to emulate pre-construction conditions.
F
NOTE: This tree p�otection plan identifies construction protection measures to prevent unwarranted l•r�e loss.
The identified measures limit the amount of earth disturbance surrounding the trees, and limit the removal of
the tree's root systems. Due to the va�iation of every project, it is unlikely al1 of the above (der�tified
measures can be practicably appfied to each individual tree; nor is it likeiy each measure is necessary to
retain each tree. Prior to the beginning of construction a meeting between a certified arborist and the
necessary contractors will be held to determine the appropriate level of protection for each tree, in r�lation lo
what work needs to be completed in the tree's vicinity, On site supervision by a certified arborist wilE be
detErmined and supplied as necessary.
� �►YQ. P��7N, ��I�� I o2 Y O Yr I P
�� � �
TOTAL P.04
FAX TRANSMITTAL
�
Date June 13, 2008
Number of pages including cover sheet 16
To: Mr. Nix From: Todd Praqer
Co: Co: City of Tiqard
Fax #: 503 620-5741 Fax#: 503 718-2748
Ph #: (503) 639-4171, Ext. 2700
SUBJECT: Street trees for Nix Partition
MESSAGE:
Dear Mr. Nix,
I reviewed your approved street tree plan for the Nix Partition and found that the species
of tree was not specified in the plans. However, since the spacing of the trees is 40' on
center, you are required to plant large stature trees chosen from the Tigard Street Tree
list. I have included the Tigard list as well as the street tree planting specifications in code
section 18.745.040
Please do not hesitate to contact me if you have any questions.
Sincerely,
Todd Prager
City Arborist
503 718-2700
I:\ENG�fA7(.DOT
�—� — - — _ -
�' 1 ,pton County,Orcgon 2008-064730
, 0Tf2312008 02:37:08 PM
� (i DaRUI CM=1 Stn=B J GREGORY
, , 0 j 510.00 SS.00 511.00-Total�528.00
1 � ��� �I������I�
IIIIIIIlII Il I II II
, I Illilllllill
IIIIIII
.� � After recording retum to: o�2ia��22ooeoosa�s0002oozs
City of Tigard-Records Department I,Richsrd Hob�mlcht,Dinttor ofASe�ssment�nd ,e^•-n.
y -,�. ,
� � T�:�tion antl Ex-OTdo County Cl�rk Por Washlnpton !.°:.�'';�'�,�,
13125 S W Hall Boulevard CouMy,Orapon,do h�nby e�rtlfy that th�wtthln F'� �`'e
, Inftrummt o!wrftinp wu ncHwtl�nd nwrd�tl In tha � `� ��
Tigard, OR 97223 book of r�cordt of saltl cou � `�•
.,.�.:
�•�-� ���,.Y�.�:;:: �.�;,
M L P 2 0 0 5-0 0 0 1 3 R l c hv O Ho bern lc M,Din MOr o f Assusm�rrt�nd -'?;<� -'
T�x�tlon,Ex-OTelo CouMy Clefk "�
NO CHANGE IN TAX STATEMENTS
DEED RESTRICTION
This Declaration is made on the date herinafter set forth by Julia A. Nix referred
to herein as"Declarant."
Declarant is the owner of certain real property described as Exhibit One in the
City of Tigard, Washington County, State of Oregon.
Declarant desires to subdivide the property further and has obtained approval
from the city of Tigard under case file MLP2005-00013.
The City of Tigard has required this"DEED RESTRICTION"and the City has
required that any existing tree greater than 12"diameter which are trees mariced 3,4, 5
, and 6 on a tree inventory dated November 2005 prepared by Planning Resources, Inc. and
to be contained in the City of Tigard's land use file may be removed only if the tree dies
or is hazardous according to a certified arborist.
Executed by declarant�,lu_�, 2008.
�
. � • '
J ' A. Nix
', State of Oregon )
)ss
County of Washington )
On the �rd day of , 2008,personally appeared before
me the above named Julia A. Nix ackno edged said instrument to be it voluntary act.
OFFICIAL SEAI
� DEB�IE WERNER
NOTARY PUBLIC-OREGON ,
CpMMISStON NO 409414 --`����G7L�[ I��t�l��
MY COMMI5910N FJ(PIRES AU6UST 2a, 1010
Notary Public for Oregon
My Commission expires g��/I U
� - -
� , ' _ .
