HomeMy WebLinkAboutMLP2007-00001 NOTICE OF TYPE II DECISION
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MINOR LAND PARTITION (MLP) 2007-00001 =
LAWRENC� PARTITION � ' � '
,
120 DAI'S = 7/7/2007
SECTION I. APPLICATION SLJ�VIMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00001
PROPOSAL: The applicant requests approval to pattition a 20,752-square foot lot into two lots of 11,122
square feet and 7,720 square feet for single-familyhomes. The e�sting single-familyhome will
be demolished.
APPLICANT/ APPLICANT'S
OWNER Lawrence Resources,Inc. REP: SRDesign,LLC
Attn:Bob Lawrence Attn:Jeff Caines
6770 SW Alfred Street 8196 SW Hall Blvd.
T"igard,OR 97223 Beaverton,OR 97008
ZONING
DESIGNATI4N: R 4.5: Lotiv Densit�- Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a miniinum lot size
of 7,500 square feet. Duplexes and attached single-family units are permitted conditionally.
Some civic and institutional uses are also pemzitted conditionally.
LOCATION: 9265 SW 74th Avenue;Washington CountyTu�Map 1S125CA, Tax Lot 3600.
PROPOSED PARCEL 1: 11,122 Square Feet
PROPOSED PARCEL 2: 7,720 Square Feet
APPLICABLE
REVIE W
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the Caty 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.
NOTTC�OF DEQSION MLI'2007-00001/LAWRENC�PARTT'ITON PAGE 1 OF 21
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CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY
ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR �
FILL ACTIVITIES:
e app cant s prepare a cover etter an su irut it, a on wi any suppomng ocuments an orp ans
that address the following requirements to the CiJRRENT P�ANNING DIVISION, ATTN: EMILY ENG
(503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
1. Prior to any site work the ap plicant shall install all proposed tree protection fencing. The fencing shall,be
ins pected and approved by C;urrent Pl prior to commencuig any site work The tree protection f encuig
shall remain m pIace through the durau� all of the building construction phases, until the final inspection
has been passed.
If the Builder is dif�erent from the developer or initial applicant:
Prior to issuance of building pexinits the applicant shall submit site plan drawings indicating.the location of the
trees that were preserved on the lot c�uring sne development,location of tree protecuon fencuig,and a signature
of aPproval from the proJ'e-.ct arbonst regarding the placement and construcuon techruques to be employed in
building the structures. All proposed protecuon fenculg shall be installed and inspected prior to commencuig
construcuon. The fencu�shall remain ui place through the durauon of all of the 6uilding construcuon phases,
until the final inspection has been passed. After approval from Current Plaruung,the tree protection measures
may be removed.
2. The Project Arborist shall submit written reports to Cun-ent Planning, at least, once every two weeks, from
initial tree protection zone ('I'PZ) fencmg u�stallauon, through the building construction phases, as he
monitors the construction acuvit�es and progress. This inspection will be to evaluate the tree protection
f encin ,deterniine if the f encing was moved at any point dunng construction, and deternvne if any part of the
Tree �rotection Plan has been violated. These reporrs must be provided to Cun-ent Planning until.the final
inspection. The reporrs shall include any changes that occurred to the TPZ as well as the cond.ition and
location of the tree protection fencing. It the amount of TPZ was reduced then the Project Arborist shall
justify why the fencuig was moved, and shall certify that the construction activities to the trees did not
adversely unpact the overall,long-term health and stab�lity of the tree(s).
If the r�eports are not submitted or received by Gu7-ent Plannuig 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 Caty
can stop work on the project until an inspection can be done by C'z.urent Plannuig and the Pmject Arborist.
3. Prior to site work,the applicant shall submit security in the form of cash or other means acceptable to the City
for the equivalent value o}tree mitigation required at$125.00 per caliper inch. If additional nutigation trees are
preserved through the partition unprovements and construction of houses, and are properl protected through
these stages by the same measures afforded to other protected trees on site, the amount o�the cash assurance
may be correspondingly reduced. Any trees planted on the site or off site in accordance with 18.790.060.D will
be credited agau�st the assurance for two years followin�final plat approval. After such time,the applicant shall
pay the remauung_value of the assurance as a fee in-heu of planting. Any planting by the applicant must be
approved by the City Arborist.
4. Prior to site work,the applicant shall submit a tree mitigation plan if choosing top lant any mitigation trees. The
applicant may plant trees onsite, offsite, and/or pay a fee-m-lieu at the rate ot $125 per cahper inch. If the
applicant chooses not to plant any mitigation trees, the applicant shall pay the fee for all 109 inches
($13,625.00). Any tree mitigat�on plan must be approved by Current Plannuig. Only trees spaced 20 feet on
center or greater will be counted towards rrutigat�on unless otherw�se approved by the City. The trees must
have enough so�l volume and growing space to allow them to reach full maturity without becoming a nuisance
or a danger to surrounding structures,utihties hardscape,etc. Unless otherwise approved by the Caty, only two
mitigation trees may be planted in a single bac�yard and only one tree per front yard.
NO'ITC�OF DEQSION MLI'2007-00001/LAWRENC�PAR7TTION PAGE 2 OF 21
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THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
� e app cant s prepare a cover etter an su nut rt, a on wi any suppomng ocuments an orp ans
that address the following requirements to the CiJRRENT P�ANNING DIVISION, ATTN: EMILY ENG
(503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
5. Prior to final plat approval,the applicant shall revise the lot area for Parcel 1 on the preliminary plat so that the
accesswayis not included. The revised lot area shall be 11,122 square feet.
6. The applicant shall provide screenin alon�the north boundary of the site for the length of the accessway.
Screening shall be as described in 18.�45.05 B(5) and (6). The applicant shall indicate screening, including the
type,on existuig plans.
7. Prior to receiving a PFI perniit, the applicant shall provide a street tree plan or revise existing plans to show
street trees, including their size and species. Street trees shall be chosen from the Cit}�s street tree ]ist. Size
and spacing of street trees shall be as stated in Code Section 18.745.040.C.2. The applicant may also apply for
a Type I adjustment to use e�sting trees as street trees,if applicable.
The a plicant shall pre are a cover letter and submit it, along with any su ortin documents and/or plans
that address the }ollowing requirements to the ENGINEERING �EP�TMENT, ATTN: �HIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the
required inforrnation is found:
8. A Public Facility Improvement (PFI) pernvt is required for this�project to cover any work in the public right-
of-way. Six (6) sets of detailed publicunp rovement plans shall be submitted for review to the Enguleenng
Dep artment. NOTE:these plans are in addition to anydrawui s required bythe Building Division and should
onry include sheets relevant to ublic improvements. Public�acility Improvement (PFI) permit plans shall
conform to Cary of Tigard Pub�c Improvement Design Standards, wlu-ch are available at City Hall and the
Cat�s web page (www.tigard-or.gov).
9. The PFT pernut plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate enaty who will be designated as the "Permittee", and who wiIl provide the financial
assurance for the public unprovements. For exarnple,specify if the entity�s a corporauon,limited parrnership,
LLC,etc. Also specify the state wrthin which the entiry is incorporated and provide the name of the corporate
contact person. Pailure to provide accurate inforniauon to the Engineering Department will delay processing
of project documents.
10. The applicant shall provide a construction vehicle access and parking plan f or approval by the City Engineer.
The purpose of this plan is for parking and traffic control duruig the pubhc improvement construction phase.
11. The City Engineer may deterniine the necessity for, and requ�i�re submittal and approval of, a construction
access and parkulg plan for the home building phase.. If the C:ity Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of bwlduig pemuts.
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering�.
13. The applicant shall submit construction plans to the Engineering Department as a part of the Public Faciliry
Improvement pernut, indicating that they will constnict the following frontage improvements along SW 74th
Avenue as a part of th�s project:
A, 5-foot concrete sidewalk at ultimate location;
B. street trees in the�planter strip spaced per TDC requirements;and
G driveway apron (if applicable).
NOTIC�,OF DEQSION MLI'2007-00001/LAWRENC�PARTTTTON PAGE 3 OF 21
14. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW 74th 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 forn�ation of a
Local Improvement D�strict,
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,
G when the improvements are part of a larger project to be constructed by a third party and involves the
sharing of design and/or construcuon expenses by the third parcy 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 unprovements by others adjacent to the sub�ect site.
15. The applicant shall provide connection of proposed buildings to the public sanitary sewerage sy�stem. A
connecuon pernut�s reqwred to connect to the existing public sarutary sewer system
16. The applicant shall obtain a proval from the Tualatin Valley Water District for the proposed water connection
pnor to �ssuance of the Cit�s Public Faciliry Improvement pernut.
17. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PFI)�pernlit drawings.
The plan shall conform to the Erosion Prevent�on and Sediment C:ontrol Design and I'lanrung Manual,
Febniary 2003 edition."
18. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s
global positionuig system (GPS)�geodetic control network(GC 22) as recorded in Washington County survey
records. These monuments shal[ be on the same line and shall be of the same prec�sion as requu-ed for the
subdivision plat boundary. . Along with the coordinates the plat shall contain the scale factor to convert
ground measurements to gnd measurements and the angle from north to grid north. These coordinates can
be established by.
. GPS tie networked to the C'�it�s GPS survey.
. By random traveise using conventional surveyuig methods.
19. Final Plat Application Submission Requirements:
A. Submit for City review four (4) pa�per copies of the final plat prepared by a land survey�r licensed to
practice in Oregor�and necessarydata or narrative.
B. Attach a check ui the amount of the current final plat review fee (Contact Planning/Engineering Pemut
Technicians,at(503 639-4171,ext.2421).
G The final plat and ata or narrative shall be drawn to the m;n;,,,um standards set forth by the Oregon
Revised Statutes (ORS 92.05) Washington C�ounty,and by the Ci of T'igard.
D. The rr'�ht-of-way dedication�or 74th Avenue to provide 29 feet�rom centerlule shall be made on the
final�rIat.
E. NOTE: Washington County will not begin their review of the final plat until they receive notice from
the Engineenng Department indicaung that the Caty has reviewed the fuial plat and submitted
comments to the applicant's surveyor.
F. After the.Ci ry and C;oun have reviewed the final�plat, submit two m y lar co pies of the final plat for
C".x t y E n gmeer s�'gnature�for partitions), or Ca t y En gineer an d Communi t y Deve lo pment Director
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANC� OF SITE OR BLJILDING PERMITS:
e app cant s a pre�are a cover etter an su nut it, a on wi any supportin ocuments an orp ans
that address the following requirements to the CURRENT �ANNING DIVISI�N, ATTN: EMILY ENG
503-718-2712. The cover letter shall cleatiy identify where in the submittal the required infonnation is found:
20. Prior to receiving a buildin �ermit, the applicant/owner shall record a deed restriction to the effect that any
e�sting tree greater than 1�' 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 ui
accordance with this decision should either die or be removed as a hazardous tree.
NOTIC�OF DEQSION MLI'2007-00001/LAWRENCE PARTTTTON PAGE 4 OF 21
21. Prior to buildin�pernuts,the applicant shall submit an elevation plan to show that the house on Parcel l is no
greater than 1 12 stones and no greater than 25 f eet high,ur�less it meets the criteria of 18.730.020.C.2.
The a plicant shall pre are a cover letter and submit it, alon with any supp ortin docuinents and/or lans
that address the tollowing requirements to the ENG�EERING DEP�TMENT, ATTN: �M
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall cleariy identify where in t he su bmitta l t he
required infomiation is found:
22. Prior to issuance of building pernzits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded f inal plat.
23. Prior to issuance of building pernlits the applicant shall provide the Ciry with as-built drawings of the public
improvements as follows: 1) 3 mi� mylar, 2) a diskette of the as-blults in "DWG" fornzat, if available;
otherwise "DXF" will be acceptable and.3) the as-built drawings shall be tied to the Cit�s GPS network The
applicant's engineer shall provide t�ie Csty with an electronic file with points for each structure (manholes,
catch basins,water valves, hydrants and other water system features) in the development, and the�r respective
X and Y State Plane Coordinates,referenced to NAD 83 (91).
24. Any necessary off-site utility easements shall be the responsibility of the applicant to obta.in and shall be
submitted to and accepted bythe City prior to issuance of a building pemut.
25. The app licant shall provide signage at the entrance of the flag lot driveway that lists the address(es) that is
served bythe given driveway.
26. The applicant shall either place the existing overhead utility lines alon� gSW 74th Avenue underground as a part
of this project, or they shall pay the fee in-lieu of undergrounding. The fee shall be calculated by the frontage
of the site that is parallel to the utility lines and will be $35.00 er luieal foot. If the fee option�s chosen, the
amount will be $3,360.00 and it shall be paid prior to issuance o�building permits.
27. During issuance of the building pernzit for Parcels 1 &2,the applicant shall pay the standard water quality and
water quantity fees per lot (fee amounts will be the latest approved by G�).
28. Prior to issuance of building perniits,the applicant's engineer shall submit a final sight distance certification.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO A FINAL INSPECTION:
e app cant s prepare a cover etter an su rtut it, a on wi any supportin ocuments an orp ans
that address the followin� requirements to the CURRENT �ANNING DIVISI�N, ATTN: EMILY ENG
503-718-2712. The cover retxer shall cleady identify where in the submittal the required infomiation is found:
29. Prior to a final inspection, the Pro'ect Arborist shall submit a final certification indicat�n� the elements of the
Tree Protection Plan were followe�and that all remaisung uees on the site are healthy,stable and viable in their
modified growing environment.
30. Prior to a final inspection, a member of the planning staff will visit the site to ensure that the development is in
conforrr�u�ce with this dec�sion.
THIS APPROVAL IS VALID IF EXERQSED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DEQSION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISI�N.
SECTION III. BACKGROUND INFORMATION
Site Information:
e su �ect arcel is located on SW 74`� Avenue, between SW Taylors Ferry Road and SW Cedarcrest Street. The
parcel is.20,�2 square feet with an existin�s•in�l,e-fanvlydwelling and outbuilding. The area is primarilysingle-family
resident�al and surroundin properties wit�un �he City are zoned R 4.5. The west boundary of the subject parcel
bordeis unincorporated�asfungton Counry. A conservation easement also lies to the west of property,which slopes
about 4% to 5% westward.
NOTICE OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 5 OF 21
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The City a�pr�oved a lot line adjustment between the subJ'ect parcel and the adjacent parcel (7401 SW Cedarcrest
Street; WC.-TM 1S125CA, Tax Lot 3700) on September 22? 20D6. There are no other previous land use decisions
related to the subject parcel. The existing dwelling was built ui 1935.
Pro osal Descri tion:
e applicant re quests approval to partition the subject parcel into two lots of 11,122 square feet and 7,720 square feet
for singl�e-familyhomes. The existuig home and outbuilding a�ill be demolished. Proposed Parcel 1 (11,1Z2 square
feet) will become a flag lot.
SECTION IV. PUBLIC COMMENTS
Staff sent notice to all propertyowners within 500 feet of the subject propertyand received no comments.
SE CTION V. APPLICABLE RE VIE W CRITERIA AND FINDINGS
Land Partitions (18.420)
Approval Ctiteria(18.420.050.A):
1.The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulat�ons as demonsu-ated by the analysis contained witivn th�s admuiistrative decision and through the imposition of
conditions of approval. Provided all conditions of approval are satisfied as part of the development and builduig
process,this cnterion is met.
2.There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Street & Utility Improvement Standards (Chap ter
18.810). Based on the analysis provided therein,adequate public facilities are available to serve the proposal. Therefore,
this cntenon is met.
3.All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed u'np rovements are discussed in the Public Facility Concerns section of this decision.
Conditions of approval will ensure tfiat all proposed improvements meet C"ity and agency standards. Improvements
will be reviewed as part of the pernut process and dunng construction, at which time the appropriate review authority
will ensure that City and applicable agency standards are met. Based on the analysis in thu decision, this criterion �s
met.
4.All proposed lots conform to the specific requirements below:
Ca) The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The width of the building envelope area for Parcels 1 and 2 is 90 feet and 74 feet, respectively. Therefore, the
standarci of 50 feet is exceeded.
(b) 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 lot area for Parcell (a flag lot) is shown as 12,642 square feet,but needs to be revised so that the accesswayis not
included. Removin the sguare foot�a�ge of the accesswa will not cause Parcel l to be less than the required rrunirnum
lot size. The lot ara for Ijarcel 1 wilI be 11�122 square feet without the accessway. The lot area for Parcel2 is 7,720
square feet. Therefore,both parcels meet th�s cnterion.
Prior to final plat approval, the applicant shall revise the lot area for Parcel 1 on the preliminary plat so that the
accesswayis not included. The rev�sed lot area shall be 11,122 square feet.
NOTIC�.OF DEQSION MLI'2007-00001/LAWRENCE PARTTTTON PAGE 6 OF 21
�c) Each lot created through the partition process shall front a public right of way by at least 15 feet or have a
egally recorded minimum 15-foot wide access easement
Both parcels will have fronta e on SW 74�' Avenue. Parcel 1 will have a frontage of 16 feet through its flag pole.
Parcel2 will have a frontage o�74 feet. Therefore,the standard of 15 feet is exceeded.
(d) Setbacks shall be as required by the applicable zoning district
Setbacks will meet minunum requirements,as shoum on the site plan and indicated later in this decision.
(e) When the partitioned lot is a flag lot, the developer may deternune 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 stYUCtures.
Parcel 1 will be a fla lot. As shown on the site plan the applicant has chosen the east property line (parallel to SW
74�' Ave) to be the�ront property line. The site p�an shows a 20 foot front setback and 10 foot side setbacks.
Therefore,this criterion is met.
�fl A screen shall be provided along the property line of a lot of record where the paved drive in an accessway
is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development
The paved accessway for Parcel 1 will be located within 10 feet of an e�ting lot of record. Therefore, the ap licant
shall provide screenu�g along the north boundary of the site for the length of the accessway. Screenuig sh�be as
descn-bed in 18.745.050B(5) and (6). The applicant shall mdicate screening, including the type, on a planting plan or
the preliminary plat.
(g) The fire district may re quire the installation of a fire hydrant where the length of an accessway would have
a detrimental effect on fire-�ighting capabilities.
Tualatin Valley Fire and Rescue did not indicate that the length of the proposed driveway would have a detrimental
effect on fire-}ighting capabilities. However, T"VF&R is requiruig the apphcant to submit calculauons that show the
hydrant at SW Cedarcrest and SW 74`�is capable of serving the requu-ed f�re flow demand.
(h) Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will
ensure access and maintenance rights shall be recorded with the approved pamhon map.
A common drive is not proposed or required. However, if the applicant chooses to provide a common drive, the
applicant shall record a reciprocal easement to ensure access and maurtenance rights.
5.Any access way shall coinply with the standands set forth in Chapter 18.705,Access,Egress and Circulation.
As shown later in this decision under"Access, Egress and Circulation (18.705)," the standards in Chapter 18.705 have
been met.
6. Where landfill and/or development is allowed within or adjacent to the one-hundred year flood�lain, the
city shall reguire consideration of the dedication of sufficient open land area for greenway adjoining and
within the tloodplain. 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 proposed partition is not ad'acent to or in the one-hundred year floodpla�in. The nearest floodplain is about 'h mile
away from the partition site. �eh�gh� est elevation of the nearest floodplaui is 180 feet. The lowest elevation of the
partition site �s 265 feet. Therefore,thLS criterion dces not apply
7. 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 concurrendy.
NOTTC�OF DEQSION MLI'2007-00001/LAWRENC;E,PARTTTTON PAGE 7 OF 21
The applicant does not request a variance and would not be requ.ired to submit one. Therefore, this criterion does not
apply.
FINDING: All approval criteria for the proposed partition have not been met, but can be met by satisfying the
following condiuons of approval.
CONDITTONS:
. Prior to final plat approval, the applicant shall revise the lot area for Parcel 1 on the
prelirninary plat so that the accessR�y�s not included. The revised lot area shall be 11,122
square feet.
. The applicant shall provide screening along the north bounclary of the site for the length of
the accessway. Screeiung�shall be as descnbed in 18.745.OSOB(5) and (6). The applicant shall
indicate screerung,includ�g the type,on existing plans.
Residential Zoning Districts (18.510)
Development standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison
of the development standards and the proposed dimensions:
DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS
R 4.5 Parcel 1 Pa�e12
Standards Pro osed Pro osed
Nfiniinum L.ot Size
-Detached unit 7,500 sq.ft. 11,122 sq.ft. 7,720 sq.ft.
Average Muumum Lot Width
-Detached unit lots 50 ft. 90 ft. 74 ft.
NLnimum Setbacks
-Front yard 20 ft. 20 ft. 20 ft
-Side facing street on comer&through lou 15 ft. NA NA
-Side yard 5 ft NA 5 ft.
-Rear yazri 15 ft 15 fc. 15 ft
-Distance between property line and fmnt of garage 20 fc. 20 ft. 20 h
-Side Yacd Setbacls for Fla Lou C 18.420 10 ft. 10 ft. NA
Maximum Heighc 30 ft. * Can be mec
Maximum He' ht for F I.ou C 18.420 25 ft. Can be met Can be met
^"Can be met under cenain conditions
FINDING: As shown in the comparison table above,development standards have been met or can be met.
Access,Egress and Circulation(18.705�
Cha ter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site
and�or general cimulation within the site.
General Provisions (18.705.030):
A. Continuing obli�ation of property owner. The provisions and maintenance of access and egress stipulated
in this tide are cont�nuing requirements for the use of any structure or pa�el of real property in the City.
The applicant is not proposing joint access. Therefore,each driveway shall be maintained by the property owner.
B.Access plan requirements.