I r
I
Order No. 01-5400Q206-28
EXHIBIT "ONE"
� The premises are in WASHINGTON County and are described as follows:
The following described property being in the Northwest one-quarter of Section 3,Township 2 South,
Range 1 West, Willamette Meridian, in the County of Washington end State of Oregon, to wit:
The North 90 feet of the following described treci, the cut off line being 90 feet distant from and at
right angles to the North line of said tract:
Beginning at a point in a 40 foot roadway tWalnut SVeet) which is South 0°46'West 1056.QOfeet
snd South 77°50' West 1272.70 feet from an iron bar at the one-querter corner on the North line
of Section 3, Township 2 South, RanQe 1 West, Willamette Meridian, in the County of Washington
and State of Oregon,said point being also on the Easterly line of Christensen Avenue now known as
SW 121 st Avenue; thence South 04°05' East 325.62 feet along the East line of Christensen Road
to an iron rod and the true point of beginning; thence South 04°05' Esst 200.00 feet along said
Easterly line of Christensen Avenue to an iron pipe on the North line of the Blenkenship Tract;thence
North 77°50'East 482.00 feet along the North fine of the Blankenship Tract to an iron pipe; thence
North 04°05'West 200.0 feet to an i�on rod; thence South 77°50'West 482.00 feet to an iron rad
on the East line ot Southwest Christensen Avenue and point of beginning.
Excepting Therefrom that tract of land conveyed to Washington County, a politicat subdivision of the
Stete of Oregon as conveyed in Dedicatian Deed recorded August 31, 2000 as Fee No. 200070496.
I
�
s�ee�„i�ia�o�,.�.,,�«ia�,.ac�i Page 4
f + , ' Was_ ,,.on County,Oreyon 2008-064731
I .. � 07123J2008 02:37:08 PM
• G D-IRUL Cnt=1 Stn=B J GREGORY
. G
I I � +' S1D.00 55.00 511.00-Total=528.00
�✓ IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIlIIlilll
� ' J%
,� ' Afterrecordingreturnto: o�z7a��asooeoosa�stioo2oo2s
I,Rlehartl Hob�rnlcht,Dinctor of As����mmt�nd 9,�'�^�,
City of Tigard-Records Department TuNion and E:-0Tclo Cou�ty Cbrh Tor W�shinpton �'" ' '�' •
County,Onpon,do h�nby csrtNy that th�wkhln r� �•'
13125 SW Hall Boulevard In�trum�nt of wrltlnp was nadv�d�ntl r�eord�d la th� (,':� I•�
T i g a r d, O R 9 7 2 2 3 book of ncordt of sald cou �:�
F,.
;;:\_ °.,:
MLP2005-00013 Rlchvd Hob�rnlcM,Dinctor of A1�asnam�M and �+` '
Turtlon,E:•ORklo Cou Cl�rk ��''��
NO CHANGE IN TAX STATEMENTS
� DEED RESTRICTION
This Declaration is made on the date hereinafter set forth by Loy Carl Nix and
Marsha A. Nix refereed to her�in as"Declarant".
Declarant is the owner of certain real properry described as Exhibit One in the
City of Tigard,Washington County, State of Oregon.
Declarant desires to subdivide tho property further and has obtained approval
from the City of Tigard under case file MLP2005-00013.
The City of Tigard has required this"DEED RESTRICTION'and the City has
required that any existing tree greater than 12" diameter which are trees markod 3,4, 5
aad 6 on a tree inventory dated November 2005 prepared by Planning Resources, Inc and
to be contained in the City of Tigazd's land use file may be removed oaly if the tree dies
or is hazardous according to a certified arborist.
Executed by Declarant_�'/�2007,
� `'����
Loy Nix Marsha A.Nix �
State of Oregon }
)�
County of Washington )
On the��day of � 2007,personally appeared before me
the above named Loy Carl Nix and Marsha A. Nx acknowl ged said instrument to be it
voluntary act.