No building or other pemut shall be issued until scaled plans are presented and_app roved as provided by this
chapter that show how access, egress and circulation requirements are to be iultilled. The applicant shall
submit a site plan. The Director shall provide the applicant with detailed information about this submission
requirement
The applicant has submitted a site plan showing how access, egress and circulation requirements will be fulfilled.
Therefore,this criterion is met.
NOTTC�OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 8 OF 21
G 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 pax�els of land satisfies the
combined requirements as designated in tlus title, provided: Satisfactory legal evidence shall be presented in
the fonn of deeds, easements, leases or contracts to establish the �oint use; and Copies of the deeds,
easements, leases or contracts are placed on permanent file with the City.
The applicant does not propose joint access,nor is it required. Therefore,this criterion does not apply.
D. Public street access.
All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect direcdy with
a public or private street ap�roved by the City for public use and shall be maintained at the required
standards on a continuous basis.
Both access and egresses connect directlyto SW 74`�Avenue.
E. Curb Cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Curb cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFT permit issuance. Therefore, this
criterion will be met.
F. Re uired walkwa location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1
throug 4.
The walk way criteria a�pply to commercial, institutional,industrial and multi-family uses. The proposed partition is for
single-f amily detached homes. Theref ore,the walkway requirements do not apply.
G. Inadequate or hazardous access.
(1) Applications for building pernuts shall be referned to the Cormnission for review when, in the opinion of
the Ihrector, the access proposed would cause or increase existing hazardous traffic conditions; or would
provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to
exist which would constitute a clear and present danger to the public health,safety and general welfare.
The Director has not determined the proposed accesses would require review by the Conunission. Therefore, tivs
criterion does not apply.
(2� ) Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be
discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical
alternative way to access the site.
SW 74`�Avenue is not a collector or arterial street. Therefore,this criterion does not apply.
(3 In no case shall the desi�n of the service drive or drives requ� ire or facilitate the backward movement or
o�er maneuvering of a vehicle within a st�et, other than an alley. Single-family and duplex dwellings are
exempt from this requirement
No service drive is proposed or required. Therefore,this criterion dces not apply.
H.Access Management
(1) An access report shall be submitxed with all new development proposals which verifies design of driveway s
and streets are safe b meeting ade uate stackin needs, sight distance and deceleration standards as set by
ODOT,Washington County,the City and AASH�O.
The applicant's engineer has prepared a preluninary sight distance certification for the proposed shared driveway at the
north end of the sight. The posted speed on 74th Avenue is 25 mph,which re uu-es a rruniinum sight distance of 250
feet. The engineer states that the sight distance from the access was measured�50 feet to the north and to the south
and adequate visibilitywas achieved.
NOTTC�OF DEQSION MLI'2007-00001/LAWRENCE PARTITION PAGE 9 OF 21
Upon completion of the public improvements within the right-of-a�aythe.applicant's engineer shall submit a final sight
d�stance cert�ficat�on. The certification must be accepted bythe Enguieenng Department prior to issuance of building
pernuts.
�2) Driveways shall not be peimitted to be placed in the influence area of collector or arterial street
intersections. Influence area ofintersections is that area where queues of traffic commonly form on approach
to an intersection. The nunimtun driveway setback from a collector or arterial street intersection shaIlbe 150
feet,measured from the ng ht-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 deternuned from City Engineer review of a
traffic impact report submitted by the applicant's traffic engineer. In a case where a pro�ect has less than 150
feet of street frontage, the applicant must explore any option for shared access with the adjacent pa�el. If
shared access is not possible or practical,the driveway shall be placed as far from the intersect�on as possible.
The proposed driveways are located on SW 7`�' Avenue, a ne� hborhood route, and are well over 300 feet from the
intersecuon of SW Taylors Ferry Road, a collector, and SW�4�' Avenue. SW Cedarcrest Street to the south is a
neighborhood route. Therefore,the proposed drivewayis not in the influence area of a collector
(3) The minimum spacing of driveways and stneets along a collector shall be 200 feet The minimum spacing
of driveways and streets aIong an artenal shall be 600 feet
SW 74�'Avenue is not a collector or arterial street. Therefore,these criteria do not apply.
(4) The minimum spacing of local streets along a local street shall be 125 feet
No new streets are proposed. T�vs criterion does not apply.
I.Minimtun Access Requirements for Residential Use
�1) Vehicular access and egress for single-family, duplex or attached single-family dwellin units on
uidividual lots and multi-farru"ly residential uses shall not be less than as provided in Table 18.705.�and Table
18.705.2;
Table 18.705.1 states that the m�n;rr,um vehicular access and egress for single-family dwe]ling units on individual lots
shall be one, lafoot paved drivewaywithui a 15-foot-wide accessway. The srte plan shows one access 16 feet wide.
The applicant indicates the pavement will be 10 feet wide. Therefore,tlus criterion�s met.
(2) Vehicular access to multi-family stntctures shall be brought to within 50 feet of the ground floor entrance
or the ground floor landing of a stairway,ramp, or elevator leading to the dwelling units;
The proposed use is single-fazrvly. Therefore,this criterion does not apply.
(3) Private residential access drives shall be provided and maintained in acco�ance with the provisions of the
Uniform Fire Code.
Concerning the rear lot,Tualatin ValleyFire and Rescue requires the proposed drivewayto meet its fire apparatus load
standards;otherwise,the house on the rear lot shall be equipped v�nth an automauc sprinkler system.
(4) Access drives in excess of L50 feet in length shall be provided with approved provisions for the turning
around of fire apparatus by one of the followin : a circular, paved surface having a minimum turn radius
measured from center point to outside edge of 3� feet or a hammerhead-confi�ured,paved surface with each
leg of the hammerhead having a minimum depth of 40 feet and a minimum width of20 feet The ma�mum
cross slope of a required turnaround is 5%.
The access drive is 95 feet long. Therefore,it is not required to have a tiu-n-a-round for a fire truck
FINDING: Based on the findings above,the access,egress and circulation have mostly been met.
O�NDITION: Prior to issuance of building pernuts, the applicant's engineer shall submit a final sight distance
certification.
NOTTCE OF DEQSION ML.P2007-00001/LAWRENCE PARTTTTON PAGE 10 OF 21
DensityComputations (18.715)
Section 18.715.020 provides density calculation formulas. Number of dwelling units is deternuned by the
following:
A. Definition of net development area. Net development area, in acres, shall be deternuned by
subtracting the following�land area(s) from the gross acres, which 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 stmets;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.
The applicant provided the f ollowing calculation f or net developable area:
Gross site area: 20,752 SF
Public ROW dedication: - 360 SF
l�et3eve opa e area:
B. Calculating ma�cimum number of residential units. To calculate the maxirrium 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 distric�
The maximum number of residential units pern�itted is 2,as shown below:
20,392 SF/7,500 SF =2.72 units =2 units
G Calculating minimum number of residential units. As re quired by Section 18.510.040, the minimum
number of residential units �er net acre shall be calculated by multiplying the ma�urnum number of
units deternuned in Subsectron B above by SO% (0.8).
. The minirnum number of residential units is 2,as shown below:
2.72 units x 0.8 =2.18 units =2 units
FINDING: The proposed pactition complies with the densitypemutted bythe Code.
Exce�tions to Development Standards (18.730�
Building heights and flag lots (18.730.020.C).
1. Limitations on the placement of residential structures on flag lots apply when any of the following e�ust
a. A flag lot was created prior toAp n115, 1985;
b. A flag lot is created after Apri115, 1985 by an ap proved partition;or
c. A flag lot is created by the approval of a subdivision and the flag lot is located on the periphery of
the subdivision so that the lot adjoins other residentially-zoned land.
Parcell will be a flag lot. Therefore,this partition is subject to flag lot limitations.
2. The maxirrium height for an attached or detached single-family, duplex, or multiple-family residential
structure on a flag lot or a lot having sole access from an accessway,private dnve or easement is 1-1/2 stories
or 25 feet, whichever is less, except that the ma�cimum height may be 2-1/2 stories or 35 feet [in certain
zones],whichever is less,provided:
a. The pro p.osed dwelling otherwise complies with the applicable dirnensional requirements of the
zoning district;
b. A 10 feet side yard will be preserved;
NOTTCE OF DEQSION MLI'2007-00001/LAWRENC�PARTITION PAGE 11 OF 21
c. A residential structure on any abutting lot either is located 50 feet or more f�m the nearest point of
the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25 feet in height on any
abutting lot;and
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mitigating direct
views,or that such trees eust and will be preserved.
FINDING: Parcel l is subject to flag lot standards. The site plan shoa�s that the proposed house meets the 10-
foot side setbacks. However,the applicant has not indicated the height of the bwlding or number
of stories.This criterion can be met at the time of building.
GONDITION: Prior to building permits, the applicant shall submit an elevation plan to show that the house on
Parcel 1 is no greater than 1 lfz stories and no greater than 25 feet high, unless it meets the criteria
of 18.730.020.C.2.
Landscaping and Screening(18.7451 .
Street trees (18.745.040):
A. All development projects fronting on a public street, private street or a private driveway more than 100 feet
in length a.pproved after the ado tion of this tide shall be required to plant street trees in accor�dance with the
standards in Section 18.745.040�
The applicant indicates that street trees will not be planted because the fronta e is less than 100 feet in length While
street trees are not rec�uired for the private driveway because it is less than l0�feet in len�th, they are regwred for the
frontage along SW 74 Avenue. The applicant shall indicate street trees on a street tree plan or revise e�usting plans to
show street trees. Street trees shall be planted within the property line along the frontage. The applicant may also
applyfor a Type I adjustment to use existing trees as sveet trees,�f applicable.
B. Street Tree Planting 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 r�e Cat�s street tree list.
G Size and Spacin of Street Trees. The specific spacing of str�eet trees by size of tree shall be as stated in
Section 18.745.040.�2 of the code.
Prior to receiving a PFI permit, the applicant shall provide a street tree plan or a plan plan that shows street trees,
including the�r size and species. Size and spacuig of street trees shall be as stated in Cod�ection 18J45.040.G2.
Buffering and Screening Requirements (18.745.050.B.5):
Where screening is required the following standa�is shall apply:
a. A hedge of narrow or broad leaf evergreen shrubs shall be planted which will form a four foot
continuous screen of the height specified in Table 18.745.2 within two years of plantin�; or
b. An earthen berm �lanted with evergreen plant materials shall be provided which will form a
continuous screen o the height specified in T able 18.745.2 within two years. The unplanted portion of
the berm shall be planted in Iawn or other livin� round cover or
c. A fence or wall o f the height specified in Tab r e�8.745.2 sha l�be constructed to provide a continuous
sight obscuring screen.
The applicant has not indicated that screening will be provided. However, as mentioned previously, screening is
required per Chapter 18.420 along the flag pole where it abuts the e�vsting lot to the north.
FINDING: Based on the findings above, all Landscaping and Screening criteria are met or can be met by
satisfying conditions of approval.
CONDITION: Prior to receiving a PFI permit,the applicant shall provide a street tree�plan or revise e�sting pl�ans
to show street trees, incIuding theu-s�e and species. Street trees shalI be chosen from the �it�s
street tree list. Size and spacuig of street trees shall be as stated in Code Section 18.745.040.G2.
The applicant may aLso apply f or an adjustment to use e�stin�trees as street trees,if applicable.
NOTIC�OF DEQSION MLI'2007-00001/LAWRENCE PARTTTTON PAGE 12 OF 21
Off-Street ParkinQ and Loading Requirements (18.765�.
Section 18J65.02 .A states that at the time o� the erection of a new structure within any zoning district,
offstreet vehicle parking will be provided in accordance with Section 18.765.070 (minimum and ma�umum
parking requirements).
For single-family dwellings, one parking space per dwelling unit is required. . The applicant acknowledges this
requirement. In addiuon,compliance willbe regulated at the time of building pemuts. There}ore,this criterion�s met.
Section 18.765.030.B.1 states that off-street parking spaces for single-family and duplex dwellings and single-
family attached dwellings shall be located on the same lot with the dwelling(s).
The applicant indicates that the parking spa_ces will be provided on the individual lots. In addition, compliance will be
regulated at the tune of building pernuts. Therefore,th�s criterion�s met.
FINDING: Based on the findings above,parking and loading requirements have met.
Tree Removal(18.790�
Tree Plan Requirements (18.790.030):
A. A tree plan for the planting, removal and protection of trees prepared by a certified arborist shall be
provided tor any lot, parcel or combination of lots or pa�els for wFiich a development app lication for a
subdivision,partihon, site development review,planned development or conditional use is filed Protection is
preferned over removal wherever possible.
A tree preservation and removal plan has been prepared by Terrence Flanagan,certificate number PN 0120 BMT.
B. Plan requirements. 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;
The tree inventory identifies the size and species of all e�risting trees includin,g trees subject to miti�gation. The tree
removal plan (Sheet CZ of submitted plans) shows an inventory table and locauon of all trees. Therefore,this criterion
is met.
2. Identification of a program to save e�usting trees or nuti ate tree removal over 12 inches in caliper.
Mitigation inust follow the replacement guidelines of Section 18�90.060D, 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 existing trees over 12 inches in caliper requires a mitigation program in
accordance with Section 18.790.060D of no net loss of trees;
(b) Retention of from 25% to 50% of e�usting 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 gx�eater of existing tc�es over 12 inches in caliper requires no mitigation.
The applicant proposes to retain 10 of 19 trees over 12 cali�er inches. Because 52.63% of all trees over 12 caliper
inches are beulg removed, the applicant shall mitigate for 50/o of those inches. The total number of inches removed
will be 218 and the ap�plicant shall mit�ig ate for 1�9 inches. The applicant has not stated whether he will be plantin
any miti ation trees. The applicant will be conditioned to submit a mitigation plan or pay the full mitigauon fee o�
$13,625�$125 per caliper inch x 109 inches).
3. Identification of all trees which are proposed to be removed;
The tree plan identifies all trees to be removed. Therefore,this criterion is met.
NOTTC� OF DEQSION MLI'2007-00001/LA�X�RENC�PARTTTTON PAGE 13 OF 21
4. A protection program defining standa�ls and methods that will be used by the applicant to protect
trees during and after construction.
The tree plan includes a protection program defini� standards and methods that will be used site during and after
construcuon by the applicant and anyone working on site. However,tree protection fencing is not shown on the tree
removal plan or grading plan. Therefore,the applicant shall revise both plans to show tree protection fencing.
C. Subsequent tree removal. Trees removed within the period of one year prior to a development application
listed above will be inventoried as part of the tree plan above and will be replaced according to Section
18.790.060D.
No trees have been removed in the past year prior to this application being submitted. Therefore, thi.s criterion does
not apply.
Subsequent Removal of a Tree (18.790.040):
Any tree presetved or retained in acco�iance 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 a�pp roval for a conditional
use, and shall not be subject to removal under any other section of this chapter. TF►e prope�rty owner shall
record a deed restriction as a condition of a�proval of any development pernut 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 requiring the above shall ensure that this criterion is met.
FINDING: Tree protection has not fullybeen met. The applicant shall satisfythe conditions below:
CONDITIONS:
. Prior to site work, the applicant shall revise the tree removal and graduig plans to show tree
protection fencing.
. Prior to site work, the applicant shall install all proposed tree protection fencing: The fencing
shall be inspected and approved by Current Plaruiing prior to commencu'�any srte work The
tree protection fencing shall remaui in place through the duration of all of the building
constn�ction phases,until the fulal inspection has been passed.
If the Builder is di erent from the Developer or initial applicant:
Prior to issuance o uilding pemuts,the appZicant shall subrrut site plan drawings indicatin the
location of the trees that were preserved on the lot during site development,location o�tree
protection fencing, and a s�nat�ure of approval from the project arbonst re arding the
placement and construction techniques to be employed in building the structures. �proposed
�rotection fencing shall be installed and inspected prior to commencuig construction, The
encu�g shall remairi u7 place through the duration of all of the building construction phases,
until the final inspection has been passed. After approval from Cizcrent Planning, the tree
protection measures may be removed.
. The Pro'ect Arborist shall submit written re orts to G.�rent Planning, at least, once every two
weeks, �rom initial tree protection zone �IT'Z) fencing,installation, throu�h_ t�he building
construction phases, as he monitors the construction act�vities and progress. This inspection
will be to evaIuate the u-ee protection fencing, deternline if the fencing was moved at any point
during construction, and determine if any part of the Tree Protection Plan has been vioIated.
These reports must be provided to Cun-ent Planning until the final inspection. The reports
shall include any changes that occurred to the TPZ as well as the condition and location of the
tree rotection fencuig. If the amount of TPZ was reduced then the Project Arborist shall
just�y why the fencing was moved and shall certify that the construction acuvit�es to the trees
did not adversely impact the overal�,long-term health and stability of the tree(s).
NO7TCE OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 14 OF 21
If the reports are not submitted or received by CLUrent Plaiuvng at the scheduled intervals, and
if it appears the TPZ's or the Tree Protection Plan are not being f ollowed by the contractor or a
sub-contractor, the Caty can stop work on the project until an inspection can be done by
Czu-rent Plannuzg and the Project Arborist.
. Prior to site work, the applicant.shall submit security,in the form of cash or other means
acceptable to the Caty for tFie eqiuvalent value of tree mitigation required at $125.00 per caliper
inch. If additional mitigation trees are preserved through the parution unprovements and
construction of houses, and are properly protected through these stages by the same measures
afforded to other protected trees on sne, the amount of the cash assurance may be
correspondingly reduced.. Any trees planted on the site or off site in accordance with
18.790.060.D will be credited ag __auist the assurance f or two years f ollowing f inal plat ap�roval.
After such time the applicant shall pay the remaining value of the assurance as a fee in- eu of
planting. Any p�anting by the applicant must be approved by the City Arborist.
. Prior to site work, the applicant shall submit a tree mitiga�tion plan if choosing to plant any
mitigation trees. The applicant may plant trees onsite, oftsite, and/or pay a fee.in-heu at the
rate of $125 per cali�per uich. If the applicant chooses not to plant any mitigat�on trees, the
applicant shall pay the fee for all 109 uiches ($13,625.00). Any tree rtutigauon plan must be
approved by Cturent Plaruung. Only trees spaced 20 feet on center or greater w�11 be counted
towards rrungation unless otherwise approved by the Gty. The trees must have enough soil
volume and growing space to allow them to reach full maturity without becoming a nuisance or
a danger to surrounding structtiu-es, utilities, hardscape, etc. Unless otherwise approved b the
City, only two mitigation trees may be planted in a single backyard and only one tree per�ront
Y�•
. Prior to a final inspection, the Project Arborist will submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all rema,n,ng trees on the site are
healthy,stable and viable in their modified growing environment.
. Prior to receivin� a building pexmit the a licant/owner shall record a deed restriction to the
eff ect that any ex�stuig tree greater t�an l�diameter may be removed only if the tree dies or�s
hazardous acco� to a certified arborist. The deed restriction may be removed or will be
considered invalid ' a tree preserved in accordance with this decision should either die or be
removed as a hazardous txee.
Visual Clearance Areas (18.795�
Tlus Chapter requires t a clear vision area shall be maintained on the corners of all property adjacent to
intersectin� nght-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe, hed e, pl�anting fence, wall structure, or temporary or permanent obstruction
exceeding three�3) feet in heig�t �I'he coc�e provldes that obstn.ictions that may be located in this area shall
be visualIy clear etween three (3) and eight(�) feet in height Trees may be placed within this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by
measuring from the corner, 30-teet along the right of way and along the driveway and connecting these two
points with a straight line.
FINDING: A visual clearance area consistent with 18J95 is shown on Sheet EXl of the submitted plans.
GONQ.LJSION: 'This criterion is met.
Impact Study_(18.390)
Section 18.360.090 states, "The Director shall make a finding with res�ect 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 pubhc at large,public facilities systems,and affected private property users.
NOTT� OF DEQSION MLP2007-00001/LAWRENCE PARTITTON PAGE 15 OF 21
In situations where the Community Development Code requires the dedication of real property interests, the
applicant shall either specifically concur with a requirement for public right-of-way dedicat�on, or�rovide
evrdence that supports that the real property dedication is not roughly proportional to the pro�ected impacts
of the develo ment Section 18.390.D40 states that when a condition of ap roval requires t-he transfer to the
public of an interest in real property,the approval authority shall adopt findings whicFi support the conclusion
that the interest in real property to be transferred is roughly proportional to the impact the proposed
development will have on t�ie public.
The applicant has provided an impact studythat quantifies the effect of the proposed partition on the ser��ices below:
Sewer. Both homes will connect to the e�sting sewer line in SW 74�'Avenue. Parcel 1 will be connected with a new
� 'mch lateral. Parcel 2 will connect to an existuig four-inch lateral.
Water. The applicant is providing one new service meter f or Parcel l. Parcel2 will utilize the existing meter.
Storm Draina e: Stormwater runoff from the site drains from the northeastern to southwestern corner of the property
Reover d ow. The roposed�putition will not change the drainage attern. The e ineer has submitted a Dra�nage
port,dated January 1� Z007. The roof n.uioff from the two parcels will be collected�in a pipe that will run alon the
south properryline and t�u-ough an easement south of the propertyout to a ditch in Cedarcrest Street. This ditch�rains
westerly into a storm system approximately 85 feet futther west. The drainage report provides a down stream analysis
of the additional flow trom th�s development to the point where it constitutes less than 5% of the total uibutary flow.
According to the report this occurs where the channel begins along Cedarcrest Street. Therefore, on-site detention is
not required. The applicant will pay a fee-in-lieu of detention.
Parks:The applicant will pay a parks systems development charge at the time of building permit issuance.