�
O �i IAL EAL
NICHOLA3 J KENOE
NOTARY PUBUC-0RE(iON M Commission ex iros: ����
COMMISSION NO.388641 y P
MY COMMISSION EXPIRES NOVEMBER 8.2008
w
s
Orde� No. 01-50000206-28
EXHIBIT "ONE"
The premises are in WASHINGTQN County and are described as follows:
The following described property being in the Northwest one-quarter of Section 3,Township 2 South,
Range 1 West, Willemette Meridian, in the County of Washington and State of Oregon, to wit:
The North 90 feet of the following described Vact, the cut off line being 90 feet di�tant from end at
right angles to the North line of said tract:
Beginning at a point in a 40 foot roedway (Welnut 5Veet1 which is South 0°48'West 1066.00feet
and South 77°50'West 1272.70 feet from an iron bar at the one-quarter corner on the North line
of Section 3, Township 2 South, Range 1 West,Willamette Meridien, in the County of Washineton
and State of Orepon, said paint being also on the Easterly line of Christensen Avenue now known es
SW 121 st Avenue; thence South 04°05'Eest 325.62 feet along the East line of Christensen Road
to an iron �od and the true point of be$inning; thence South 04°05' Esst 200.00 feet along said
Easterly line of Christensen Avenue to an iron pipe on the North line o4 the Blankensfiip Tract;thence
Narth 77°50'East 482.Od feet along the North line of the Blankenship Tract to en iron pipe; thence
North 04°05'West 200.0 feet to an iron �od;thence South 77°50'West 482.00 feet to an iron rod
on the Esst line of Southwest Chr{stensen Avenue end point of beginning.
Excepting Therefrom thet tract of tand conveyed to Washington County, a political subdivision of the
State of Oregon as conveyed in Dedicetion Desd recorded August 31, 2000 as Fee No. 200070496.
s�e�.�.b�o�.,,,,�«iou►�w» Page 4
� L; �' W. dton County,Orepon 2008-064728
� OTi2312008 02:37:09 PM
��� D-AFF Cnt=1 Stn=6 J GREGORY
�( THIS SPAC 55.00 f5.00 511.00-Total=521.00
J ��
' f ¢S .� A M E R j C IIIIIIIIII IIII IIIIIIIIIII III III{IIIIIIIIIIII III
ati 9�}� 01274103200800647280010017
1 'Y I,Richard HoD�mICM,Oinctor o!Aae�ssmeM and — .-
�� Ti:dion md Ea-0IBCb Courrty Cbrk/or Wuhinp[on :�vy�i%.
+ Counry,Or�pon,do h�r�by c�rtlry that th�uNthin 5��� ,�
Imtr�m�nt of wrRinp wn nt�lv�d�nd ncord�d In the j�I: *` 'i ,
baok of ncordf Ms�id cour� n ��� 'Mt.�'�. :'-
.�awY `_ -;.`;,..
t.R.i ��:�.:.:::i,.,
�� ��� Rithvd Hob�mlcht,Dlnctor of Aeas��meM�nd ��ti�Vi�!, �
T�x�tlon,Ex-ORlelo Cour�ty Cl�rk
After recording return to:
First American Title lnsurance Company
222 SW Columbia Ste 400
Portland,OR 97201
Attention: Larry Ball
File No. 7034-1241598
CONSENT AFFIDAVIT
I, Julia A. Nix, owner pursuant to Bargain and Sale Deed recorded as Doc.No. 2007-121481, Washington Counry
Records, do hereby consent and agree to the declaration of Partition Plat No. 2008- � 5(0 , Washington
County Plat Records,and also consent to any dedication or donation of property to public purposes.
Ju a .Nix
State of �./
Counry of ( } ss.
This instrument was acknowledged before me on June ,2008 by Julia A.Nix.
i
�FFICIAL SEAL �� �
o.a1,t-: AMBER D DEMINO
` y. NOTARY PUBiIC•OREGON Nota ublic's Si nature
'�i COMMISSION N0.395239 ry g
MY COMMISSION EXPIRES AU(3UST 12,2009
. � ,�ton County,Oregon 2008-064729
0)��sJ2008 02:37:09 PM
�-� Cnt=1 Stn=B J GREGORY
� �'.-` f15.00 55.00 511.00-Total-531.00
� , � • I
' �I IIIII�I
lllllllillll
I I i i I I I I I
lillli
IIIIIIIIIII
, N
A���b: 01274106200800647290030036
I,Rlehvd Hobsmieht,Diroctor o(Aseessmmt and ;-�..
�?i;;�--..� ,
�lVCN1I T�xatlon vW Ex-0Tdo County Cl�rk for Washlnpton - � �ti�9
12630 SW 121`Awns County,Onpon,do h�reby c�rtlfy that tM wlthin `v" �,,
Inrtrum�M of writinp vr�a nulv�tl md naorE�E In th� �:�� � i:t"�
'Ii�atd,OR 97223 book of ncords of s��d aour�t�, , (J �� 4'•. '�'+
(..�tAa��.X ,<(',-.
Rlch�rtl HoD�mICM,Olnctor of Aatnsm�M��tl � ,`f�`.�\-'"��'°%.