Trans�ortation: The proposed two-parcel partition has frontage on the west side of SW 74�Avenue Parcel l will have
access to SW 74�' Avenue through a 16-foot accessway. Parcel 2 will have direct access to SW 74�' Avenue. Tri Met
bus 43 is within 450 feet of the site roviding another transportation option. With the additional lot and new single-
f acrvly home,the additional daily u a��c increase would be about 10 velucle trips.
Mi � ated Costs and Ro h Pro ortionali .
The applicant ' pay a ashington County Traffic Impact Fee �ITF� at the time of building pemuts. The TTF is a
mitigation measure that is requu-ed for new development. Based on a transportation unpact study prepared by Mr.
David Larson for the A BoyExpansion/Dolan II/Resolution 95-61, TIF's are exp_ected to recapture 32 percent of the
traffic impact of.new development on the CAllector and Artexial Street system. The ap plicant will be regu�ired to pay
TIF's of approxuriately$3,020 (Effective July 1, 2004) per new dwelling unit. Therefore, the TTF for tFiis proposed
development�s $3,020 ($3,020 �� 1 new dwelling urut).
Based on the estimate that total TIF fees cover 32 percent of the �'mpact on major street��mprovements citywide, a fee
that would cover 100 percent of this project's traffic u�np act is $9,435($3,020 =0.32). The d�fference between the TTF
paid, and the full impact, �s considered the unnut�ated � act on the street system The unmitigated impact of this
project on the transportation system is $6,418 ($9,�38 - $�20). The ap plicant will be required to dedicate addiuonal
nght-of:way along SW 74`� Avenue of approximately 360 square teet. The approxuriate value of ununproved
residenually zoned property is $3.00 per square foot, tor a total value of $1,080. The Gty calculated the cost of
construcung a sidewalk along.the frontage on SW 74`� Avenue to be $1480 at $20 per lineal foot (74 feet). The
applicant's total cost of mit�' aun�gtraffic unpacts is $2,560 ($1,080 +$1480j. Based on the analysis below,the required
r�ht-of-way dedication and halt-street improvements do not exceed t�e estimated value of the tuinutigated impacts.
There are $3,858 worth of unrrutigated unpacts left over. Therefore, the right-of-way dedication and half-street
improvements are roughly proportional to the rype of development proposed.
Estimated Value of Im acts
FI�mp act... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $9,438
Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... .3,020
Less Mi � ated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ....2 560
Estimate V ue o Urunitigated Impacts 3,858—
PUBLIC FACILITY CONCERNS
Street And UtilitXIm rovements Standards (Section 18.810 :
C�, apter 18.810 provi�es construction standards or the implementation of public and private facilities and
utilit�es such as streets, sewe�,and draina�e. The applicable standards are addressed below:
NOTIC�OF DEQSION MLI'2007-00001/LAWRENC�PARTT7TON PAGE 16 OF 21
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 standarrls.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an e�:isting
street shall be dedicated and improved in accordance with the TDC.
Minimum Rights-of Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike
lanes to have a 58 foot right-of-way width and 36-foot paved section. Other imp rovements required may
include on-street parking, sidewalks and bikeways,underground utilities, street lighting, stoxm drainage, and
street trees.
T�vs site lies adjacent to SW 74th Avenue, which is classified,as a Ne' hborhood Route with bike lanes on the C'ity of
T'igard Transportation Plan Map. At present,there is approxunately2�feet of ROW from centerline, according to the
most recent ta�r assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from centerluie.
SW 74th is currently partially improved. Staff has done a rough prop ortionality analysis with regards to frontage�
improvements. In order to rruta�ate the unpact from this develo ment,the applicant should construct a 5 foot sidewalk
at ultunate grade and location. However engJineenng staff is �to look at a plan for a meandering,sidewalk if that
will preserve tree 367,a Western Red Cec�ar. The remainder of the alf-street improvements will be mit�gated through a
future street unprovement agreement.
FutuYe 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 e�usting� 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 perniit a satisfactory future
division of ad'oining land, streets shall be extended to the boundary lines of the tract to be developed and a
barricade sha� be constructed at the end of the stree� These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc-h time as the
adjoining �roperty is developed. A barricade shall be conshucted 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
i� the street construction cost Tem orary hammerhead tumouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
Based on the location of this parcel the existing street pattern, staff concludes there are no opportunities for a future
street connection.
Grades and Cuives: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector streets, or 12% on anY other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves shaII be as
detemuned by the City Engineer.
The e�sting grade is approximately 5%,thereby meeting this criterion.
Block Desi ns - Section 18.810.040.A states that the length, width and shape of blocks shall be designed with
due rega�to providing adequate building sites for the use contemplated, consideration of needs for
converuent access, ci�ulation, 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, 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 ci�ulation provldes equivalent access.
No new blocks are being formed or requ.ired. Therefore,this criterion does not apply.
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
NOTTCE OF DEQSION MLP2007-00001/LAWRENC�PARTTTION PAGE 17 OF 21
The lot depth of Parcel 1 will be 1.34 times the average lot width. The lot depth of Parcel 2 will be 1.4 times the
average lot width. Therefore,both parceLs meet this criterion.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a pamel to
either have a minimtun 15-foot frontage or a riunimum 15-foot wide reco�ed access easemen� In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcel 1 will have a 16-f oot wide access f ronting on SW 74`�Avenue. Parcel2 will have 74 f eet of f rontage on S W 74`t'
Avenue. Therefore,both parcels will exceed the m;n;mum of 15 feet.
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.
As shown previously and discussed before in "Minimum Rights-of-Wa�', staff has done a rough proportionaliry
anal�ys is with regards to fronta e unprovements. In order to rrutiga�te the impact from this develo��pment, the applicant
shall construct a 5 foot side�at ultunate grade and location. However, engineering staff is wilruig to look at a plan
for a meandering sidewalk if that will preserve tree 367,a Western Red Cedar.
Sanitary Seweis:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
develo ment and to connect developments to e�ustm mains in accordance with the provisions set forth in
Design and Construction Standards}or Sanitary and Surface Water Management(as adopted by Clean Water
Servrces in 1996 and including any future revlsions 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 t11e Comprehensive Plan.
The applicant Proposes to connect Parcel 2 to the public sewer with the e�Listing four inch lateral and provide a new
four inch lateral to serve Parcel l.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make adequate provisions for stonn water and
flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e enou h to accommodate potential runoff from its entire upstream drainage area,whether inside
or outside the deve�opment The City Engineer shall approve the necessary size of the facility based on the
pro� visions 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 resultin from the development will ovedoad an exist�ng draina e facility, the
Director and Engineer shall wi�old approval of the development until provisions have �een made for
improvement of the potential condition or until provisions have been made for storage of additional nznoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or
amendments).
In 1997, Clean Water Services (CWS) completed a basin study of Fanno Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that Plan includes a recommendation that local governments institute a
stormwater detention/effectiveun�ervious area reduction program resultu' �g in no net increase ui storm peak flows up
to the 25-year event. The Caty wiil require that all new developments resulting in an increase of impervious surfaces
provide onsite detention facilities, unless the development �s located adjacent to Fanno Creek For those
developments adjacent to Fanno Creek,the storm water runoff will be pernutted to d�schar�e without detention.
NOTIC�OF DEQSION MLP2007-00001/LAWRENC�PARTITION PAGE 18 OF 21
The engineer has submitted a Drainage Report, dated January 18 2007. The roof runoff from the two parcels will be
collected in a pipe that will n.ui along the south property line anc�through an easement south of the property out to a
ditch in Cedarcrest Street. This ditch drains westerly uito a storm system approxunately 85 feet further west. The
drainage re ort provides a down stream analysis of the additional flow from th�s development to the pouit where it
constitutes�ess than 5% of the total tributary flow. According to the report this occurs w$ere the channel begins
along Cedarcrest Street. Therefore,on-site detention�s not requu�ed. A fee-m-lieu of detention will be required.
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 under�round, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets wIuch may be placed above
ground,temporary utility service facilities during constiuction, 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
underg round services;
• The City reserves the right to approve location of all surface mounted facilities;
♦ All underground utilit�es, incIuding sanitary sewers and storm drains installed in streets by the
developer,shall be constructedp nor to the surfacing of the streets;and
• Stubs for service connections shall be long enough to avoid distu�ing 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 e�usting
utilities which are not underground will serve the development and the approval authority deternunes that the
cost and technical difficulty of under-groundin� the uhlities outweighs the benefit of under-grounding in
conjunction with the development The detemunation shall be on a case-by-case basis. The most common,
but not the only such situat�on is a short fmntage development for which under- rounding would result in
the placement o�additional poles, rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are existing overhead utility lines along the �rontage of SW 74th Avenue. If the fee in-lieu is proposed,.it is
equal to $35.00per lineal foot of street frontage that contains the overhead lines. The frontage along this site �s 96
lineal feet;theretore the fee would be$3,360.00.
ADDITIONAL CITY AND/OR AGENCY CONC�RNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water System•
Tualatin Valley Water Distric� t� prov�ides service in this area. The applicant shall submit plans for review and pern�it to
TVWD. The pem7it from "IVWD must be presented to the Caty Engineering Department pnor to issuance of the
Cit�s PFI pernut.
Storm Water li .
T e City s 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 const7uction of on-site water quality facihties. The facilities shall be designed to remove 65
percent of the phosphonis contained in 100 perrent of the storm water runoff�enerated from newly created
unpervious 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 G�5 standaxds include a provision that would exclude small pro1'ects such as residential land partitions. It would
be imp ractical to req ui�re an on-site water quality facility to accommodate treatment of the storm water from Parcels 1
&2. ZZather, the C,� standards provide that ap plicants should pay a fee in-lieu of constxucting a faciliry if deemed
appropriate. Staff recorrunends payment of the tee in-lieu on this application.
NOTI�OF DEQSION MLP2007-00001/LAWRENC�PARTITTON PAGE 19 OF 21
. �
Grading and Erosion Control:
CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and
other po�utants reaching the public storm and surface water system resulting from development,
construction, gradin�, excavating, clearing, and any other activity which accelerates erosion. Per CWS
regulations the apphcant is required to submit an erosion control plan for City review and approval prior to
issuance o�'City permits.
The Federal Clean Water Act requires that a National Pollutant Discharge Elimination System (NPDES)
erosion control pemut be issued for any development that will disturb one or more acre of land.
Site Permit Required:
The applicant �s required to obtain a Site Perniit from the Building Division to cover all on-site private utility
installauons (water, sewer, stornl, etc.) and driveway consuuction. This pemzit shall be obtained prior to approval of
the f inal plat.
Address Assi nments•
e City o igar is responsible for assigning addresses for parcels within the City of Tigard and within the Urban
Service Boundary(LJSB).. An addressing fee in the amount of$50.00 per address shall be assessed. Tlvs fee shall be
paid to the Cityprior to fmal 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 6y the given driveway or street. This will assist emergency services personnel to
more easilyfind a particular home.
Suive Re uirements•
The app �cant's in plat shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the
C'it�s global positiorung system(GPS) geodetic control network(�GC 22). These monuments shall be on the same line
and shall be of the same prec�sion as required for the subdivision plat boundary. Along with the coordinates the plat
shall contain the scale factor to conven round measurements to gnd measurements and the angle from norrt�to gnd
north. These coordinates can be establis�ed by:
GPS tie networked to the Cat�s GPS survey.
Byrandom traveise using conventional surveyulg methods.
In addition, the applicant's as-built draw��r�s shall be tied to the GPS network The applicant's engu��eer shall provide
the City with an electronic f�le with po- ts}or 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).
SE CTION VI. OTHE R STAFF COMME NTS
The Ci of Ti ard En ineering Depamnent.has reviewed the proposal. Full coriunents are included in the land
use file�MLP20�7-00001�. Fin�s and condiuons of approval are ulcluded in the Access, Egress and Circulation
(18.705) section and Streets and tyImprovements (18.810) section of this decision.
City of Tigard Building Department has reviewed the proposal and has no objections to it.
City of Ti�a�l Police Departrnent has review the proposal and suggests the applicant install a monument or sign at
the foot ot the pnvate dnvewayidenufying the house number for Parcel l.
RESPONSE: The Engineering Department has included this recommendation in the conditions of approval.
SECT'ION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and provided the following comments:
. The access driveway appears to meet [TVF&R's] requirements for width (12 feet unobstructed is the
minim�n�,
NO7TC�OF DEQSION MLP2007-00001/LAWRENC�PARTITION PAGE 20 OF 21
. Whatever portion of the driveway is necessary to get us "within 150 feet if any portion of the first story of a
building or structure as hose is Iud" must meet our apparatus load standards. This requirement would be
waived �f the rear building was equipped with an automauc spr�inkler system The cost of the construction of
the enhanced driveway should be co ared to the cost of the automauc spruikler system.
. The hydrant [at SW Cedarcrest and�W 74�' Avenue] must be cap able of supplying the required fire flow
demand. Fire flow demand calculations f or the largest building in the project must be submitted prior to the
issuance of any[site]pernuts.
RESPONSE: The Engineering Department has included TVF&R requirements in the conditions of approval.
Gean Water Services has reviewed the proposal and provided general comments and comments related to sanitary
sewer, storm drainage and water quality and erosion control. Full comments are included in the land use file
MLP2007-00001 (Lawrence Partrtion). _ The En�uleering Department has included CVUS comments in its
requirements and recommendations. G�X15 confirms ere are no sensitive areas on the site.
SECTION VIII. PROC'�EDURE AND APPEAL INFORMATION
Notice: Notice vv�as mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON APRIL 23,2007 AND BECOMES
EFFECTIVE ON MAY 8,2007 LTNLESS AN APPEAL IS FILED.
�qea-l:
The Director's Decision is final on the date that it is mailed. All persons entided to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Secuon 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 to�gether 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 forms are available from the Planni�Division of T'igard 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 wntten comments submitted by the parties during the comment period. Additional
evidence concerning�ssues properly raised in the Notice of Appeal may be subrrutted by any party durin_g the appeal
hearing,subject to any addrtional rules of procedure that may be adopted from time to tune by the appel[ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7,2007.
estions:
If you have any questions, please call the C'ity of T"igard G.urent Plannuig Division, T'igard C�ty Hall, 13125 SW Hall
Boulevard,T"igard,Oregon at(503) 639-4171.
Auri123,2007
PARE n DATE
sistant Planner
" A�ri123,2007
REVIEWE BY: GaryPagenstecher DATE
Associate Planner
NOTTC� OF DEQSION MLI'2007-00001/LAWRENC�PARTITTON PAGE 21 OF 21
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� Community Development Plot date:Mar 19,2007;C:lmagiclMAGIC03.APR
NOTICE OF TYPE II DECISION
MINOR LAND PARTITION (MLP) 2007-00001 =���
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LAWRENCE PARTITION ' ' R
;
120 DAYS = 7/7/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition (MLP) MLP2007-00001
PROPOSAL: The applicant requests approval to partition a 20,752-square foot lot into two lots of 11,122
square feet and 7,720 square feet for single-farrulyhomes. The existing single-familyhome will
be demolished.
APPLICANT/ APPLICANT'S
OWNER L.awrence Resources,Inc. REP: SRDesign,LLC
Attn: Bob Lawrence Attn:Jeff Caines
6770 SW Alfred Street 8196 SW Hall Blvd.
Tigard,OR 97223 Beaverton,OR 97008
ZONING
DESIGNATION: R 4.5: Low Densit� Residential. The R 4.5 zoning district is designed to acconunodate
detached single-faznily homes wirh or without accessory residential units at a m;n�mum lot size
of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally.
Some civic and institutional uses are aLso perniitted coiiditionally.
LOC'.ATION: 9265 SW 74th Avenue;Washington County Tax Map 1S 125CA,Tax Lot 3600.
PROPOSED PARCEL 1: 11,122 Square Feet
PROPOSED PARCEL 2: 7,720 Square Feet
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the City of T'igard Commuruty Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THiS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obtained for twent�five cents (25�) 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 Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON APRIL 23, 2007 AND BECOMES
EFFECTIVE ON MAY 8, 2007 UNLESS AN APPEAL IS FILED.
�A� � e—al-: .
The llirector's Decision is final on the date that it is mailed. All persons entitled to notice or who are othenvise
adversely affected or aggrieved by the decision as�provided in Section 18390.040.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 da of the
date the Notice of Decision was mailed. The appeal fee schedule and forms are av�able from the �lanning
Division of Tigard City Hall, 13125 SW Hall Boulevard,Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten 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 durin.g the appeal
hearing,subject to any additional niles of procedure that maybe adopted from time to tune bythe appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2007.
Fo�iestions:
er information lease contact the Plaruiing Division Staff Planner, �Emil E�ng at (503) 639-4171, Tigard
City Hall, 13125 SW Hall�oulevard, Tigard, Oregon 97223 or by email to ernil�rigard-or.gov.
..........................
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NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
TH� TTG_'�RD D��'�LOPI��I�T CODE REQliIRES TH:1T IF YOli RECEIVF. THIS NO"ITCE, IT SI-I��LL BE PRO�II'"IZ.Y
FOR�ti�'�RDED TO TT�F:PURCH��SER
NOTICE OF PENDING ,�
LAND USE APPLICATION :
MINOR LAND PARTITION . , �
DATE OF NOTICE: March 20,2007
Fi�ivuMBER: MINOR LAND PARTITION (MLP) 2007-00001
FILE N�E: LAWRENCE PARTITI�N
REQUEST: The applicant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691
square feet and 7,670 square feet for single-family homes. The existing single-family home will be
demolished.
LOCATION: 9265 SW 74�Avenue;Washington Counry Tax Map 1S125CA,Tax Lot 3600.
ZONE: R-4.5: Low Density Residential. The R-4.5 zoning district is designed to accommodate detached
single-family homes with or without accessory xesidential units at a minimum lot size of 7,500 square
feet. Duplexes and attached single-family units are permitted condirionally. Some civic and
institutional uses are also pernutted conditionally.
APPLICABLE
REVIEW
CRITERIA: Communiry Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730,
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 APRIL 3, 2007.
All comments should be directed to Emil�Eng,Assistant Planner(x2712� in the Planning Division at the Ciry of Tigard, 13125 SW
Hall Boulevard, Tigard, Oregon 97223. You may reach the Ciry of Tigard by telephone at 503-639-4171 or by e-mail to
Emily(a�tigard-ot.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PN1 ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE CITY OF TIGARD APPRECIATES RECENING CONIMENTS AND VALUES YOUR INPUT. COivII�TEN'I'S ��TLL
BE CONSIDERED r1ND ADDRESSED WITHIN THE NOTICE OF DECISION. A DECISION ON THIS ISSUE IS
TENTATIVELY SCHEDliLED FOR APRIL 20. 2007. IF YOU PROVIDE COl�uvIENTS, YOU WILL BE SENT A COPY
OF THE FULL DECISION ONCE IT HAS BEEN RENDERED. WRITTEN COMMENTS V�'ILL BECOME A PART OF
THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOVG'ING INFORI�iATION:
♦ Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
♦ Raise any issues and/or concerns believed to be important with sufficient evidence to allow the City to provide a response;
♦ Comments that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificiry on that issue.
i
FAILURE OF ANY PARTY TO A�_.ESS 'THE RELEVANT APPROVAL C�t. _RIA WITH SLIFFIQENT SPEQFIQTI'
MAY PREQ.UDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR QRCUIT COURT ON
THAT ISSLJE. SPEQFIC FINDINGS DIRECTED AT TT� RELEVANI' APPROVAL C�ITERIA ARE WHAT
CONS'TITUTE RELEVANT EVIDENC�.
AFTER THE 14-DAY COMNIENf PERIOD Q.OSES, Tf-IE DIRECTOR SHALL ISSLJE A T�PE II ADMINISTRATTVE DEQSION. THE
DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLICANf AND TO OWNERS OF RECORD OF PROPERTY LOC'.ATED WITHIN 500
FEET OF THE SUBJECT SI'TE,AND TO ANYONE ELSE WHO SUBMITIED WRITTEN QOIvIMENTS OR WHO IS OTHERWISE ENTTTLED TO
NOTIC�. 'I��,DIRECI'OR'S DEQSION SHALL ADDRESS ALL OF THE RELEVANT APPROVAL CRITERIA. BASED UPON'IT-iE(�ITERIA
AND THE FACI'S CONTAINED WITHIN TF-IE RECORD,TI-�DIRECTOR SHAI_L APPROVE,APPROVE WITH CONDITIONS OR DENY'IT�
REQUESTED PERNIIT OR ACTION.
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 CityStaff and affected agencies.
• CityStaff 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 propeny 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 governinental 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 comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Community Development Department. If you want to
inspect the file,please call and make 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 tlus service. Questions regarding this application should be
directed to the Plannuig Staff indicated on the first page of this Notice under the section tided "Your Right to Provide Written
Comments."
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.._ _ __ 8196 SW Hall Boulevard, Suite 232
Beaverton, Oregon 97008 �
Phone 503.469.1213
� ���,s������I Toll free 866.469.1213
Fax 503.469.8553
www.srdllc.com �
FEB � v 2007
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Transmit�� i
To: City of Tigard From: Michelle Miller
Attn: Emily Eng Date: 2/21/07
Address: Job No.: PAC001 Lawrence Land Partition
13125 SW Hall Blvd. CC: File
Tigard, OR 97223
Phone:
For Your: ✓ Review&Comment ❑ As Requested ❑ Information 8 File
Via: 0 Mail ✓ Messenger ❑ Fed-Ex
Number Copies Description
1 1 Email from John Dalby of NFR re: Fire Code Issues for Lawrence Land
Partition
Comments:
�
Si ne : ,
' Bl� Page 1 of 2
Michelle Miller
From: Dalby, John K. [John.Dalby@tvfr.comJ
Sent: Tuesday, February 20, 2007 4:52 PM
To: Michelle Miller
Subject: RE: Lawrence Land Partition
Ms. Milier,
. The access driveway appears to meet our requirements for width (12 feet unobstructed is the
minimum).