��ZNe .
Ta:�tlon,Ex-ORlclo County Clsrk "
MA,INTFNANCE AGREEMENT
FOR#
PARTITION PLAT 2008 � U 5�
�
WHEREAS, Loy Cati Nix,Marsha A.Niau and Julie A.Nuc desires to provide
for futore mainteuaace of a private access and utility eascmeat that is illustratod oa said
partition plat; and
WAEREA.S, Parcels 1 through 3 abut and are benefitod by the private casanmt
for access,storm scwer and utilities;aad
WHEREAS, The privat�acce�s and urility easca�eat is not a part of the Publie
Road System;and
WI�ERFAS, The owners of Parcels 1 through 3 will be de.sirous of providing for �
the p�oper mainte�na�ace of the p�ivate access and utility easanent;heccinaftar refa•rod to
as"EasemenY'.
.�
NOW,1'HEREFORE,it is haeby agreai:
(1) By acceptancz of the deed to property within said Partidon the grantoe
shall become a party t�this Agreement. The consid�eaation for this
Agrcemeat is the mutual promises of the owneis to share in the cost of
mainte�ance of said easement.
(2) The owners shall be wtidod to one vote per parcel in decisions regarding
the mainteaaace of the�e.nt.
(3) The quaarity and quality for the work to be performed on the easemrat
shall be dda�ained by a majority vote of the owners.
(4) The costs for the ea4ement repai:s shall bc agportioned equally among the
owaers on a pa parcel basis regardless of firontage,locetion,or
improvemeats. If an individual owner shall cause damage to the easement
facilities that owner shall be solely rtsponsibie for the eatire cost of rtpair.
(5) No vehicle or other parking shall be allowed in said ea4emeat. All ownas
shall keep the ea.gement clear for vducle aad anageacy vducle access.
(6) Enforcement of the Agreemeat shall be by proceedings at law or in oquity
against any person or pe�sons violating or att�mpting to v�olate this
agra�ment,eitha to restrain violarion or to recovcr damages. In the case
suit or action,the prevailing party shall be t.ntitled to all costs and
eape�nses,iacluding reasonable attvmey fee.s,at trial and upcm appeal.
THIS AGREEMENT shall be d�ecmed a Covenant nwning with the laad and is
binding upon the ownas of parcels in the partition,their heirs,successors,and assigns.
IN WITNFSS Wi�REOF,the owner or owaexs of all of the above descxibed
parcels signod this Agroement on the date and ycar set forth below.
Dated this /�3 day of � �e� ,2008.
L , �.
Loy 1 Niz
���G�L� /� ��
,�
Mxrshi A.Niz �'
.
J A.Nis
STATE OF OREGON )
�
County of Washington )
Before me, on thc unde�signod, a Notary �
Public in and for said Co ty and S e, �rsonally appeated the within named Loy Carl
Nix known to me to be the identical individual described in aad who executed the within
inst�ummt and a�lmowlodged to me that he ca�c�utod the same firoety aad voluatarily.
. ,
OFFICIAL SEAL
y�` , VANESSA PANGILINAN
��� : NOTARY PUBLIC • OREGON rJpTpRy p I,j
��ip% COMMISSION Np.416265
� N1Y COMMISSION EXPIRES APR.10,20t 1
STATE OF OREGON )
�
County of Washington )
Before me, on �� r�n �ebruu+u 13, 200$ tho undcrsigned, a Notary
Public in and for said County and S ,pe�sonally appeared the within named Marsha A.
Nu known to me to be the ideutical individual describod in aad who executod the within
inshumeat aad acknowledged to me that she a�ocuted the same freely aud voluntarily.
� OFFICIAI SEAL .
y� : VANESSA PAN(31LINAN
- - NOTARY PUBUC - OREGON � G
COMMISSION NO.416265 N��Y P �
MY COMMISSION EXPIRES APR.10,2011
�
� STATE OF OREGON )
� )ss
County of Washington )
Beforc mc, on �uufSC�U . U.(1.�2 l�, 2p0$ the undersigned, a Notary
Public in and for said County d State, peasonally appearod the within named Julie A.
Nix known to me to be the identicai individnal described in aud who ezecutod the within
instrumex�t aad acknowledged to me that she executed the same fraly and volunt�a�ily.
OFFICIAI SEAL �J,� ��,�1�
DEdlIE YVERNER
NOTARY PUHLIC-QREGON N�TARY PUBLIC
COMMI9SION NO 409414
MY COMMtSSION EXPIRES AU6UST 2A,4010
City of Tigard, Oregon • 13125 SWHaII Blvd. • Tigara, .�R 97223
��
�
.r�
.;.
:�
x
, � �
August 6, 2008
Loy Carl and Marsha A. N'ix
12630 SW 121s`
Tigard, OR 97223
RE: Nix Partition/MLP2005-00013 "Tree Restrictive Covenant Deed Restriction"
The City of Tigard recently received your"originaLs" of the tree restrictive covenant
deed restriction that was recorded with Washington Countyfor the above referenced
land use file. These original documents tun with the property/deed and should be in
the possession of the propertyowner. Therefore,I am rettuning the originals to you
for your records. The City has retained copies for our records as well.
Should yr�u have anyquestions regarding this letter,please feel free to contact me at
503-718-2438. �� -�
Sincerely,
- - �_ �
���LC�.�, ' 11���
_- � �
Patricia Luns�d� '
� Adnurustrative Assi�taut /,
Current Planning Divisio
Enclosure (2)
c: MLP2005-00013 Land Use File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . T'7'Y Relay: 503.684.2772
Washington County,Oregon 2008-064731
` ` 0712?'�008 02:37:09 PM
� " D-It Cnt=1 Stn=B J GREGORY
� 510. ,.00 511.00-Total=$26.00
U ��
� � �%
� ' After recording return to: o�27a��a2oosoosa7s�oo2ooz$ _
I,Richard HobernicM,Director of Assessment and -�-�`�-�='��-
City of Tigard-Records Department Texetion and Ex�cio County Clerk for W�shinpton ^�_�-_;s:�..
[ County,Orepon,do hereby certify that the wtthln � Sy 4 �,:.
1�125 J'�J�1 B�uIeV�T(� Instrument of writinp wes rocelved and rocorded in the � ��»eb4.�w-
book of rocords of said cou �� �
Tigard, OR 97223 ��-Q ���.t" -- ``.'
::��.. .
MLP2005-00013 Richard Hobernicht,Dlroetor ofAasessment end ____
Taxatian,Ex-ORlcio County Clerk
NO CHANGE IN TAX STATEMENTS
DEED RESTRICTION
This Declaration is made on the date hereinafter set forth by Loy Carl Nix and
Marsha A. Nix refereed to herein as"Declarant".
Declarant is the owner of certain real property described as Exhibit One in the
City of Tigard,Washington Caunty, State of Oregon.
Declarant desires to subdivide the property further and has obtained approval
from the City of Tigard under case file MLP2005-00013.
The City of Tigard has required this"DEED RESTRICTION' and the City has
required that any existing tree greater than 12" diameter which are trees marked 3, 4, 5
and 6 on a tree inventory dated November 2005 prepared by Planning Resources, Inc and
to be contained in the City of Tigard's land use file may be removed only if the tree dies
or is hazardous according to a certified arborist.
Executed by Declarant 1�/�, 2007. -
� , ` � �
Loy 1 N�x
Marsha A.Nix ���
State of Oregon )
)ss
County of Washington )
On the�� day of �;,� 2007,personally appeared before me
the above named Loy Carl Nix and Matsha A. Nix acknowl ged said instrument to be it
voluntary act.
' �
�
"" oF��c�A�s�
NICHOU4S J KEHGE '
;f NOTARY PUBUC-OREGON My Commission expires: ��'��
COMMISSION NO.386641
� MY COMMISSION EXPIRES NOVEMBER 8,2008
, +
Order No. 01-50000206-28
EXHIBIT "ONE"
The premises are in WASHINGTON County and are described as follows:
The following described property being in the Northwest one-quarter of Section 3,Township 2 South,
Range 1 West, Willamette Meridian, in the County of Washington and State of Oregon, to wit:
The North 9�feet of the following described tract, the cut off line being 90 feet distant from and at
right angles to the North line of said tract:
Beginning at a point in a 40 faot roadway (Welnut Street) which is South 0°46'West 1056.00 feet
and South 77°50'West 1272.70 feet from an i�on bar at the one-quarter corner on the North line
of Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington
and State of Oregon, said point being also on the Easterly line af Christensen Avenus now known as
SW 121 st Avenue; thence South 04°05' East 325.62 feet along the East line of Christensen Road
to an iron rod �nd the true point of beginning; thence South 04°05' East 200.00 feet along said
Easterly line of Christensen Avenue to an iron pipe on the North line of the Blankenship Tract;thence
Narth 77°50'East 482.00feet along the North line of the Blankenship Tract to an iran pipe; thence
North 04°05'West 200.0 feet to an iron rad; thence South 77°50`West 482.00 feet to an iron rod
on the East line of Southwest Christensen Avenue and point of beginning.