. Whatever portion of the driveway is necessary to get us to"within 150 feet of any portion of the first
story of a building or structure as hose is laid" must meet our apparatus load standards. We would
waive this requirement if the rear building was equipped with an automatic sprinkler system. The cost
of the construction of the enhanced driveway should be compared to the cost of the automatic
sprinkler system.
• My map shows a flre hydrant at the intersection of SW Cedarcrest Street and SW 74�'Avenue.This
hydrant must be capable of supplying the required fire flow demand. Fire flow demand calculations for
the largest building in the project must be submitted prior to the issuance of any site development
permits.
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire 8� Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
503-356-4723
From: Michelle Miller [mailto:michellem@srdllc.com]
Sent: Friday, February 09, 2007 2:12 PM
To: Dalby,John K.
Cc: emily@figard-or.gov; Jeff Caines
Subject: Lawrence Land Partition
Mr. Dalby,
Attached please find the site plan for a Partition our client is proposing in Tigard.
As you are probably aware, Tigard requests some input from the fire department from you at
the preliminary design drawing phase of the application process.
They would like to lrnow if this design is feasible from a fire departments' perspective.
Would you be able to take a look at the drawings and email us back with your cornments?
Thanks for your attention to this matter and feel free to contact me with any questions or
comments about this project.
I look forward to hearing from you.
Sincerely,
2/21/2007
. Blank Page 2 of 2
Michelle Miller
Land Use Planner
michellem(�a,srdllc.com
SR Design
8196 SW Hall Blvd.
Beaverfon, OR 97008
503.469.1213
Fax: 503.469.8553
2/21/2007
��..;�. � f <�..
g ffi;r�`�ne' .�!���',;5 ;
8196 SW Hall Boulevard, Suite 232 � -��.�-
���
Beaverton, Oregon 97008 i��"'�r�> �
Phone 503.469.1213
— � Toll free 866.469.1213
�`t��°', ,`c . � , ` y Fax 503.469.8553
..__ ,� � -�
www.srdllc.com �
1 . . '_ L�;!
l ' � .
Transmittal . .<,_ -. . . _ �.',
To: City of Tigard From: Michelle Miller
Attn: Emily Eng Date: 2/20/07
Address: Job No.: PAC001 Lawrence Land Partition
13125 SW Hall Blvd. CC: File
Tigard, OR 97223
Phone:
For Your: ✓ Review& Comment ❑ As Requested ❑ Information & File
Via: ❑ Mail ✓ Messenger 0 Fed-Ex
Number Copies Description
1 3 Design Drawings: Complete Items
2 1 Email to John Dalby of TVFR re: Fire Code Issues
Comments:
�
Si ne .
� Blank Page 1 of 1
.
Michelle Miller
From: Michelle Miller
Sent: Friday, February 09, 2007 2:12 PM
To: 'John Dalby (John.Dalby@tvfr.com)'
Cc: 'emily@tigard-or.gov'; Jeff Caines
Subject: Lawrence Land Partition
Mr. Dalby,
Attached please find the site plan for a Partirion our client is proposing in Tigard.
As you are probably aware, Tigard requests some input from the fire department from you at
the preliminary design drawing phase of the applicarion process.
They would like to know if this design is feasible from a fire departrnents' perspective.
Would you be able to take a look at the drawings and email us back with your comments?
Thanks for your attention to this matter and feel free to contact me with any quesrions or
comments about this project.
I look forward to hearing from you.
Sincerely,
Michelle Miller
Land Use Planner
michellem(a�srdllc.com
SR Design
8196 SW Hall Blvd.
Beaverfon, OR 97008
503.469.1213
Fax: 503.469.8553
2/20/2007
RE QUE ST FOR COMME NTS ��
-
DATE: March?0,2007 . � �
TO: Jim Wolf,Tigard Police Depattment Crime Prevention Officer
FROM: Ci ,t�,�ard Platuiing Division
STAFF CONTACI': Emil�Eng,Assistant Planner(x2712)
Phone: (503) 639-4171 FaY: (503) 624-3681 Email: Emil tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00001
➢ LAWRENCE PARTITIONQ
REQUEST: The applicant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691 square feet
and 7,670 square feet for single-familyhomes. The existing single-familyhome will be demolished. LO('.ATION: 9265
SW 74`i'Avenue;Washington CountyT�Map 1S125CA, T�Lot 3600. ZONE: R 4.5: LowDensityResidential. The R
4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residenual units at a
m�n�rr�um lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally. Some civic
and institutional uses are also permitted conditionally. APPLICABLE RE VIE W CRITERIA: Community Development
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 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 �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 wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: Al'RIL 3 2007. You may use the space provided below or attach a
separate letter 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 u-myour comments in wnting 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 of f ice.
Please refer to the enclosed letter or email.
� Written commenu provided below:
�,� Q��� � ��a��. a�,� ��ys -� ���� �.��y, �r,��a ��,��,
�es�" a mo�urcrn�� o! s•g� at' �at eF e(��iort� d�We.Wo►�.( ( a� 14+�^ ��..�
��d�tM�"��Y�v�a� �, hauc+� n��1c�,� .�" patce.l 1 . ��
Name&Number of Person Commenting: J��01� X 2,��
~ a
REQUEST FOR COMMENTS ��
-
llI�TE: ��IaYCh ?U,?UU� , ' �
TO: PER ATTACHED
FR0�1: Cit�- of'I'igard, Plannin�Di�-ision
ST.�FF CONT.�CT: F.mil,�Eng,.�ssistant Planner(127121
Phone: (��3) C�39-=�1?1 I���: (503) G?�-3G81 �:mail: Emilyja�riQard-or.gov
MINOR LAND PARTITION (MLP) 2007-00001
➢ LAWRENCE PARTITION Q
REQUEST: "The applicant is requesting appro��al t� parution a ?0,722-squaYe foot lot into two lots of 1?,691 squarc feer
and 7,670 square feet for single-famil�> homes. "1'he elisting single-famil�� home will be demolished. LOCATION: 92G5
SW 74`h _-��-enue;Washington Counn�TaY Map 1S125C.�,Ta1 Lot 3600. ZONE: R-4.5: Low Densiti- Residenrial. The R-
4.5 zoning district is designed to accommodate detached single-family homes with or without accessor}� residential units at a
minimum lot size of 7,500 square feet. Dupletes and attached single-famil�- units are permitted condiuonally. Some ci�-ic
and insriturional uses are also permitted conditionall�-. APPLICABLE REVIEW CRITERIA: Communin� De��elopment
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 1�.79U, 18.795 and 18.810.
.�ttached are the Site Plan, Vicinity Map and Applicant's Materials for ��our re�-iew. From informarion supplied b�-
�-arious departments and agencies and from other informarion available to our staff, a report and recommendarion will be
prepared and a decision ���ill be rendered on the proposal in the near future. If��ou �vish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: APRIL 3, 2007. You ma�� use the space pro�-ided belo�v or attach a
separate letter to xeturn �-our comments. If�-ou are unable to xes�ond b�- the above date, please phone the staff contact
noted above with �-our comments and confirm ��our comments in writing as soon as possible. If��ou have an�- quesrions,
contact the Ti�ard�Planning Di�-ision, 131?5 S��'�Hall �ioulc�-ard,Ti�ard, nR 97??3. � �
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We ha�rc re�-ie�ved thc proposal anci lla��c i1�� objecrions to it.
Pleasc contact c�f c�ur office.
Please refer to the enclosed letter or email.
_ Written comments proeided Uelow:
Name&Number of Person Commenting:
� ' t ~ �'TY OF TIGARD REQUEST FOP '7MMENTS
NOTIFICA, . LIST FOR LAND USE & COMMUNITY D! �PMENT APPLICATIONS
FILE NOS.: �L '� Zc-"--�7 - cx�`�° l FILE NAME: L ��''`''-'�`t-�i'tL`, c� (��n--
CITIZEN INVOLVEMENT TEAMS
14-DAY PENDING APPLICATION NOTICE TO INTERESTED PARTIES OF AREA: ❑Central '�East ❑South ❑West
CITY OFFICES
LONG RANGE PLANNING/Ron Bunch,Planning Mgr. COMMUNITY DVLPMNT.DEPL/Planning-Engineering Techs. �POLICE OEPT./Jim Wolf,Crime Prevention Officer
�BUILDING DIVISION/Mark(residential)Brian(commercial) ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer _PUBLIC WORKS/Matt Stine,Urban Forester
CITY ADMINISTRATION/Cathy Wheatley,City Recorder ��.PUBIIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION(+��gets)
✓PLANNER—POST PROJECT SITE 70 BUSINESS DAYS PRIOR TO A PUBLIC HEARING! _HEARINGS OFFICER(+2 set5)
SPECIAL�ISTRICTS
�TUAL.HILLS PARK 8 REC.DIST.�r�TUALATIN VALLEY FIRE 8 RESCUE� �,TUALATIN VALLEY WATER DISTRICT+� �CLEANWATER SERVICES+►
Planning Manager North Division Administrative Offce Lee Walker/SWM Program
15707 SW Walker Road John K.Dalby,Deputy Fire Marshall PO Box 745 155 N.First Avenue
Beaverton.OR 97006 14480 SW Jenkins Road Beaverton,OR 97075 Hillsboro,OR 97124
Beaverton,OR 97005-1152
LOCAL AND STATE IURISDICTIONS
CITY OF BEAVERTON� _ CITY OF TUALATIN �IE OR.DEPT.OF FISH 8�WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood�wwN Fo.�„R.v��..a�
Steven Sparks,Dev Svcs Manager 18880 SW Martinazzi Avenue North Willamette Watershed District 775 Summer Street NE,Suite 100
PO Box 4755 Tualatin,OR 97062 18330 NW Sauvie Island Road Salem,OR 97301-1279
Beaverton,OR 97076 Portland,OR 97231
_ OR.PUB.UTILITIES COMM.
METRO-LAND USE&PLANNING� _OR.DEPT.OF GEO.8 MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM � 600 NE Grand Avenue 800 NE Oregon Street,Suite 5 Salem,OR 97310-1380
City Manager Portland.OR 97232-2736 Portland,OR 97232
17160 5W Upper Boones Fry.Rd. Bob Knight,Data Resource Genter IZGn) US ARMY CORPS.OF ENG.
Durham,OR 97224 Paulette Allen,Grovn�ManapementCoorainala OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris�M,P:acws�.ne.o�iyi
_ Mel Huie,c���s�co«a�aca�cPwzon� L2ffy Ff2f1CI1(Comp PianAmendmentsOnly) Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,R��,a�P�a„�e��wena�es� 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GrowchManagemenlServ�ces Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�Power�ines in nrea� _OR.DEPT OF AVIATION IMOnovo�e Towera> Dept.of Land Use 8 Transp.
Bonneville Power Administration Tom Highland,Planning 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 �S�@VQ COf1W8y�GeneralAppsJ
Lake Oswego,OR 97D34 Gregg Leion�cPn�
_ OR.DEP7.OF ENVIRON.QUALITY(DE�) ODOT,REGION 1 � Brent CuRis�can>
CITY OF PORTLAND (NOlifyfw WetlanasanOPOlenl�alEnvvonmentallmpacts) Development Review Coordinator poria Mateja Rcn�MS,a
Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section�va�eo�si _Sr.Cartographer,cPazcA�MS,.
1900 SW 4"'Avenue,Suite 4100 2020 SW FouRh Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rve��,z�a�MS,S
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
OR.PARKS&REC.DEPT.
WA.CO.CONSOL.COMM.AGNCY ODOT,REGION 1 -DISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
DaveAustin�wcccn�°e„°,Ma,�,w.,�,�„ SamHunaidi,nss�s��c��Sm��Ma�a9e� (Noti}yi(ODOTR/R-Hwy.Crosslnp�sOnlyAcceasloLand) PRESERVATIONOFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,s�Crossing Safery Speciaiist (Nolffy I(Property Mas HD Overlay)
Beaverton,OR 97007-0375 Portland,OR 97221 555-13'"Street,NE,Suite 3 725 Sumner Street NE,Suite C
Salem,OR 97301-4179 Salem,OR 97301
UTILITY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERNISANTA FE R/R,OREGON ELECTRIC R/R(eur�ington Northem/Santa Fe R/R Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
50UTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS COMCAST CABLE CORP. �TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�a,,,a=ano�s o��Y� Gerald Backhaus,s..Ma,�...NC���n (If Prqwr,l is Wnhin'/.Mile ni a Transit 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 Portland,OR 97232
2TLAN0 GENERAL ELECTRIC NW NATURAL GAS COMPANY �VERIZON (MC030533) QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-11G0 Portland,OR 97219
TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE COMMUNIC.
Teri Brady,Administrative O�ces Jan Youngquist,Demographics Alex Silantiev �s��.+�o�«aea���a<o Diana Carpenter,�,EO��a���Nw�,
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
{M INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBf ECT PROPERTY FOR ANY/ALL
CITY PROJECTS (Project Planner Is Responsible For Indicating Parties To Notify). n:�patty�masters�Request For comments No�a�cation usc doc (UPDATED 8-Nov-06)
RE QUE ST F OR COMME NT S ��
=
RECEIVED PLANNING
DATE: March 20,2007 R E C E 1 VE D � � �
APR 0 2 2007
TO: Tualatin Valley Water District Administrative Offices �AR 2 � 2007
. .CITY OF TIGARD TUALATIN VALLEY
FROM: Ci ,rof Tigard Planning Div�sion WATER DISTRICT
STAFF CONTACI": EmilyEng,Assistant Planner(x2712�
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: Emil tigard-or.gov
MINOR LAND PARTITION (MLP) 2.007-00001
� ➢ LAWRE NCE PARTITION Q
REQUEST: The applicant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691 square feet
and 7,670 square feet for single-familyhomes. The existing single-familyhome will be demolished. LOCATION: 9265
SW 74°i Avenue; Washington CounryTax Map 1S125CA,Tax Lot 3600. ZONE: R 4.5: LowDensityResidential. The R
4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a
ininirnum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally. Some civic
and institutional uses are also perniitted conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment
Code Chapters 18.390, 18.420, 18.510, 18J05, 18J15, 18.725, 18J30, 18J45, 18J65, 18J90, 18J95 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�ornzation available to our staff, a report and recommendation will be
prepared and a decision w11 be rendered on the propo�sal in the near future. If yc>u w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: Al'RIL 3 2007. You may use 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-myr�ur comments in wntulg as soon as possible. If you have any questions,
contact the Tigard Planning 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.
P1cdS� PCi22"i0 th.e enclased!etter o:e.:.zi?.
_ Written comments provided below:
Name&Number of Person Commenting: , �
�' 1 ` �
WASH CO LAND DEV. Fax�503-846-2908 Rpr 3 2007 12�56 P.01
RECEIVED
Ma� � , ���.rEST FoR Ca�MENTS „
L$nd Devalopmerrt Se�,i�g �
Lsnd Uso�Transport$DOn
]7ATE; ?vlarch 20 2�CZ . � �
TU: �v3�S.'�n�v�y.Washin�to.��n.ty�.p�of Land L'se&T�a,n�ortation
FROM: Cit�•of Ti�ard Planriing Division
STAFF OONTACT: Emily��istant Planner(x2712)
Phone: (503) 639-4171 Fax: (5C3) 624-3681 kmail: Emily����v
MIN�R LAND PARTITION {MLP) 2007-00001
➢ LAWRENCE PARTITIONQ
REQLJEST: The applicant is requesting approval to partitiUn a 2Q,722-square foot lot into two lots of 12,691 square feet
and 7,670 square feec for single-familyhomes. The existing single-fainilyhome will be demolished. LOCATION: 9265
SW 74`''Avenue;Washington C�untyTax Map 1S125CA,Tax Lot 3b00. Z�NE: R 4.5: LowDensiryR,esidential. The R
4.5 zoning district u designed to accomnwdate deuched single-fa.rnily hom�es with or without accessory resuiential units at a
iruzuznum lot size of 7,500 square feet. Dupleses and attaChed single-family units are pemzitted conditionally. Some civic
and institutional iues are also pemzitted cond.itionally. APPLICABLE REVIE W C�iT�RIA: C�mmuniryDevelopment
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 1$.76�, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review, �'rorn informacion supplied by
various departments and a encies and from other�ornzation available to our staff, a rep�rt and recommendation will be
prepared and a decision� be rendered on the proposal in the near future. If you w�sh to comment on t.his application,
WE NEED YQ�,JR COMMENTS SACFi BY: APRI�� 3, 2007. Y�u may use the space provided below or attach a
separate Ietter to return yr�ur comments. If ��ou are unable to respond bv the �bove date. please phone the staff contact
nated above with�n ur comments and contirm���y�ur comments in writing as soon as possible. If ynu have any questions,
contact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHE.CK THE FOLLQWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please cantac.�t af our affice.
�,,. Please r�fer to the enclosed Ietter or email.
� Written coinmenu provided below:
� :�laine&Nuinber of Person Cotnti�enting:
� �
RE QUE ST FOR COMMENTS ��
-
DATE: March 20,2007 ������ ��� . � �
TO: Mark Vandomelen,Plans Examination Supervisor f��,�}? � 6 2OO/
FROM: Caty of Tigard Planning Division CtTY OF TIGARp
PLANNING/ENr�N��R1t��
STAFF CONTACI': EmilyEng,Assistant Planner(�c2712)
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: Emil tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00001
➢ LA��RENCE PARTITIONQ
REQUEST: The applicant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691 square feet
and 7,670 square feet for single-familyhomes. The existing single-farrulyhome will be demolished. LOCATION: 9265
SW 74'i' Avenue;Washington County Tax Map 1S 125CA, Tax Lot 3600. ZONE: R 4.5: Low Density Residential. The R
4.5 zoning district is designed to accommodate detached single-farnily homes with or without accessory residential units at a
miniinum lot size of 7,500 square feet. Duplexes and attached single-family units are pernutted conditionally. Some civic
and institutional uses are aLso pemutted conditionally. APPLI(',ABLE RE VIE W CRITERIA: Community Development
Code Chapters 18390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 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 information supplied by
various departments and ag�encies and from other �orniation 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 w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: APRIL 3 2007. You may use the space provided below or attach a
separate letter 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 umyour comments in writing as soon as possible. If you have any questions,
contact the Tigard Placuiing Division, 13125 SW Hall Boulevard,T'igard,C�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 Commenting: ��J
' ~ � •
��.
C1eanWater Services
Oiir c��iuinilnicn� i� ��Ic,�r.
MEMORANDUM
DATE: April 3, 2007 ���
n r��
� �
FROM: Bill Baechle Clean Water Services
TO: Emily Eng, City of Tigard
SUBJECT: Review Comments —MLP 2007-00001, Lawrence Partition
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (District) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by the District. The
District, prior to issuance of any connection permit, must review and approve final
construction plans.
■ All provisions of the development submittal shall be in accordance with current Clean Water
Services (CWS) Design and Construction Standards, presently Resolution and Order No. 04-
09 (R&O 04-09), the Erosion Prevention and Sediment Control Manual, December 2000
edition, and all current Intergovernmental Agreements between the City and CWS.
■ Final construction plans must be reviewed and approved by CWS for conformance with
current Design and Construction Standards. A Stormwater Connection Permit shall be issued
by CWS prior to construction.
SANITARY SEWER
■ As proposed, each Parcel shall be provided with a gravity service lateral and direct
connection to the public sanitary sewer located within SW 74th Avenue. The service laterals
shall be in accordance with current CWS Design and Construction Standards.
STORM DRAINAGE AND WATER QUALITY
■ Each Parcel shall be provided with a separate individual connection to a public storm
conveyance in accordance with current CWS Design and Construction Standards. The
proposed storm sewer shown on the preliminary plans as a private storm sewer shall not be
approved. Storm sewer serving multiple lots shall be designed and constructed as a public
conveyance in accordance with current CWS Design and Construction Standards. Off site
easements will be necessary.
2550 SW Hillsboro Highway• Hillsboro, Oregon 97123
Phone: (503)681-3600• Fax: (503)681-3603 •www.CleanWaterServices.org
� �
■ '1'he Developer shall provide a water quality facility to treat all impervious surfaces being
constructed or preserved as part of this development or pay a fee-in-lieu of constructing a
water quality facility, as approved by the City, in accordance with current CWS Design and
Construction Standards.
SENSITIVE AREA
■ Sensitive areas do not appear to exist on this site. CWS has issued Sensitive Area Pre-
Screening Site Assessment File No. 06-002701, dated August 24, 2006 for development of
this site. This document serves as the Service Provider Letter(SPL) in accordance with
R&O 04-9 for this site (Tax/Map 1S125CA03600).
EROSION CONTROL
■ Provide erosion control in accordance with current CWS Design and Construction Standards.
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 4/16J07
TO: Emily Eng, Assistant Planner
FROM: Kim McMillan, Development Review Enginee
RE: MLP2007-00001 Lawrence Partition
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicanYs engineer has prepared a preliminary sight distance certification
for the proposed shared driveway at the north end of the sight. The posted
speed on 74t" Avenue is 25 mph, which requires a minimum sight distance of 250
feet. The engineer states that the sight distance from the access was measured
250 feet to the north and to the south and adequate visibility was achieved.
Upon completion of the public improvements within the right-of-way the
applicanYs engineer shall submit a final sight distance certification. The
ce�tification must be accepted by the Engineering Department prior to issuance
of building permits.