Excepting Therefrom that tract of land conveyed to Washington County, a political subdivision of the
State of Oregon as conveyed in Dedication Deed recorded August 31, 2000 as Fee No. 200070496.
Subdivition GuuantN IOUARG71 Pa9e 4
Washington County,Oregon 2008-064730
� �"^'t120o8 02:37:09 PM
' U� ' Cnt=1 Stn=B J GREGORY
�� �S5.00 511.00-Total=528.00
! �
� °J
� � After recording return to: o�2�a��22ooaoosa�s000zoo2s
City of Tigard-Records Department I,Richard Hobernicht,Director of Assessment entl
1 � Tsxatlon nnd Ex-ORlcio County Clerk for Washinpton -.
13125 S W Hall Boulevard County,Orepon,do hereby certiy that the wkhin _ =�
Instrument ot wrltinp wes rsceived and recordsd in the �'� �
Ti ard, OR 97223 book of rocords of seid cou !.l��:•'
MLP2005-00013 �� ��'�����`�_
Richard Hobemicht,Diroctor of Asaeaement and ;-'�
Taaatlon,Ex-ORlclo County Clerk '
NO CHANGE IN TAX STATEMENTS
DEED RESTRICTION
This Declaration is made on the date herinafter set forth by Julia A. Nix referred
to herein as "Declarant."
Declarant is the owner of certain real property described as Exhibit One in the
City of Tigard, Washington County, State of Oregon.
Declarant desires to subdivide the property further and has obtained approval
from the city of Tigard under case file MLP2005-00013.
The City of Tigard has required this "DEED RESTRICTION" and the City has
required that any existing tree greater than 12" diameter which are trees marked 3, 4, 5
and 6 on a tree inventory dated November 2005 prepared by Planning Resources, Inc. and
to be contained in the City of Tigard's land use file may bc removed only if the tree dies
or is hazardous according to a cer[ified arborist.
Executed by declarant�, 2008.
. � �
J ' A. Nix
State ot Oregon )
)ss
County of Washington )
On the �rd day of , 2008, personally appeared before
me the above named Julia A. Nix ackno edged said instrument to be it voluntary act.
� ' OFFICIAL SEAL
` � DEBBIE WERNER
,��;%/� NOTARY PUBLIC-OREGON ,
�-�+�� C O M M I S S 1 O N N O 4 0 9 41 4 --`i!�!/�'i V��L�JZ�° �,
MY COMMISSION EXPIRES AUGUST 2E, 2010 l ��,
Notary Public for Oregon
My Commission expires g��/!l7
` � , .
Order No. 01-50000206-28
EXHIBIT "ONE"
The premises are in WASHiNGTON County and are described as follows:
The following described property being in the Northwest one-quarter of Section 3,Township 2 South,
Range 1 West, Willamette Meridian, in the County of Washingtan end State of Oregon, to wit:
The North 90 feet of the following described tract, the cut off line being 90 feet distant from and at
right angles to the North line of said tract:
Beginning at a point in a 40 foot roadway (Walnut Streetl which is South 0°46'West 1056.Q0 fest
and South 77°50' West 1272.70 fest from an iron bar at the one-quarter corne� on the North line
of Section 3, Township 2 South, Range 1 West, Willamette Meridian, in the County of Washington
and State of Oregon, said point being also on the Easterly line of Christensen Avenue now known as
SW 121 st Avenue; thence South Q4°05' East 325.62 feet along the East line of Christensen Road
to an iron rod and the true point of beginning; thence South 04°05' Esst 200.0� feet along said
Easterly line of Christensen Avenue to an iron pipe on the North line of the Blankenship Tract;thence
North 77°50'East 482.00 feet along the North line of the Blankenship Tract to an iran pipe; thence
North 04°05'West 200.0 feet to an iron rod; thence South 77°SO'West 482.00 feet to an iron rod
on the East line of Southwest Christensen Avenue and point of beginning.
Excepting Therefrom that tract of land conveyed to Washington County, a political subdivision of the
State of Oregon as conveyed in Dedication Deed recorded August 31, 2000 as Fee No. 200070496.
Subdi�isio�C�wrintee(GUARG71 Page 4