Street And Utility Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 1
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route with bike lanes to have a 58 foot right-of-way width and
36-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 74th Avenue, which is classified as a Neighborhood
Route with bike lanes on the City of Tigard Transportation Plan Map. At present,
there is approximately 25 feet of ROW from centerline, according to the most
recent tax assessor's map. The applicant should dedicate the additional ROW to
provide 29 feet from centerline.
SW 74th is currently partially improved. Staff has done a rough proportionality
analysis with regards to frontage improvements. In order to mitigate the impact
from this development, the applicant should construct a 5 foot sidewalk at
ultimate grade and location. However, engineering staff is willing to look at a
plan for a meandering sidewalk if that will preserve tree 367, a Western Red
Cedar. The remainder of the half-street improvements will be mitigated through
a future street improvement agreement.
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 any other street
(except that local or residential access streets may have segments 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 existing grade is approximately 5%, thereby meeting this criterion.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 2
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.6.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing 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.
Staff has done a rough proportionality analysis with regards to frontage
improvements. In order to mitigate the impact from this development, the
applicant shall construct a 5 foot sidewalk at ultimate grade and location.
However, engineering staff is willing to look at a plan for a meandering sidewalk if
that will preserve tree 367, a Western Red Cedar.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 3
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 applicant proposes to connect Parcel 2 to the public sewer with the existing
four inch lateral and provide a new four inch lateral to serve Parcel 1.
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
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.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 4
The engineer has submitted a Drainage Report, dated January 18, 2007. The
roof runoff from the two parcels will be collected in a pipe that will run along the
south property line and through an easement south of the property out to a ditch
in Cedarcrest Street. This ditch drains westerly into a storm system
approximately 85 feet further west. The drainage report provides a down stream
analysis of the additional flow from this development to the point where it
constitutes less than 5% of the total tributary flow. According to the report this
occurs where the channel begins along Cedarcrest Street. Therefore, on-site
detention is not required. A fee-in-lieu of detention will be required.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
and related facilities shall be placed underground, except for surFace
mounted transformers, surface mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 5
There are existing overhead utility lines along the frontage of SW 74th Avenue. If
the fee in-lieu is proposed, it is equal to $ 35.00 per lineal foot of street frontage
that contains the overhead lines. The frontage along this site is 96 lineal feet;
therefore the fee would be $ 3360.00.
Public Water Svstem:
Tualatin Valley Water District provides service in this area. The applicant shall
submit plans for review and permit to TVWD. The permit from NWD must be
presented to the City Engineering Department prior to issuance of the City's PFI
permit.
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 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 1 & 2.
Rather, the CWS standards provide that applicants should pay a fee in-lieu of
constructing a facility if deemed appropriate. Staff recommends payment of the
fee in-lieu on this application.
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.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 6
Site Permit Required:
The applicant is required to obtain a Site Permit from the Building Division to
cover all on-site private utility installations (water, sewer, storm, etc.) and
driveway construction. This permit shall be obtained prior to approval of the final
plat.
Address Assiqnments:
The City of Tigard is responsible for assigning addresses for parcels within the
City of Tigard and within the Urban Service Boundary (USB). An addressing fee
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 applicanYs final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicanYs as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 7
. A Public Facility Improvement (PFI) permit is required for this project to
cover the public sidewalk 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.gov).
. The PFI permit plan submittal shall include the exact legal name, address
and telephone number of the individual or corporate entity who will be
designated as the "Permittee", and who will provide the financial assurance
for the public improvements. For example, specify if the entity is a
corporation, limited partnership, LLC, etc. Also specify the state within which
the entity is incorporated and provide the name of the corporate contact
person. Failure to provide accurate information to the Engineering
Department will delay processing of project documents.
. 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 City Engineer may determine the necessity for, and require submittal
and approval of, a construction access and parking plan for the home
building phase. If the City Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of building permits.
. Prior to final plat approval, the applicant shall pay the addressing fee.
(STAFF CONTACT: Bethany Stewart, Engineering).
. The applicant shall submit construction plans to the Engineering Department
as a part of the Public Facility Improvement permit, indicatin�q that they will
construct the following frontage improvements along SW 74t Avenue as a
part of this project:
A. 5-foot concrete sidewalk at ultimate location; and
B. street trees in the planter strip spaced per TDC requirements;
C. driveway apron (if applicable).
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW 74th 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,
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 8
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 provide connection of proposed buildings to the public
sanitary sewerage system. A connection permit is required to connect to the
existing public sanitary sewer system.
. The applicant shall obtain approval from the Tualatin Valley Water District for
the proposed water connection prior to issuance of the City's Public Facility
Improvement permit.
. 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's final plat shall contain State Plane Coordinates on two
monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same
precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground
measurements to grid measurements and the angle from north to grid north.
These coordinates can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
. Final Plat Application Submission Requirements:
A. Submit for City review four (4) paper copies of the final plat prepared
by a land surveyor licensed to practice in Oregon, and necessary data or
narrative.
B. Attach a check in the amount of the current final plat review fee
(Contact Planning/Engineering Permit Technicians, at (503) 639-4171, ext.
2421).
C. The final plat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05),
Washington County, and by the City of Tigard.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 9
D. The right-of-way dedication for 74th Avenue to provide 29 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, the applicant shall provide the City with
as-built drawings of the public improvements as follows: 1) 3 mil mylar, 2) a
diskette of the as-builts in "DWG"format, if available; otherwise "DXF"will be
acceptable, and 3) the as-built drawings shall be tied to the City's GPS
network. The applicant's engineer shall provide the City with an electronic
file with points for each structure (manholes, catch basins, water valves,
hydrants and other water system features) in the development, and their
respective X and Y State Plane Coordinates, referenced to NAD 83 (91).
. Any necessary off-site utility easements shall be the responsibility of the
applicant to obtain and shall be submitted to and accepted by the City prior
to issuance of a building permit.
. The applicant shall provide signage at the entrance of each shared flag lot
driveway or private street that lists the addresses that are served by the
given driveway or street.
. The applicant shall either place the existing overhead utility lines along SW
74th Avenue underground as a part of this project, or they shall pay the fee
in-lieu of undergrounding. The fee shall be calculated by the frontage of the
site that is parallel to the utility lines and will be $ 35.00 per lineal foot. If the
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 10
fee option is chosen, the amount will be $ 3360.00 and it shall be paid prior
to issuance of building permits.
. During issuance of the building permit for Parcels 1 & 2, 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 submit a
final sight distance certification.
ENGINEERING COMMENTS MLP2007-00001 LAWRENCE PAGE 11
�F���III�D
MEMORANDUM �PR 3 7(107
';��i'Y OF t��ARD
�t_Ar;��r,;a;,�;��.h r,�.��.;_��-;�i�IG
DATE: April 3, 2007
FROM: Bill Baechler, Clean Water Services
TO: Emily Eng, City of Tigard
SUBJECT: Review Comments—MLP 2007-00001, Lawrence Partition
GENERAL COMMENTS
• This Land Use Review by Clean Water Services (District) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by the District. The
District, prior to issuance of any connection permit, must review and approve final
construction plans.
■ All provisions of the development submittal shall be in accordance with current Clean Water
Services (CWS) Design and Construction Standards, presently Resolution and Order No. 04-
09 (R&O 04-09), the Erosion Prevention and Sediment Control Manual, December 2000
edition, and all current Intergovernmental Agreements between the City and CWS.
■ Final construction plans must be reviewed and approved by CWS for conformance with
current Design and Construction Standards. A Stormwater Connection Permit shall be issued
by CWS prior to construction.
SANITARY SEWER
■ As proposed, each Parcel shall be provided with a gravity service lateral and direct
connection to the public sanitary sewer located within SW 74th Avenue. The service laterals
shall be in accordance with current CWS Design and Construction Standards.
STORM DRAINAGE AND WATER QUALITY
■ Each Parcel shall be provided with a separate individual connection to a public storm
conveyance in accordance with currcnt CWS Design and Construction Standards. The
proposed storm sewer shown on the preliminary plans as a private storm sewer shall not be
approved. Storm sewer serving multiple lots shall be designed and constructed as a public
conveyance in accordance with current CWS Design and Construction Standards. Off site
easements will be necessary.
■ The Developer shall provide a water quality facility to treat all impervious surfaces being
constructed or preserved as part of this development or pay a fee-in-lieu of constructing a
water quality facility, as approved by the City, in accordance with current CWS Design and
Construction Standards.
SENSITIVE AREA
■ Sensitive areas do not appear to exist on this site. CWS has issued Sensitive Area Pre-
Screening Site Assessment File No. 06-002701, dated August 24, 2006 for development of
this site. This document serves as the Service Provider Letter(SPL) in accordance with
R&O 04-9 for this site (Tax/Map 1 S 125CA03600).
EROSION CONTROL
■ Provide erosion control in accordance with current CWS Design and Construction Standards.
� ' � �
RE QUE ST F4R COMME NTS ��
:
DATE: March 20,2007 RECEIVED PLAf�1NING � ,
.APR 2;�3�DG7
TO: Rob Mu�hison, Public Works Project Engineer � ,,
�,
FROM: City of Ti�ard Planning Division ' (�ITY ��F TIGARD
�
STAFF CONTAC�': EmilyEng,Assistant Planner(�c27121
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: Emily�tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00001
➢ LAWRENCE PARTITIONQ
REQUEST: The applicant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691 square feet
and 7,670 square feet for single-family homes. The existing single-family home will be demolished. LOCATION: 9265
SW 74`'' Avenue;Washington County Tax Map 1S 125CA, Tax Lot 3600. ZONE: R 4.5: Low Density Residential. The R
4.5 zoning district is designed to accommodate detached single-family homes with or without accessory residential units at a
min;mum lot size of 7,500 square feet. Duplexes and attached single-family units are perniitted conditionally. Some civic
and institutional uses are also permitted conditionally. APPLICABLE REVIEW CRITERIA: CommunityDevelopment
Code C�apters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730, 18.745, 18.765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, V'icinity Map and Ap licant's Materials for your review. From inforn�ation supplied by
various departments and age� ncies and from other�orniation available to our staff, a report and recommendation will be
prepared and a decision w7l be rendered on the propo�sal in the near future. If y�u w�sh to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AI'RIL 3 2007. You may use the space provided below or attach a
separate letter to return your comments. I u are unable to res ond b the above datel please phone the staff contact
noteci above with your comments and co um���your comments in writing as soon as possible. If you have any questions,
contact the Tigard Plannuig Division, 13125 SW Hall Boulevard,T"igard,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:
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DESIGNm i A Y/CLNA
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NOTIFICATION
RECORDS
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. AFFIDAVIT �F POSTING NOTICE
° OF A LAND USE PROP�SAL
. � .
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the �Tatter of the Proposed I,and lise?�pplicarions for:
Land Use File Nos.: MLP2007-00001
Land Use File Name: LAWRENCE PARTITION
I, Emily Eng, r�ssistant Planner for the Cit�- of"I'igard, do affirm that I posted notice of the land use proposal affecting
the land located at (state the approximate location(s) IF no address(s) and/or tax lot(s) currently registered)
Cf�(oS � � �`(�` �
and did personall�-post norice of the proposed land use application(s) b�� means of weatherproof posting in the general
�-icinity of the affected territor�-, a copy of said notice being hereto attached and by reference made a part hereof,
on the `� �r�day of i�a,t_,c� 007.
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ignature r ormed Posting
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LA RENC
E PARTITION �
V�U _
MINOR LAND PARTITON (MLP) 2007-00001
REQUEST: The applicant is requesting approval to partition a 20,722-square
foot lot into two lots of 12,691 square feet and 7,670 square feet for single-
family homes. The existing single-family home will be demolished.
LOCATION: 9265 SW 74th Avenue; Washington County Tax Map 1S125C�.,
Tax Lot 3600. ZONE: R-4.5: Low Density Residential. The R-4.5 zoning
district is designed to accommodate detached single-family homes with or
without accessory residential units at a minimum lot size of 7,500 square feet.
Duplexes and attached single-family units are permitted conditionally. Some
civic and institutional uses are also permitted conditionally. APPLICABLE
REVIEW CRITERIA: Community Development Code Chapters 18.390,
18.420, 18.510, 18.705, 18.715, 18.725, 18.7_30, 18.745, 18.765, 18.790, 18.795 �
18.810.
I�urther information may be obtained from the Planning Division (staff contact: Emilv
Eng, Assistant Planner) at 13125 SW Hall �lvd., Tigard, Oregon 97223, or by calling 503-
639-4171 or by email to Emil�(�a�,ti�ard-or.gov . A copy of the application and all
documents and evidence submitted by or on behalf of the applicant and the applicable
criteria are available for inspection at no cost and copies for all items can also be provided at
a reasonable cost.
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should be venfied with the Developrt�ent Services Division. ,'
13125 SW Hall Blvd I
� - — . i Tiqard.OR 97223 �.
� ' T— ELMWOOD ST ; _ `5°3,6'9-""
Mtp ilwww a hgard or us
Community Development Plot date: Feb 28,2007;C:lmagiclMAGIC03.APR
1 125CA-09200 15125D6-02901
20 7 ARTITION PLAT BROWN HARRY L&TRACY J
OW O LOTS 1-3 9280 SW 74TH AVE
TIGARD,OR 97223
1S125DB-11700 1S125CA-03001
ANDERSEN FRENESSIE L BURGHARDT WILLIAM A
' 7205 SW TAYLOR'S FERRY RD 7645 SW CEDARCREST ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125D6-12200 1S125CA-03700
ANEY WARREN W JR&A JOYCE BURKE GEORGE H&BETTY
9403 SW 74TH 9265 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S125CA-00600 1S125CA-03600
BALDWIN DANNY N BURKE GEORGE H/BETTY R
7602 SW TAYLORS FERRY RD 9265 SW 74TH
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D8-08400 1S125CA-03000
BARRON PATRICIA A TRUSTEE BURRIS JOHN 0
7220 SW SHADY CT 7625 SW CEDARCREST ST
PORTLAND, OR 97223 PORTLAND,OR 97223
1S125D6-03001 1S125CA-U4001
BEKEY RONALD BURRIS R!CHARD
9310 SW 74TH AVE 11270 SW BLAKENEY ST
TIGARD, OR 97223 BEAVERTON,OR 97008
1S125D6-C2500 1S125CA-03900
BENSON FRED O&MARION L CALVI RANDY LEE&KIMBERLY
PO BOX 14652 9385 SW 74TH AVE
PORTLAND, OR 97214 PORTLAND,OR 97223
1S125CA-08700 1S125CA-071U0
BLANTON KATHERINE A 8�BRIAN K CHAN LAP TAK&SIU LING
9225 SW 74TH AVE 9056 SW 75TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1 S 125 DB-D 3401 125AC-90000
BRICKLEY BRIAN DONALD 8 C AG AT CUSHMAN DOWNS
SANDRA M HO NERS ASSOCIATION
7830 SW ELMWOOD ST ,
TIGARD,OR 97223
1S125DB-12000 1S125AC-07700
BROWN CLAY G DEANE SUSAN
9425 SW 74TH AVE 9033 SW PICASSO PL
TIGARD, OR 97223 PORTLAND,OR 97223
1S125DB-03200 1S125AC-02101
DENNY TOM &MAUREEN GOLSAN MICHAEL G 8 JENNIFER K
9340 SW 74TH AVE 7395 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97224
1S125�B-02800 1S125CA-04401
DEOCA GEORGE GORGER RICHARD ALLYN&
9230 SW 74TH AVE MOLLY JANE
TIGARD,OR 97223 PO BOX 230725
TIGARD,OR 97281
1S125CA-04600 1S125DB-04700
DIGREGORIO LEAH D& HAMILTON RICHARD F 8 JUDY E
FARIS BROOKS J 7175 SW SHADY CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND, OR 97202
1S125D6-03400 1S125CA-07600
DOMINIC JASON HAYDEN LEONARD&DARLENE
7305 SW SHADY LN 9115 SW 75TH AVE
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-02300 15125CA-06800
FARCUS IOAN HELGET JAMES H
7200 SW TAYLORS FERRY RD 7480 SW TAYLORS FERRY RD
PORTLAND, OR 97223 PORTLAND,OR 97223
1S125CA-03200 1S125CA-08800
GERRITZ BIGGI CUSTOM HOMES LLC HIATT LESLIE 0&MELVA JOAN
9550 SW BEAVERTON HILLSDALE HWY 9235 SW 74TH AVE
BEAVE�TON,OR 97005 TIGARD,OR 97223
1S125CA-03300 1S125CA-07800
GE ITZ- I CUSTOM HOMES LLC JONES MICHAEL D&SIGRID S
955 EAVERTON HILLSDALE HWY 7558 SW NIPA CT
AVERTO OR 97005 PORTLAND,OR 97223
1 S125�6-05000 1 S125CA-00101
GINTHER SCOTT T 8 SUSAN E C JESCHKE WILLIAM D CAROLY
7205 SW SHADY CT 9145 SW 74TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125CA-00200 1S125CA-07700
GOECKS TYLER CHARLES JOHNSON SIDNEY W&CHERYL R
7408 SW TAYLORS FERRY RD 13410 SV'J HOWARD DR
TIGARD,OR 97223 TIGARD,OR 97223
1S125CA-07000 1S125CA-04200
GOLD CHARLES B 8 SHERRI 5 KAMAWAL A HASIB&FAZLIA
9024 5W 75TH AVE 2247 SE 30TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97214
1S125CA-09000 1S125CA-07900
KAMAWAL ABDUL JAMIL& KUNS ROBIN E&
KAMAWAL MAHBOOBA HASHIMOTO JOEL G
� 2247 SE 30TH AVE 7574 SW NIPA CT
� PORTLAND, OR 97214 PORTLAND,OR 97223
7S725CA-08900 1S125CA-03800
AWAL DUL JAMIL& LAWRENCE RESOURCES INC
KAM MAHBOOBA 6770 SW ALFRED ST
224 E H AVE TIGARD,OR 97223
RTLAND,OR 97214
1S125CA-09100 1 125CA-04000
KAMAWAL TAWAB A&PALWASHA LA E RESOURCES INC
2247 SE 30TH AVE 677 ALFRED ST
PORTLAND,OR 97214 ARD, 97223
1S125CA-07500 1S125D6-03000
KAU MARVIN L LEETE KEITH H&KEISHA D
9133 SW 75TH AVE 9300 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S125AC-07600 1 S125DB-04800
KESKULA LINDA T LINDBERG PAMELA JD
9019 SW PICASSO PL 7185 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
t S125D6-o2900 1 S125DB-02400
KING DELORES A MARQUARDT JOHN R&CHERYL R
9250 SW 74TH 5470 5W 195TH AVE
TIGARD,OR 97223 ALOHA,OR 97007
1 S 125D6-02902 1 S 7 25DB-03600
KI DEL S A MATTHEWS C BLAKE&HELEN MARIE
9250 74TH PO BOX 23515
T ARD,O 97223 PORTLAND,OR 97281
1 S 7 25CA-07300 1 S 125CA-07200
KINS REBECCA N& MAZZEO OLGA E
KUNS DOUGLAS B& 9088 SW 75TH AVE
KUNS JERI L PORTLAND,OR 97223
9104 SW 75TH AVE
TIGARD, OR 97223
1S125D8-05100 1S125DB-11800
KOEBER GEORGE R NEGRU FIRA
9320 SW 74TH AVE 7211 SW TAYLORS FERRY RD
PORTLAND, OR 97223 PORTLAND,OR 97223
1S12506-05400 1S125DB-08500
KOEBER MARY E&ROBERT A NELSON LAUREN S&
7255 SW SHADY LN MORRI50N EVAN C
PORTLAND,OR 97223 7210 SW SHADY CT
TIGARD,OR 97223
1S125CA-0490D 1S125DB•12300
NEWHOUSE MIMI RE G LA D&BRENDA S
7640 SW CEDARCREST 9415 S 4TH AVE
TIGARD,OR 97223 TI D,0 97223
1S125CA-00301 1S125D6-04900
OLSON THOMAS R& RYALL TREVOR P 8 KARYN J
CONRAD MICHELE E 7195 SW SHADY CT
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
15125DB-04600 1S125DB-03300
OREM ROY O SETTLE TERRY 8 SALLIE A
7738 SW 51ST AVE 9380 SW 74TH AVE
PORTLAND,OR 97219 TIGARD,OR 97223
1S125CA-03400 1S125D8-07500
ORRIS JOHN K SPADAFORA MARLA KAY&GREG
9205 SW 74TH AVE 7180 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125CA-06900 1S125AC-01900
PERONT ALLEN B 8 ANN P SPARHAWK ETHEL G
7440 SW TAYLORS FERRY RD 7207 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97223
1S125AC-0790 1S125DB-05300
P O PO TE STARK NAKIA
OWN OF LOTS 1-15 7225 SW SHADY CT
, TIGARD,OR 97223
1 S 125AC-06300 1 S 125CA-04201
PRINGLE MICHAEL J&GWENDOLYN R STEADMAN JUDITH
9024 SW PICASSO PL 10523 SE 32ND AVE#8
PORTLAND,OR 97223 MILWAUKIE,OR 97222
1S125CA-03100 1S125DB•05200
RADER WARD A&EUNICE M STOLL LARRY A
7617 SW CEDARCREST ST 7215 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DB-02600 1S125D8-04200
RASMUSSEN LEE W&MONA V STURM OALE E MARILYN M
9130 SW 74TH 9475 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
15125DB-121D0 1S125CA-07400
REDING LANNY D&BRENDA S TANADA TONY N 8 WENDY F
9415 SW 74TH AVE 9138 SW 75TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 25CA-08200
TA OR ODS OWNERS OF
LOT 11
1S125CA-0810
TA R OD5 OWNERS OF
LOT -
1S125DB-02700
TOWNES WILLIAM B FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 SW 74TH
TIGARD,OR 97223
�Si25so-oiso2
WEIL MARTIN K PC
9790 SW NIMBUS
BEAVERTON,OR 97008
1S125CA-o45o0
WELLOCK CHARLES R&MARYLOU
7620 SW CEDAR CREST ST
PORTLAND,OR 97223
1S125CA-03002
WYANT ELIZABETH A
15693 SW SORA CT
BEAVERTON, OR 97007
i � •
Nathan and Ann Murdock Mildren Design �roup
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
Sue Rorman Susan Beilke
11250 SW 82�d Avenue 11755 SW 114th Place
Tigard, OR 97223 Tigard, OR 97223
Naomi Gallucci
11285 SW 78th Avenue
Tigard, OR 97223
Diane Baldwin
3706 Kinsale Lane SE
Olympia, WA 98501
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpin\setupllabelslClT East.doc) UPDATED: 12-Dec-06
Patty Lunsford� Re: Map 1S125CA, Tax Lot 3600; adddress: 9265 SW 74th Avenue Page 1
I
� From: Patty Lunsford
To: Jeff Caines
Date: Wednesday, February 28, 2007 10:05:40 AM
Subject: Re: Map 1S125CA, Tax Lot 3600; adddress: 9265 SW 74th Avenue
Hi Jeff,
Your labels are ready to pick-up. I will leave them in will call under SR Design. Cost is�35.00.
P.S. Thanks for the good laugh, I needed it!!
Patricia Lunsford, Planning Secretary
City of Tigard, Oregon
13125 SW Hall Boulevard
Tigard, OR 97223
503.639.4171, ext. 2438
patty@tigard-or.gov
»> "Jeff Caines" <jeffc@srdllc.com> 2/28/07 9:07 AM »>
Jeff Caines, AICP
Land Use Planner
SR Design LLC
8196 SW Hall Blvd. Suite 232
Beaverton, OR 97008
503-469-1213 - Phone
503-469-8553 - Fax
CITY Of TIGARD
COMMUNITY DEVELOPMENT DEPARTMENT ��
PLANNING DIVISION -
I 13125 SW HALL BOULEVARD
TIGARD, OREGON 91223
PHONE: 503-639-4111 fA%: 503-624-3681 (Attn: Patty/Planning) EMAII: pattySa�tiQard-or.¢ov
G3�Q�J� �OQ O O O O ° ° 0 °C� 0�1�3 ��G'� �
Property owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP & TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 00100) OR THE
ADDRESSES FOR ALL PROJECT PARCELS BELOW:
PLEASE BE AWARE THAT ONLY 1 SET OF LABELS WILL BE PROVIDED AT THIS TIME FOR
HOLDING YOUR NEIGHBORHOOD MEETING. After submitting your land use application to the City, and
the 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 (no self-adhesive envelopes please) with first
class letter-rate ostage on the envelopes,in the form of posta e stamps (no,metered envelopes and no
return address�and resubmitted to the City for the purp ose o� providing notice to property owners of the
proposed land use application and the decision. The 2 sets ot envelopes must be kept separate. The
person listed below will be called to pick up and pay for the labels when they are ready.
NAME OF CONTACT PERSON: PHONE:
FAX:
EMAIL:
This request may be mailed, axed, or hand delivered to the ity o Tigard. Please allow a
2-day minimum for processing requests. Upon completion of your request, the contact person will be
called to pick up their request that will be placed in "Will CaIP' by their last name, at the Community
Development Reception Desk.
The cost of processing your request must be paid at the time of pick up, as exact cost can not be
pre-determined.
PLEASE NOTE: FOR REASONS OF ACCURACY, ONLY ORIGINAL MAILING LABELS PROVIDED
BY THE CITY VS. RE-TYPED MAILING LABELS WILL BE ACCEPTED.
Cost Description:
$11 to generate the mailing list, plus $2 per sheet for printing the list onto labels(20 atldresses per sheet).
Then, multi I the cost to rint one set of labels b the number of sets re uested.
EXAMPLE COST FOR THIS REQUEST
4 sheets of labels x$2/sheet= 8.00 x 2 sets= $16.00 �sheet(s)of labels x$2/sheet=�x il sets= ��'���'
1 sheets of labels x$2lsheet for interested parties x 2 sets= $ 4.00 / sheet(s)of labels x$2/sheet for interested parties=��x�sets= .OU
GENERATE LIST = �11.00 GENERATE LIST =
TOTAL = $31.00 TOTAL = J
�"�
1S125CA-03600
LAWRENCE RESOURCES INC
6770 SW ALFRED ST �j���ln� �� �) _ (/ �L�„1
TIGARD, OR 97223 'l.e,
/Y� ��\.
��� � /��
1�
AFFIDAVIT OF MAILING -
�.._ _ s�_�._.
I, Patricia L. Lunsfor�d bein�first duly sworn/affirni, on oath depose and say that I am a Planning Administrative
Assistant for the City of;I'iga ,Washington County,Oregon and that I served the following:
i<}x<k,��,�,,,��.�.,r�,��wa�f
❑X NOTTCE OF PENDING LAND U5E DEQSION FOR
MLP2007-00001/LAWRENCE PARTTTTON
❑ AMENDED NOTICE
(File Ivo./Nane Reference)
� City of Tigard Plannuig Director
A copyof the said notice being hereto attached,marked Exhibit"A",and byreference 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
March 20,2007, and deposited in the United States Mail on March 20,2007,postage prepaid.
i
, �.
�' �L�
(Person that Prepa Nou
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the�dayof �,2007.
�� OFFICIAL SEAL T
, DIAME M JELDERKS
NOTARY PUBUC-OREGON
MY COMMISS ONr�EXPIRES SEPT.25,2007 �
TARY PUBL.I O GON
My Coirunission E u-es: o� D
� EXHIBIT�
NOTICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
T�IE TIG:�Rll DE�'}-.1,(�P�iFN'1' CODE RI:Ol'IR}:S "1'fI_1T II� 1'OL' RI?(:I:I�'� THIS NOTICI:, I"1' SI3��l�. IiF,: PIZC)i�1T''IT,Y
FOR\�'_�RI�I�:ll"I'O THt�.PL-RCI I_1SI:R.
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITION . , �
DATE OF NOTICE: March 20,2007
FiLE NuMSER: MINOR LAND PARTITION (MLP) 2007-00001
FiLE N�E: LAWRENCE PARTITION
REQUEST: '1'he applicant is requesting appro�-a1 to partition a 20,72?-square foot lot into two lots of 12,691
square feet and 7,G70 square feet for single-famil�� homes. 'I'he existing single-family home will be
demolished.
LOCATION: 9265 SW 74�h rlvenue;Washington County Taa�Iap 1S125C�1,Tax Lot 3600.
ZONE: R-4.5: Low Densin� Residenrial. The R-4.5 zoning district is designed to accommodate detached
single-famil�� homes with or without accessory- residenrial units at a ininiinum lot size of 7,500 square
feet. Duplexes and attached single-famil�� units are permitted condirionally. Some civic and
institutional uses are also permitteci c�ncliti�nall��.
APPLICABLE
REVIEW
CRITERIA: Community De�relopment Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.7?5, 18.730,
18J45, 18JG5, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the Cih- mal�ing any decision on the :1p�lication, ��ou are hereby- pro�-ided a fourteen (1-4) d1�- period t� submit �rritten
comments on the application to the Cin-. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 3, 2007.
1�11 comments should be directed to }-:mil�- F,�, ��ssistant Planner (�2712) in the Planning llivision at the Cin- of"1'i�;ard, 1312� S��'
Hall Boulevard, Tigard, Oregon 97??3. You ma}° reach the Cit�� of 'I'igard b} telephone at 503-639--�171 c�r h�� e-mail to
Emily_(a)ri���rd-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR TO 5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE CI"I'Y OF 'I'IGARD ��PPRECI.3"I'F.S RECENING COI�ZMENTS �Nll �'.�LL'ES �'C�l K INPI.��l'. CO�i�fEN"I'S ��'ILL
BE CONSIDF�I�:D 1�Nll :�llllRr:SSED �t'ITHIN THE NOTICE OF DECISION. �-1 DECISION ON THIS ISSLE IS
TENT�TIVELY SCHEDL'LED FOR APRIL 20, 2007. IF YOL' PROVIDE COMi�iENTS, YOL' ��'ILL BE SENT :�1 COPY
OF THE FULL DECISION ONC��: I"1' f I_�S B},:F:N RENDERED. �wRI"I"1'I:N COI�IMF_.NTS ��'II,l, BECOI�fI: 1� P�1RT OF
THE PERI��NENT PUBLIC RECORD�ND SF��LL CONT�IIN THE FOI.LO��ZNG INFORi�L�TION:
♦ .lddress the specific "Applicable Review Criteria" described in the section abo��e or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concerns belie��ed 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 specificin-on that issue.
FAILURE OF ANY PART'Y TO ADDR: Tf-�E RELEVANI'APPROVAL CRITE. _WITH SUFFIQENT SPEQFIQT'Y
MAY PREQ,UDE SUBSEQUENT APPEALS TO TF-� LAND USE BOARD OF APPEALS OR QRCCJIT COURT ON
THAT ISSLTE. SPEQFIC FINDINGS DIRECTED AT TT�E RELEVANT APPROVAL CRIT'ERIA ARE WHAT
CONSTITU'IE RELEVAN'I'EVIDENCE.
AFT'ER Tf-IE 14-DAY COMNIENT PERIOD Q.OSES, Tf� DIRECTOR SHALL ISSLJE A 7`YPE II ADMI1vISTRATIVE DEQSION. THE
DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLICANf AND TO OWNERS OF RECORD OF PROPER'lY LOCATED WITHIN 500
FEET OF TF�E SUBJECI'SI7'E,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMIvIENTS OR WHO IS O'IT�RWISE EN7TTL.ED TO
NOTICE. 7�DIRECTOR'S DEQSION SHALL ADDRESS ALL OF TF-IE RELEVANT APPROVAL C�ITERIA. BASED UPON TF-IE CRITERIA
AND TFIE FACI'S CONTAINED WITHIN Tf-IE RECORD,'I'F-IE',DIREGTOR SHALL APPROVE,APPROVE WITT--I CONDITTONS OR DENY THE.
REQUESTED PERMIT OR ACITON.
SUMMARY OF THE DECISION-MAKING PftOCESS:
• 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 writtcn
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 propeny located within 500 feet of the site, as shown on the most recent property tax assessment roll; any Ciry-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 any�ne who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FOR REVIEW:
The application, written comments and supporting documents relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Communiry Development Department. If you want to
inspect the file,please call and make an appointment with either the project planner or the plaiuvng 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 fixst page of this Notice under the section titled "Your Right to Provide Written
Comments."
� —�
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mmuniry evelopment ot t�te Ma 19,2007,C\magiclMA I A R
Lawrence Resources, in�. EXH I B IT..�
Attn: Bob Lawrence MLP2007-00001
6770 SW Alfred Street LAWRENCE PARTITION
Tigard, OR 97223
SR Design, LLC
Attn:Jeff Caines
8196 SW Hall Blvd.
Beaverton, OR 97008
lv�� �.�r�o'7- l
1 125CA-09200 1S125D6-02901
20 7 ARTITION PLAT BROWN HARRY L 8 TRACY J
OW O LOTS 1-3 9280 SW 74TH AVE
„ TIGARD,OR 97223
is�zs�s-i»o0 1S125CA-03001
ANDERSEN FRENESSIE L BURGHARDT WILLIAM A
7205 SW TAYLOR'S FERRY RD 7645 SW CEDARCREST ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125D6-12200 1S125CA-03700
ANEY WARREN W JR&A JOYCE BURKE GEORGE H 8 BETTY
9403 SW 74TH 9265 SW 74TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S125CA-00600 1S125CA-03600
BALDWIN DANNY N BURKE GEORGE H/BETTY R
7602 SW TAYLORS FERRY RD 9265 SW 74TH
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DB-08400 1S125CA-03000
BARRON PATRICIA A TRUSTEE BURRIS JOHN O
7220 SW SHADY CT 7625 SW CEDARCREST ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125DB-03D01 1S125CA-04001
BEKEY RONALD BURRIS RlCHARD
9310 SW 74TH AVE 11270 SW BLAKENEY ST
TIGARD, OR 97223 BEAVERTON,OR 97008
1S125D6-C2500 1S125CA-03900
BENSON FRED O&MARION L CALVI RANDY LEE&KIMBERLY
PO BOX 14652 9385 SW 74TH AVE
PORTLAND, OR 97214 PORTLAND,OR 97223
i si 2sca-os�oo i si zscA-a�i:,o
BLANTON KATHERINE A&BRIAN K CHAN LAP TAK&SIU LING
9225 SW 74TH AVE 9056 SW 75TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DB-03401 �125AC-90000
BRICKLEY BRIAN DONALD& C AG AT CUSHMAN DOWNS
SANDRA M HO ' NERS ASSOCIATION
7830 SW ELMWOOD 5T ,
TIGARD, OR 97223
15125D8-72000 1S125AC-07700
BROWN CLAY G DEANE SUSAN
9425 SW 74TH AVE 9033 SW PICASSO PL
TIGARD, OR 97223 PORTLAND,OR 97223
1 S125DB-03200 1 S125AC-02101
DENNY TOM& MAUREEN GOLSAN MICHAEL G&JENNIFER K
9340 SW 74TH AVE 7395 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97224
1 S'I 25 D B-02800 1 S 125 CA-04401
DEOCA GEORGE GORGER RICHARD ALLYN&
9230 SW 74TH AVE MOLLY JANE
TIGARD, OR 97223 PO BOX 230725
TIGARD,OR 97281
1 S125CA-04600 1 S125DB-04700
DIGREGORIO LEAH D& HAMILTON RICHARD F&JUDY E
FARIS BROOKS J 7175 SW SHADY CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND, OR 97202
1 S 125 D B-03400 1 S 125CA-076 DO
DOMINIC JASON HAYDEN LEONARD 8 DARLENE
7305 SW SHADY LN 9115 SW 75TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D6-02300 1S125CA-06800
FARCUS IOAN HELGET JAMES H
7200 SW TAYLORS FERRY RD 7480 SW TAYLORS FERRY RD
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125CA-03200 1S125CA-08800
GERRITZ BIGGI CUSTOM HOMES LLC HIATT LESLIE O&MELVA JOAN
9550 5W BEAVERTON HILLSDALE HWY 9235 SW 74TH AVE
BEAVERTON,OR 97005 TIGARD,OR 97223
1S125CA-03300 1S125CA-07800
GE ITZ- GI CUSTOM HOMES LLC JONES MICHAEL D 8 SIGRID S
955 EAVERTON HILLSDALE HWY 7558 SW NIPA CT
AVERTO OR 97005 PORTLAND,OR 97223
1S125DB-O5000 1S125CA-00101
GINTHER SCOTT T 8 SUSAN E C JESCHKE WILLIAM D CAROLY
7205 SW SHADY CT 9145 SW 74TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125CA-00200 1S125CA-07700
GOECKS TYLER CHARLES JOHNSON SIDNEY W 8 CHERYL R
7408 SW TAYLORS FERRY RD 13410 SV�!HOWARD DR
TIGARD, OR 97223 TIGARD,OR 97223
1S125CA-07000 1S125CA-04200
GOLD CHARLES B&SHERRI S KAMAWAL A HASIB&FAZLIA
9024 SW 75TH AVE 2247 SE 30TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97214
1S125CA-09000 1S125CA-07900
KAMAWAL ABDUL JAMIL 8� KUNS ROBIN E 8
KAMAWAL MAHBOOBA HASHIMOTO JOEL G
2247 SE 30TH AVE 7574 SW NIPA CT
PORTLAND, OR 97214 PORTLAND, OR 97223
1S125CA-08900 1S125CA-03800
AWAL DUL JAMIL& LAWRENCE RESOURCES INC
KAM MAHBOOBA 6770 SW ALFRED ST
224 E H AVE TIGARD,OR 97223
P RTLAND,OR 97214
1S125CA-09100 1 125CA-04000
KAMAWAL TAWAB A&PALWASHA LA E RESOURCES INC
2247 SE 30TH AVE 677 ALFRED ST
PORTLAND, OR 97214 ARD, 97223
1S125CA-07500 1S125DB-03000
KAU MARVIN L LEETE KEITH H&KEISHA D
9133 SW 75TH AVE 9300 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125AC-07600 15125DB-D4800
KESKULA LINDA T LINDBERG PAMELA JD
9019 SW PICASSO PL 7185 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D6-o2900 1S125DB-02400
KING DELORES A MARQUARDT JOHN R 8 CHERYL R
9250 SW 74TH 5470 SW 195TH AVE
TIGARD, OR 97223 ALOHA,OR 97007
1S125D6-02902 1S125D6-03600
KI DEL S A MATTHEWS C BLAKE&HELEN MARIE
9250 74TH PO BOX 23515
T ARD, O 97223 PORTLAND,OR 97281
1S125CA-07300 1S125CA-07200
KINS REBECCA N& MAZZEO OLGA E
KUNS DOUGLAS B& 9088 SW 75TH AVE
KUNS JERI L PORTLAND,OR 97223
9104 SW 75TH AVE
TIGARD, OR 97223
1 S125DB-05100 1 S125DB-11800
KOEBER GEORGE R NEGRU FIRA
9320 SW 74TH AVE 7211 SW TAYLORS FERRY RD
PORTLAND, OR 97223 PORTLAND,OR 97223
1S125D6-05400 1S125D6-D8500
KOEBER MARY E 8 ROBERT A NELSON LAUREN S&
7255 SW SHADY LN MORRISON EVAN C
PORTLAND, OR 97223 7210 SW SHADY CT
TIGAR�,OR 97223
1 S125CA-04900 1 S125D6-12300
NEWHOUSE MIMI RE G LA D&BRENDA S
7640 SW CEDARCREST 9415 S 4TH AVE
TIGARD,OR 97223 TI D,0 97223
1 S 7 25CA-00301 1 S 125 D B-04900
OLSON THOMAS R& RYALL TREVOR P&KARYN J
CONRAD MICHELE E 7195 SW SHADY CT
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1 S 125 D B-04600 1 S 125 DB-03300
OREM ROY 0 SETTLE TERRY&SALLIE A
7738 SW 51 ST AVE 9380 SW 74TH AVE
PORTLAND, OR 97219 TIGARD,OR 97223
1 S 125CA-03400 1 S 125D B-07500
ORRIS JOHN K SPADAFORA MARLA KAY&GREG
9205 SW 74TH AVE 7180 SW SHA�Y CT
PORTLAND, OR 97223 TIGARD,OR 97223
1 S 125CA-06900 1 S 125AC-01900
PERONT ALLEN B&ANN P SPARHAWK ETHEL G
7440 SW TAYLORS FERRY RD 7207 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97223
1S125AC-07900 1S125D8-05300
P O PO TE STARK NAKIA
OWN OF LOTS 1-15 7225 SW SHADY CT
, TIGARD,OR 97223
1 S125AC-06300 1 S125CA-04201
PRINGLE MICHAEL J&GWENDOLYN R STEADMAN JUDITH
9024 SW PICASSO PL 10523 SE 32ND AVE#8
PORTLAND, OR 97223 MILWAUKIE,OR 97222
1S125CA-031D0 1S125DB-05200
RADER WARD A& EUNICE M STOLL LARRY A
7617 SW CEDARCREST ST 7215 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-02600 1S125DB-04200
RASMUSSEN LEE W& MONA V STURM DALE E MARILYN M
9130 SW 74TH 9475 SW 74TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1 S125DB-12100 1 S125CA-07400
REDING LANNY D&BRENDA S TANADA TONY N&WENDY F
9415 SW 74TH AVE 9138 SW 75TH AVE
TIGARD,OR 97223 PORTLAND,OR 97223
1 25CA-08200
TA OR ODS OWNERS OF
LOT 11
1S�25CA-0810
TA R ODS OWNERS OF
LOT -
1 S125DB-02700
TOWNES WILLIAM 8 FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 SW 74TH
TIGARD, OR 97223
1 S 125 B D-01902
WEIL MARTIN K PC
9790 SW NIMBUS
BEAVERTON,OR 97008
1S125CA-04500
WELLOCK CHARLES R&MARYLOU
7620 SW CEDAR CREST ST
PORTLAND, OR 97223
15125CA-03002
WYANT ELIZABETH A
15693 5W SORA CT
BEAVERTON,OR 97007
Nathan and Ann Murdock Mildren Design Group
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
Sue Rorman Susan Beilke
11250 SW 82�d Avenue 11755 SW 114th Place
Tigard, OR 97223 Tigard, OR 97223
Naomi Gallucci
11285 SW 78�h Avenue
Tigard, OR 97223
Diane Baldwin
3706 Kinsale Lane SE
Olympia, WA 98501
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
Gretchen Buehner
13249 SW 136�h Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 46
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:\curpin\setupllabelslClT East.doc) UPDATED: 12-Dec-06
q
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford being first duly sworn/affirrn, on oath depose and say that I am a Planning Aciministrative
Assistant for the City of�I'igard, Washington County,Oregon and that I served the following:
�(]�k A�q.qMUr&,x(s)F46v�
❑x NOTTC� OF DEQSION FOR
MLI'2007-00001/LAWRENC� PARTTTTON
��r�.iN:�,r�r�m���
� AMENDEDNOTI(:E.
� City of Tigard Plamling 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 by reference made a part hereof,on
A�ri123,2007, and deposited in the United States Mail on Avri123,2007,postage prepaid.
c L
.� �_
(Perso t Pre d o�ce
STATE OF OREGON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the �� dayof ,2007.
�- DIANE iIA�JELDtRKS
NOTARY PUBUC-0REGON
MY COMMI S�ON EXPlRES SEPT.25,2007 '
NOTARY PUBL.IC OF N
MyComnvssionExp� s• �.� O
EXHIBIT..�...
NOTICE OF TYPE II DECISION
.,
MINOR LAND PARTITION (MLP) 2007-00001
LAWRENCE PARTITION
120 DAYS = 7/7/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00001
PROPOSAL: The applicant requests approval to partition a 20,752-square foot lot into two lots of 11,122
square feet and 7,720 square feet for single-familyhomes. The existing single-familyhome will
be demolished.
APPLICANT/ APPLICANT'S
OWNER Lawrence Resources,Inc. REP: SRDesign,LLC
Attn:Bob Lawrence Attn:Jeff Caines
6770 SW Alfred Street 8196 SW Hall Blvd.
Tigard,OR 97223 Beaverton,OR 97008
ZONING
DESIGNATION: R 4.5: Low Density Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential u.nits at a ininirnum lot size
of 7,500 square feet. Duplexes and attached single-fanvly units are pernlitted conditionally.
Some civic and institutional uses are also pernutted conditionally.
LOCATION: 9265 SW 74th Avenue;Washington CountyTax Map 1S125CA, Tax Lot 3600.
PROPOSED PARCEL 1: 11,122 Square Feet
PROPOSED PARCEL 2: 7,720 Square Feet
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the Ciry of Tigard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS �
FROM TH� E FFE CTI� DAT�: �F 'THIS DE CISION.
All documents and applicable criteria in the above-noted file are available for irispection at no cost or copies can be
obtained for twenry-five cents (25 G) 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 Owner of record within the required distance
X Affected government agencies
I
Final Decision:
THIS DECISION IS FINAL ON APRIL 23, 2007 AND BECOMES
E FFE CTIVE ON MAY 8, 2007 LJNLE SS AN APPE AL IS FILE D.
nA� pe-al-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18.390.040.G.1 may appeal this decision in
accordance with Section 18.390.040.G.2 of the Tigard Community Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Director wrthin ten �10) busuiess days of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forxns are ava able from the Planning
Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant,the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments submitted by the parties during the comment period. Additional
evidence concerning issues.Qroperly raised in the Notice of Appeal may be subrrutted by any party during the appeal
hearing, subject to any additional rules of procedure that maybe adopted f rom tune to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7, 2007.
Fo�estions:
er inforn�ation please contact the Planning Division Staff Planner, �Emil En� at (503) 639-4171, Tigard
City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 or by email to emily�gard-or.�ov.
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1 125CA-09200 1 S725D6-02901 EXH I B I
20 7 ARTITION PLAT BROWN HARRY L&TRACY J
OW O LOTS 1-3 9280 SW 74TH AVE
„ TIGARD,OR 97223
1S125D6-11700 1S125CA-03001
ANDERSEN FRENESSIE L BURGHARDT WILLIAM A
7205 SW TAYLOR'S FERRY RD 7645 SW CEDARCREST ST
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125D8-12200 1S125CA-03700
ANEY WARREN W JR&A JOYCE BURKE GEORGE H&BETTY
9403 SW 74TH 9265 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S�25CA-00600 1S125CA-03600
BALDWIN DANNY N BURKE GEORGE H/BETTY R
7602 SW TAYLORS FERRY RD 9265 SW 74TH
PORTLAND, OR 97223 TIGARD,OR 97223
1 S125D8-08400 1 S125CA-03000
BARRON PATRICIA A TRUSTEE BURRIS JOHN O
7220 SW SHADY CT 7625 SW CEDARCREST 5T
PORTLAND, OR 97223 PORTLAND,OR 97223
1S125DB-03001 1S725CA-04001
BEKEY RONALD BURRIS RICHARD
9310 SW 74TH AVE 11270 5W BLAKENEY ST
TIGARD,OR 97223 BEAVERTON,OR 97008
1 S125D8-02500 1S125CA-03900
BENSON FRED O&MARION L CALVI RANDY LEE&KIMBERLY
PO BOX�4652 9385 SW 74TH AVE
PORTLAND,OR 97214 PORTLAND,OR 97223
1S125CA-08700 1S125CA-07100
BLANTON KATHERINE A�BRIAN K CHAN LAP TAK&SIU LING
9225 SW 74TH AVE 9056 SW 75TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1 S125D8-03401 125AC-90000
BRICKLEY BRIAN DONALD& C AG AT CUSHMAN DOWNS
SANDRA M HO NERS ASSOCIATION
7830 SW ELMWOOD 5T ,
TIGARD, OR 97223
1 S125D6-12000 1 S125AC•4770D
BROWN CLAY G DEANE SUSAN
9425 SW 74TH AVE 9033 SW PICASSO PL
TIGARD, OR 97223 PORTLAND,OR 97223
r �
1S125DB-032D0 1S125AC-02101
DENNY TOM&MAUREEN GOLSAN MICHAEL G�JENNIFER K
9340 5W 74TH AVE 7395 SW TAYLORS FERRY RD
TIGARD,OR 97223 PORTLAND,OR 97224
1S125DB-02800 1S125CA-04401
DEOCA GEORGE GORGER RICHARD ALLYN&
9230 SW 74TH AVE MOLLY JANE
TIGARD, OR 97223 PO BOX 230725
TIGARD,OR 97281
1S125CA-04600 15125D6-04700
DIGREGORIO LEAH D& HAMILTON RICHARD F&JUDY E
FARIS BROOKS J 7175 SW SHA�Y CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND,OR 97202
1S125DB-03400 1S125CA-07600
DOMINIC JASON HAYDEN LEONARD&DARLENE
7305 SW SHADY LN 9115 SW 75TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D6-02300 1S125CA-06800
FARCUS IOAN HELGET JAMES H
7200 SW TAYLORS FERRY RD 7480 SW TAYLORS FERRY RD
PORTLAND,OR 97223 PORTLAND, OR 97223
15125CA-03200 1S125CA-08800
GERRITZ BIGGI CUSTOM HOMES LLC HIATT LESLIE 0&MELVA JOAN
9550 SW BEAVERTON HILLSDALE HWY 9235 SW 74TH AVE
BEAVERTON,OR 97005 TIGARD,OR 97223
1S125CA-03300 1S125CA-07800
GE ITZ- GI CUSTOM HOMES LLC JONES MICHAEL D&SIGRID S
955 EAVERTON HILLSDALE HWY 7558 SW NIPA CT
B AVERTO OR 97005 PORTLAND, OR 97223
1S125DB-D5000 1S125CA-001D1
GINTHER SCOTT T&SUSAN E C JESCHKE WILLIAM D CAROLY
7205 5W SHADY CT 9145 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
is�zsca-oo2oo isizsca-o��ao
GOECKS TYLER CHARLES JOHNSON SIDNEY W&CHERYL R
7408 SW TAYLORS FERRY RD 13410 SW HOWARD DR
TIGARD,OR 97223 TIGARD,OR 97223
1S125CA-07000 1S125CA-04200
GOLD CHARLES B&SHERRI S KAMAWALA HA51B&FAZLIA
9024 SW 75TH AVE 2247 SE 30TH AVE
PORTLAND, OR 97223 PORTLAND,OR 97214
. �
1S125CA-09D00 1S125CA-07900
KAMAWAL ABDUL JAMIL& KUNS ROBIN E&
KAMAWAL MAHBOOBA HASHIMOTO JOEL G
2247 SE 30TH AVE 7574 SW NIPA CT
PORTLAND,OR 97214 PORTLAND,OR 97223
1S125CA-08900 15125CA-03800
K AWAL DUL JAMIL& LAWRENCE RESOURCES INC
KAM MAHBOOBA 6770 SW ALFRED ST
224 E TH AVE TIGARD,OR 97223
RTLAND, OR 97214
1S125CA-09100 1 125CA-04000
KAMAWAL TAWAB A 8 PALWASHA LA E RE50URCES INC
2247 SE 30TH AVE 677 ALFRED ST
PORTLAND, OR 97214 ARD, 97223
1 S125CA-07500 1 S125DB-03000
KAU MARVIN L LEETE KEITH H 8 KEISHA D
9133 SW 75TH AVE 9300 SW 74TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125AC-07600 1S125DB-04800
KESKULA LINDA T LINDBERG PAMELA JD
9019 SW PICASSO PL 7185 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D8-02900 1S125DB-02400
KING DELORES A MARQUARDT JOHN R&CHERYL R
9250 SW 74TH 5470 SW 195TH AVE
TIGARD,OR 97223 ALOHA,OR 97DD7
1S125D6-02902 1S125D6-03600
KI DEL ES A MATTHEWS C BLAKE 8 HELEN MARIE
9250 4TH PO BOX 23515
T ARD, O 97223 PORTLAND,OR 97281
1S125CA-D7300 1S125CA-07200
KINS REBECCA N& MAZZEO OLGA E
KUNS DOUGLAS B& 9088 SW 75TH AVE
KUNS JERI L PORTLAND,OR 97223
9104 SW 75TH AVE
TIGARD,OR 97223
1S125DB-05100 1S125DB-11800
KOEBER GEORGE R NEGRU FIRA
9320 SW 74TH AVE 7211 SW TAYLORS FERRY RD
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125DB-05400 1S125D8•08500
KOEBER MARY E& ROBERT A NELSON LAUREN S&
7255 SW SHADY LN MORRISON EVAN C
PORTLAND,OR 97223 7210 SW SHADY CT
TIGARD,OR 97223
. r
1S125CA-04900 1S125D6-12300
NEWHOUSE MIMI RE G LA D&BRENDA S
7640 SW CEDARCREST 9415 S 4TH AVE
TIGARD,OR 97223 TI D,0 97223
1 S125CA-00301 1 S125D6-04900
OLSON THOMAS R& RYALL TREVOR P&KARYN J
CONRAD MICHELE E 7195 SW SHADY CT
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD, OR 97223
1S125DB-04600 1S125DB-03300
OREM ROY 0 SETTLE TERRY&SALLIE A
7738 SW 51ST AVE 9380 SW 74TH AVE
PORTLAND, OR 97219 TIGARD,OR 97223
1S125CA-03400 1S125DB-07500
ORRIS JOHN K SPADAFORA MARLA KAY&GREG
9205 SW 74TH AVE 7180 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1 S125CA-06900 1 S125AC-01900
PERONT ALLEN B&ANN P SPARHAWK ETHEL G
7440 SW TAYLORS FERRY RD 7207 SW TAYLORS FERRY RD
TIGARD, OR 97223 PORTLAND,OR 97223
1S125AC-07900 1S125D8-05300
P O PO TE STARK NAKIA
OWN OF LOTS 1-15 7225 SW SHADY CT
, TIGARD,OR 97223
1S125AC-06300 1S125CA-04201
PRINGLE MICHAEL J&GWENDOLYN R STEADMAN JUDITH
9024 SW PICASSO PL 10523 SE 32ND AVE#8
PORTLAND, OR 97223 MILWAUKIE,OR 97222
1 S125CA-03100 1 S125D8-05200
RADER WARD A& EUNICE M STOLL LARRY A
7617 SW CEDARCREST ST 7215 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-02600 1S125DB-04200
RASMUSSEN LEE W&MONA V STURM DALE E MARILYN M
9130 SW 74TH 9475 SW 74TH AVE
TIGARD, OR 97223 TIGARD,OR 97223
1S125DB-12100 1S125CA-07400
REDING LANNY D&BRENDA S TANADA TONY N&WENDY F
9415 SW 74TH AVE 9138 SW 75TH AVE
TIGARD, OR 97223 PORTLAND,OR 97223
. �
1 25CA-08200
TA OR ODS OWNERS OF
LOT 11
1 S125CA-0810
TA R ODS OWNERS OF
LOT
1S125D6-02700
TOWNES WILLIAM B FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 SW 74TH
TIGARD,OR 97223
1S125BD-01902
WEIL MARTIN K PC
9790 SW NIMBUS
BEAVERTON,OR 97008
1S125CA-04500
WELLOCK CHARLES R 8 MARYL�U
7620 SW CEDAR CREST ST
PORTLAND, OR 97223
1S125CA-03002
WYANT ELIZABETH A
15693 5W 50RA CT
BEAVERTON, OR 97007
: -
Nathan and Ann Murdock Mildren Design �roup
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigard, OR 97223
Sue Rorman Susan Beilke
11250 SW 82�d Avenue 11755 SW 114th Place
Tigard, OR 97223 Tigard, OR 97223
Naomi Gallucci
11285 SW 78th Avenue
Tigard, OR 97223
Diane Baldwin
3706 Kinsale Lane SE
Olympia, WA 98501
Brad Spring
7555 SW Spruce Street
Tigard, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
Gretchen Buehner
13249 SW 136th Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpinlsetup\labels\CIT East.doc) UPDATED: 12-Dec-06
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AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford being fixst duly sworn/affirm, on oath depose and say that I am a Planning Administrative
Assistant for the City of�I"igard,Washington County,Oregon and that I served the following:
;c�x�k�yW�x,��>��s��a��,,r
x❑ NOTTC� OF DEQSION FOR
MLI'2007-00001/LAWRENCE PARTTTTON
���•rk,.ir���xr[rrc�r)
� AMENDEDNOTIC�
� City of Tigard Planning Director
A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,vvas mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a paxt hereof,on
ril 23,2007, and deposited in the United States Mail on�,2007,postage prepaid.
� t= ��
(Pe�on tha p Notice)
STATE OF ORE GON
County of Washington ss. �
City of Tigard �
Subscribed and sworn/affirmed before me on the / dayof ,2007.
OFFICIAL SEAL
, '� DIANE M JELOERK$
NOTARY PUBUC-0REtiON
COAAMISSION N0.373021 ' �
MY COMMISSION D�IRES SEPT.25,2007
N TARY P LIC GON
My Corrunission Expires: ��
� � EXHIBIT�
NOTICE OF TYPE II DECISION
„
MINOR LAND PARTITION (MLP) 2007-00001 =
LAWRENCE PARTITION
120 DAYS =7/7/2007
SECTION I. APPLICATION SLTMMARY
FILE NAME: LAWRENCE PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00001
PROPOSAL: The applicant requests approval to partition a 20,752-square foot lot into two lots of 11,122
square feet and 7,720 square feet for single-familyhomes. The e�sting single-farrulyhome will
be demolished.
APPLICANT/ APPLICANT'S
OWNER Lawrence Resources,Inc. REP: SRDesign,LLC
Attn: Bob Lawrence Attn:Jeff Caines
6770 SW Alfred Street 8196 SW Hall Blvd.
Tigard, OR 97223 Beaverton, OR 97008
ZONING
DESIGNATION: R 4.5: Low Densit� Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a min;mlun lot size
of 7,500 square feet. Duplexes and attached single-farrvly units are permitted conditionally.
Some civic and institutional uses are also permitted conditionally.
LOCATION: 9265 SW 74th Avenue;Washington CounryT�Map 1S125CA,Tax Lot 3600.
PROPOSED PARCEL 1: 11,122 Square Feet
PROPOSED PARCEL 2: 7,720 Square Feet
APPLICABLE
RE VIE W
CRITERIA: Communiry Development Code Cliapters: 18.390, 18.420, 18.510, 18.705, 18.715, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
SECTION II. DECISION
Notice is hereby given that the Caty 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.
NOTTCE OF DEQSION MLP2007-00001/LAWRENC�PARTTTTON PAGE 1 OF 21
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO COMMENCING ANY
ONSITE IMPROVEMENTS, INCLUDING DEMOLITION, GRADING, EXCAVATION AND/OR
FILL ACTIVITIES:
e app icant s pre�are a cover etter an su mrt rt, a on wi any suppo�ng ocuments an orp ans
that address the followmg requirements to the CURRENT �ANNING DIVISION, ATTN: EMILY ENG
(503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
1. Prior to any site work the ap plicant shall install all proposed tree protection fencing. The fencing shall be
ins pected and approved by C;urrent Planrung prior to commencuig any site work. The tree protection fenculg
sha11 remaui ui pI-ace through the duration of all of the building coi�struction phases, until the final inspection
has been passed.
I the Builder is di erent from the developer or initial applicant:
rior to issuance o uilding perniits the applicant shall subrrut srte plan drawings indicating the location of the
trees that were preserved on the lot c�unng site development,location of tree protecuon fenculg,and a signature
of approval from the proJ'e_-ct arborist regarduig the placement and construcuon techruques to be employed in
building the structures. All proposed protection fenculg shall be installed and insp ected prior to commencuig
construction. The fencu�g shall remain m place through the duration of all of the 6uilding construcuon phases,
until the final inspection has been passed. After approval from Cuirent Planning,the tree protection measures
may be removed.
2. The Project Arborist shall submit written reports to Czurent Plaruiing, at least, once every two weeks, from
initial tree protection zone ('I'PZ) fencing installation, through the building construction phases, as he
monitors the construction activines and progress. Tlvs inspection will be to evaluate the tree protecuon
fencin ,deterniine if the fencing was moved at anypoint during construction,and determine if anypart of the
Tree �rotection Plan has been violated. These reports must be provided to Current Planning unt�l the final
inspection. The reports shall include any changes that occurred to the TPZ as well as the condition and
location of the tree protection fencing. It the amount of TT'Z was reduced then the Project Arborist shall
justify why the fencuig was moved, and shall certify that the construction activities to the trees did not
adversely unpact the overall,long-term health and stability of the tree(s).
If the r�eports are not submitted or received by G.u7-ent Plaruung at the scheduled intervals, and if it appears
the TI'Z'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 C:urrent Planni.ng and the Project Arborist.
3. Prior to site work, the applicant shall submit security in the form of cash or other means acceptable to the City
for the equivalent value of tree rruugation required at $125.00 per caliper inch. If additional rtutigation trees are
preserved through the partition unprovements and construction of houses, and are properly protected through
these stages by the same measures afforded to other protected trees on site, the amount ot the cash assurance
may be correspondulgly reduced. Any trees planted on the site or off site in accordance with 18.790.O60.D will
be credited agair�st the assurance for two years followin�g final plat approval. After such time,the applicant shall
pay the remauung value of the assurance as a fee ui-heu of planting. Any planting by the applicant must be
approved by the C:aty Arborist.
4. Prior to site work,the applicant shall submit a tree mitigation plan if choosing to plant any mitigation trees. The
applicant may plant trees onsite, offsite, and/or pay a fee-in-lieu at the rate of $125 per cahper inch. If the
applicant chooses not to plant any rruuganon trees, the applicant shall pay the fee for all 109 inches
($13,625.00). Any tree mitigation plan must be approved by C:urrent Plazuzizig. Only trees spaced 20 feet on
center or greater will be counted tow�ards rrutigauon unless otherwise approved by the Caty. The trees must
have enough so�l volume and growing space to allow them to reach full maturity without becoming a nuisance
or a danger to surrounding structures,ut�ues hardscaPe,etc. Unless otherwise approved by the Caty,only two
mitigation trees may be planted in a single backyard and only one tree per f ront yard.
NO7TC�OF DEQSION MLP2007-00001/LAWRENC�PAR7TTTON PAGE 2 OF 21
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s pre�pare a cover etter an su mit it, a on wi any suppomng ocuments an orp ans
that address the following requirements to the CURRENT �ANNING DIVISION, ATTN: EMILY ENG
(503) 718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
S. Prior to final plat approval,the applicant shall revise the lot area for Parcel 1 on the preluninary plat so that the
accessway�s not ulcluded. The rev�sed lot area shall be 11,122 square feet.
6. The applicant shall provide screening alon the north boundary of the site for the length of the accessway.
Screening shall be as described in 18.745.05�B(5) and (6). The applicant shall indicate screening,ulcluding the
type,on ex�stuig plans.
7. Prior to receiving a PFI pernlit, the applicant shall provide a street tree plan or revise e�usting plans to show
street trees, including the�r size and species.. Street trees shall be chosen from the Cit�s street tree list. Size
and spacing of street trees shall be as stated u1 Code Section 18.745.040.G2. The applicant may also apply for
a Type I adjustment to use existing trees as street trees,if applicable.
The a plicant shall re are a cover letter and submit it, along with any su ortin documents and/or plans
that address the �ollowing requirements to the ENGINEERING �EP�TMENT, ATTN: XIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall cleady identify where in the submittal the
required information is found:
8. A Public Facility Improvement (PFI) pernlit is required for this�project to cover any work in the public right-
of-way. Su� (6) sets of detailed public unp rovement plans shall be submitted for review to the Engineenng
Dep artment. NOTE:these plans are in addition to anydrawings� required bythe Building Division and should
only include sheets relevant to public improvements. Public Facility Improvement (PFI) pernzit plans shall
conf orm to City of T'igard Public Improvement Design Standards, which are available at City Hall and the
Cit�s web page (www.tigard-or.gov).
9. The PFI perniit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designat� the "Pernuttee", and who wiIl provide the financial
assurance for the public improvements. For example, specify if the entiry is a corporation,luriited partnership,
LLC, etc. Also spec�fy the state v�nthui wluch the entity is incorporated and provide the name of the corporate
contact person. Failure to provide accurate information to the Engineeruig Depattment will delayprocessing
of project documents.
10. 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 construcuon phase.
11. The City Engineer may deterniine the necessity for, and requ�i�re submittal and approval of, a construction
access and parking plan for the home building phase.. If the C:ity Engineer deems such a plan necessary, the
applicant shall provide the plan prior to issuance of bwlduig pernuts.
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineerin�.
13. The applicant shall submit construction plans to the En�ineering Department as a part of the Public Facility
Improvement pernut, indicating that they will construct the following frontage improvements along SW 74th
Avenue as a part of this project:
A. 5-foot concrete sidewalk at ultimate location;
B. street trees in the�planter strip spaced per TDC requirements;and
C. driveway apron (if applicable).
NOTTC�OF DEQSION MLP2007-00001/LAWRENC�PARTITTON PAGE 3 OF 21
14. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
improvements of SW 74th Avenue adjacent to the subject propercy,when anyof the followuig events occur:
A. when the improvements are part of a larger project to be financed or paid for by the forn�ation of a
Local Improvement D�strict,
B. when the improvements are part of a larger project to be financed or paid for in whole or in part by
the Caty or other pubhc agency,
G when the improvements are part of a larger project to be constructed by a third party and involves the
sharing of design and/or construcnon e�enses by the third party owner(s) of property in addition to
the su6ject property,or
D. when construcnon of the improvements is deemed to be appropriate by the City Engineer in
conjunction with construction of unprovements by others adjacent to the sub�ect site.
15. The applicant shall provide connection of proposed buildings to the public sanitary sewerage system. A
connection perinit is required to connect to the exutuig public sarutary sewer system.
16. The applicant shall obtain a proval f rom the Tualatin Valley Water District f or the proposed water connection
prior to�ssuance of the Cat�s Public Facility Improvement pernut.
17. An erosion control plan shall be�rovided as part of the Public Facility Improvement (PFI) perniit drawings.
The plan shall conform to the Erosion Prevention and Sediment �'ontrol Design and Planning Manual,
February 2003 edition."
18. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s
global positioning system (GPS)�geodetic control network (GC 22) as recorded in Washington County survey
records. These monuments shall be on the same line and shall be of the same prec�sion as requu-ed for the
subdivision plat boundary. . Along with the coordinates the plat shall contam the scale factor to convert
ground measurements to gnd measurements and the ang�e from north to grid north. These coordinates can
be established by:
. GPS tie networked to the Cit}�s GPS survey.
. By random traverse using conventional surveyulg methods.
19. Final Plat Application Submission Requiremenu:
A Submit for City review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Oregon and necessary data or narrative.
B. Attach a check ul t�e amount of the current final plat review fee (Contact Plaiuung/Engineering Permit
Technicians,at (503) 639-4171,e�t.2421).
C. The final plat and data or namative shall be drawn to the minimum standards set forth by the Oregon
Revised Statutes (ORS 92.05) Washington Counry,and by the City of Tigard. .
D. The rr'�ht-of-way dedication �or 74th Avenue to provide 29 feet from centerluie shall be made on the
f inal Iat.
E. NO�: Washington County will not begin their review of the final plat until they receive notice from
the Engineering Department uldicatuig that the Caty has reviewed the fulal plat and submitted
comments to the a�pplicant's surveyor.
F. After the Ci t y and C:oun have reviewed the final plat, submit two m y lar co pies of the final plat for
Ca t y En gineer signature�for partitions), or Ci t y En gineer and Community Deve lopment I 7irector
signatures (for subdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF SITE OR BUILDING PERMITS:
e app cant s prepare a cover etter an su mit rt, a on wi any suppomn ocuments an orp ans
that address the following requirements to the CURRENT �ANNING DIVISI�N, ATTN: EMILY ENG
503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
20. Prior to receiving a buildin �ermit, the applicant/owner shall record a deed restriction to the effect that any
existing tree greater than 1�' 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.
NOTTC� OF DEQSION MLI'2007-00001/LAWRENCE PARTT7TON PAGE 4 OF 21
21. Prior to buildin�pernuts, the applicant shall submit an elevation plan to show that the house on Parcel 1 is no
greater than 1 '2 stones and no greater than 25 f eet high,unless n meets the criteria of 18.730.020.G2.
The applicant shall prepare a cover letter and submit it, along with any su ortin documents and/or plans
that address the }ollowing requirements to the ENGINEERING �EP�TMENT, ATTN: HIM
MCMILLAN 503-639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the
required information is found:
22. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a
"photomylar" copyof the recorded final plat.
23. Prior to issuance of building pernzits the applicant shall provide the City with as-built drawings of the public
improvements as follows: I) 3 inii mylar, 2) a diskette of the as-builts in "DWG" fonnat, if available;
otherwise "DXF" will be acceptable and 3) the as-built drawings shall be tied to the Cat�s GPS network. The
applicant's engineer shall provide t�ie City with an electronic f�le with points for each structure (inarilioles,
catch basu�s, water valves, hydrants and other water system features) in the development, and theu-respective
X and Y State Plane Coordinates,referenced to NAD 83 (91�.
24. Any necessary off-site utility easements shall be the responsibility of the applicant to obtain and shall be
submitted to and accepted by the City prior to issuance of a building pernzit.
25. The applicant shall provide signage at the entrance of the flag lot driveway that lists the address(es) that is
served by the given driveway.
26. The applicant shall either place the existing overhead utility lines alon� gSW 74th Avenue underground as a part
of this project, or they shall pay the fee in-lieu of under�rounciing. The fee shall be calculated by the frontage
of the s�te that �s parallel to the util�ty lines and will be $35.00 per]ineal foot. If the fee option �s chosen, the
amount will be $3,360.00 and it shall be paid prior to�ssuance of bwldulg perrruts.
27. During issuance of the building permit for Parcels 1 &2,the applicant shall pay the standard water quality and
water quantityfees per lot (fee amounts will be the latest approved byG�).
28. Prior to issuance of building perniits,the applicant's engineer shall submit a final sight distance certification.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO A FINAL INSPE CTION:
e app icant s pre.pare a cover etter an su mrt it, a on wi any suppomn ocuments an orp ans
that address the following requirements to the CURRENT �ANNING DIVISI�N, ATTN: EMILY ENG
503-718-2712. The cover letter shall clearly identify where in the submittal the required information is found:
29. Prior to a final inspection, the ProJ'ect Arborist shall submit a final certification indicating the elements of the
Tree Protection Plan were followed and that all remauiuig trees on the site are healthy,stable and viable in their
modified growing environment.
30. Prior to a final inspection, a member of the planning staff will visit the site to ensure that the development is in
conforn�ance with this dec�sion.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROC�SS AND APPEAL SECI'ION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Inforn�ation:
e su �ect arcel is located on SW 74`� Avenue, between SW Taylors Ferry Road and SW Cedarcrest Street. The
parcel is.20,�2 square feet with an e�sting s-in�le-family dwelling and outbuiiding. The area is prunarily single-farruly
residenual and surroundin �operties wit�un the City are zoned R 4.5. The west boundary of the subject parcel
borders unuicorporated �as gton County. A conservation easement also lies to the west of property,which slopes
about 4%to 5%westward.
NOTICE OF DEQSION MI.P2007-00001/LAWRENC�PARTTTTON PAGE 5 OF 21
The City a�pr�oved a lot line adjustment between the subJ'ect arcel and the adjacent parcel (7401 SW Cedarcrest
Street; WC,TM 1S125CA, Tax Lot 3700) on September 22, 20�6. There are no other previous land use decisions
related to the subject parcel. The e�sting dwelling was built in 1935.
Pro osal Descri tion:
e app �cant re quests approval to partition the subject parcel into two lots of 11,122 square feet and 7,720 square feet
for singl�e-familyhomes. The exLCUng home and outbuilduig will be demolished. Proposed Parcel 1 (11,1Z2 square
feet) will become a flag lot.
SECTION IV. PUBLIC COMMENTS
Staff sent notice to all property owners within 500 feet of the subject property and received no comments.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Paititions (18.420�
Approval Criteria (18.420.050.A):
1.The proposed pattition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulauons as demonstrated by the analysis contained within this admuvstrative dec�sion and through the unposition of
conditions of approval. Provided all conditions of approval are satisfied as part of the development and bwldulg
process,this cntenon�s met.
2.There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Street & Utility Improvement Standards (Chap ter
18.810�. Based on the analysis provided therein,adequate public facilities are available to serve the proposal. Therefore,
this cntenon i� met.
3.All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed imp rovements are discussed in the Public Faciliry Concerns section of this decision.
Conditions of approval will ensure that all proposed improvements meet City and agency standards. Improvements
will be reviewed as part of the pemut process and dunng construction, at which time the appropriate review authoriry
will ensure that City and apphcable agency standards are met. Based on the analysis in th�s decision, this criterion �s
met.
4.All proposed lots conform to the specific requirements below:
Ca) The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The width of the bwlding envelope area for Parcels 1 and 2 is 90 feet and 74 feet, respectively. Therefore, the
standard of 50 f eet is exceeded.
(b) The lot area shall be as required by the applicable zoning distric� In the case of a flag lot,the accessway
may not be included in the lot area.
The lot area for Parcel l (a flag lot) is shown as 12,642 square feet, but needs to be revised so that the accessway is not
included. Removing the square foot�a�ge of the accesswaywill not cause Parcel l to be less than the required nununum
lot size. The lot area for ISarcel 1 wilI be 112122 square feet wnhout the accessway. The lot area for Parcel2 is 7,720
square feet. Therefore,both parceLs meet th�s cnterion.
Prior to final plat ap roval, the applicant shall revise the lot area for Parcel 1 on the preluninary plat so that the
accesswayis not uicl�ed. The rev�sed lot area shall be 11,122 square feet.
NO'ITC�OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 6 OF 21
�c) Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
egally recorded minimum 15-foot wide access easemen�
Both parceLs will have fronta e on SW 74`'' Avenue. Parcel 1 will have a frontage of 16 feet through its flag pole.
Parcei 2 will have a frontage o�74 feet. Therefore,the standard of 15 feet is exceeded.
(d) Setbacks shall be as required by the applicable zoning district
Setbacks will meet miniinum requirements,as shown on the site plan and indicated later in this decision.
(e) When the partitioned lot is a flag lot, the developer may deteirnine 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 separat�on from
existing structures.
Parcel 1 will be a fla lot. As shown on the site plan the applicant has chosen the east properry line (parallel to SW
74`�' Ave) to be the�ront property line. The site p�an shows a 20 foot front setback and 10 foot side setbacks.
Therefore,this critenon�s met.
�� A screen shall be provided along the property line of a lot of record where the paved drive in an accessway
is located within ten feet of an abutting lot in accordance with Sections 18.745.040. Screening may also be
required to maintain privacy for abutting lots and to provide usable outdoor recreation areas for proposed
development
The paved accessway for Parcel 1 will be located within 10 feet of an existing lot of record. Therefore, the ap licant
shall provide screerung along the north boundary of the site for the length of the accessway. Screerung sh�be as
descnbed in 18.745.050B(5) and (6). The applicant shall indicate screeiung, including the type, on a planting plan or
the preluninary plat.
(g) The fire district may rec�uire the installation of a fire hydrant where the length of an accessway would have
a detrimental effect on fire-�ighting capabilities.
Tualatin Valle Fire and Rescue did not indicate that the length of the proposed driveway would have a detrimental
effect on fire-�ighting capabilities. However, TVF&R is re quinng the apphcant to submit calculanons that show the
hydrant at SW C:edarcrest and SW 74�'is capable of serving the reqwred fu-e flow demand.
(h) Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will
ensure access and maintenance rights shall be recorded with the approved pa�t�on map.
A common drive is not proposed or required. However, if the applicant chooses to provide a common drive, the
applicant shall record a reciprocal easement to ensure access and mamtenance nghts.
5. Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Cir�culation.
As shown later in this decision under"Access,Egress and Cu-culation(18.705)," the standards in Chapter 18.705 have
been met.
6. Where landfill and/or development is allowed within or adjacent to the one-hundred year floodplain, the
city shall reguire consideration of the dedication of sufficient open land area for greenway adjoining and
witlun the tloodplain. This area shall include portions at a surtable elevation for the constn.iction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The proposed partition is not ad�acent to or in the one-hundred year floodplain. The nearest floodplain is about lh mile
away from the partition site. �eh�gh� est elevation of the nearest floodpla.in is 180 feet. The lowest elevat�on of the
partition srte �s 265 feet. Therefore,th�s cntenon does not apply.
7. An application for a variance to the standards prescribed in this chapter shall be made in accordance with
C�hapter 18.370,Variances and Adjustments. The applications forthe paitition and variance(s)/adjustrnent(s)
will be processed concurnendy.
NOTIC� OF DEQSION MLI'2007-00001/LAWRENC�PARTTTTON PAGE 7 OF 21
The applicant does not request a variance and would not be required to submit one. Therefore,this criterion does not
apply.
FINDING: All approval criteria for the proposed partition have not been met, but can be met bysatisfying the
f ollow�ng condiuons of approval.
CONDI'ITONS:
. Prior to final plat approval, the applicant shall revise the lot area for Parcel 1 on the
preluninary plat so that the accessway�s not included. The revised lot area shall be 11,122
square feet.
. The applicant shall provide screening alon the north boundary of the site for the length of
the accessway. Screenuig�shall be as descn�ed in 18J45.050B(5) and (6). The applicant shall
indicate screenuig,including the type,on ex�sting plans.
Residential Zonin�Districts (18.51�
Development standards in residential zoning districts are contained in Table 18.510.2. Below is a comparison
of the development standards and the proposed dimensions:
DEVELOPMENT STANDARDS and PROPOSED DIMENSIONS
R-4.5 Pac+cell Pa�e12
Standards Piv osed Pro osed
Mu�unum L.ot Size
-Detached urut 7,500 sq.ft. 11,122 sq.ft. 7,720 sq.ft.
Average Mu�►iinum Lot Width
-Detached unit lots 50 ft. 90 ft. 74 ft.
Muumum Setbacks
-Front ya�zi 20 ft. 20 ft. 20 ft.
-Side facing street on corner&tlu-ough lou 15 ft. NA NA
-Side yacrl 5 ft. NA 5 ft.
-Rear yacd 15 ft. 15 ft. 15 ft.
-Dist�uice between property luie aiid front o[garage 20 ft. 20 ft. 20 ft.
-Side Yard Setbacks for Fla Lors C 18.420 10 ft. 10 ft. NA
Ma�num Heighc 30 fc. K Can be mec
�num He' ht for Fla L.ots C 18.420 25 ft. Can be met Can be met
'`Can be met under certain conditions
FINDING: As shown in the comparison table above,development standards have been met or can be met.
Access,Egress and Circulation(18.705)
Cha ter 18.705 establishes standards and regulations for safe and efficient vehicle access and egress on a site
and�or general cir�culation within the site.
General Provisions (18.705.030):
A. Continuing obli�ation of property 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 applicant is not proposing joint access. Therefore,each drivewayshall be rnaintained bythe propertyowner.
B. Access plan reyuirements.
No building or otFier pernut shall be issued until scaled plans are presented and�app roved as provided by this
chapter that show how access, egress and circulation requirements are to be fulfilled. The applicant shall
submit a site plan. The Director shall provide the applicant with detailed information about tlus submission
requirement
The applicant has submitted a site plan showing how access, egress and circulation requirements will be fulfilled.
Therefore,this crnenon�s met.
NOTTC:E OF DEQSION MLI'2007-00001/LAWRENC�PARTITION PAGE S OF 21
G Joint access.
Owners of two or more uses, stiuctures, or parcels of land may agree to utilize joindy the same access and
egress when the combined access and egress of both uses, structures, or pa�els of land satisfies the
combined requirements as designated in this tide, provided: Satisfactory legal evidence shall be presented in
the fonn of deeds, easements, leases or contracts to establish the �oint use; and Copies of the deeds,
easements,leases or contracts are placed on permanent file with the City.
The applicant does not propose joint access,nor is it required. Therefore,this criterion does not apply.
D. Public street access.
All vehicular access and egress as required in Sections 18.705.030H and 18.705.030I shall connect direcdy with
a public or private street approved by the City for public use and shall be maintained at the required
standards on a continuous basis.
Both access and egresses connect directlyto SW 74`t'Avenue.
E. Curb Cuts. Cut� cuts shall be in accordance with Section 18.810.030N.
Ciu-b cuts shall be in accordance with 18.810.030.N and will be reviewed prior to PFI pernut issuance. Therefore,this
criterion will be met.
F. Re uired walkwa location. On-site pedestrian walkways shall comply with the standards in 18.705.030.F.1
throug 4.
The walk way criteria a�pply to commercial, institutional, industrial and multi-family uses. The proposed partition is for
single-f amily detached homes. Theref ore,the walkway requirements do not apply.
G. Inadequate or hazardous access.
(1) Ap plications for building permits shall be referred to the Commission for review when, in the opinion of
the Director, the access proposed would cause or increase e�sting hazardous traffic conditions; or would
provide inadequate access for emergency vehicles; or would in any other way cause hazardous conditions to
exist which would constitute a clear and present danger to the public health,safety and general welfare.
The Director has not determined the proposed accesses would require review by the Cominission. Therefore, this
criterion does not apply.
(2� ) Direct individual access to arterial or collector streets from single-family dwellings and duplex lots shall be
discouraged. Direct access to major collector or arterial streets shall be considered only if there is no practical
alternative way to access the site.
SW 74'�'Avenue is not a collector or arterial street. Therefore,this criterion does not apply.
(3) In no case shall the desi�n of the service drive or drives requ� ire or facilitate the backward movement or
other maneuvering of a velucle within a street, other than an alley. Single-family and duplex dwellings are
exempt from this requirement
No service drive is proposed or required. Therefore,this criterion does not apply.
H. Access Management
(1) 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 distance and deceleration standards as set by
ODOT, Washington�ounty,the City and AASH�O.
The applicant's engineer has prepared a preluninary sight distance certification for the proposed shared driveway at the
north end of the sight. The posted speed on 74th Avenue is 25 mph,which requires a inuumum sight distance of 250
feet. The engineer states that the sight distance from the access was measured Z50 feet to the north and to the south
and adequate visibilitywas achieved.
NO'ITC� OF DEQSION ML.P2007-00001/LAWREN�PAR7TTTON PAGE 9 OF 21
Upon completion of the public improvements within the right-of-waythe applicant's engineer shall submit a final sight
distance cert�ficauon. The certification must be accepted bythe Engmeenng Department pnor to issuance of building
permits.
�2) Driveways shall not be permitted to be placed in the influence area of collector or arterial street
inteisections. Influence area ofinte�ections is that area where queues of traffic commonly form on approach
to an intersection. The minimum driveway setback from a collector or arterial street intersection shaIll�e 150
feet, measured from the ri�ht-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 en�ineer. In a case where a pro�ect has less than 150
feet of street frontage, the applicant must explore any opt�on for shared access with the ad�acent parcel. If
shared access is not possible or practical,the driveway shall be placed as far from the intersect�on as possible.
The proposed driveways are located on SW 7`}' Avenue, a neighborhood route, and are well over 300 feet from the
intersection of SW Ta� y1ors Ferry Road, a collector, and SW 74`� Avenue. SW Cedarcrest Street to the south is a
neighborhood route. Therefore,the proposed driveway is not in the influence area of a collector
(3 The minimum spacing of driveways and streets along a collector shall be 200 feet The minimum spacing
o driveways and streets aIong an artenal shall be 600 fee�
SW 74�'Avenue is not a collector or arterial street. Therefore,these criteria do not apply.
(4) The minimum spacing of local streets along a local street shall be 125 fee�
No new streets are proposed. This criterion does not apply.
I. Minimum Access Requirements for Residential Use
�1) Vehicular access and e�ress for single-family, duplex or attached single-family dwellin units on
individual lots and multi-family residential uses shall notbe less than as provided in Table 18.705.�and Table
18.705.2;
Table 18.705.1 states that the minunum vehicular access and egress for single-family dwelling units on individual lots
shall be one, 10-foot paved driveway within a 15-foot-wide accessway. The site plan shows one access 16 feet wide.
The applicant indicates the pavement will be 10 feet wide. Therefore,this cntenon�s met.
(2) Vehicular access to multi-family structures shall be brought to within 50 feet of the ground floor entrance
or the ground floor landing of a stairway, ramp, or elevator leading to the dwelling units;
The proposed use is single-family. Therefore,this criterion does not apply.
(3) Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniform Fire Code.
Concern.ing the rear lot, Tualatin Valley Fire and Rescue requires the proposed driveway to meet its fire apparatus load
standards;otherwise,the house on the rear lot shall be equipped with an automatic sprinkler system.
(4) 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 followin : a circular, paved surface having a minimtun turn radius
measured from center point to outside edge of 3� feet or a hammerhead-confi�ured,paved surface with each
leg of the hammerhead having a minimum depth of 40 feet and a minimum width ot 20 feet The maximum
cross slopc of a required turnaround is 5%.
The access drive is 95 feet long. Therefore,it is not required to have a turn-a-round for a fire truck.
FINDING: Based on the findings above,the access,egress and circulation have mostlybeen met.
CONDITTON: Prior to issuance of building pern�its, the applicant's engineer shall submit a final sight distance
certification.
NOTI�OF DEQSION MLI'2007-00001/LAWRENCE PARTTTION PAGE 10 OF 21
Density Computations (18.715)
Section 18.715.020 provides density calculation formulas. Number of dwelling units is detemuned by the
following:
A. Definition of net development area. Net development area, in acres, shall be detemuned by
subtractin� the following land area(s) from the gross acres, which 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 forpublic 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.
The applicant provided the following calculation for net developable area:
Gross site area: 20,752 SF
Public ROW dedication: - 360 SF
et eve opa e area: ,
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 distric�
The maximum number of residential units permitted is 2,as shown below:
20,392 SF/7,500 SF =2J2 tuuu =2 Luuts
G Calculatin minimum number of residenrial units. As re quired by Section 18.510.040, the minimtun
number o�residential units�er net acre shall be calculated by multiplying the maximum number of
units detemuned in Subsechon B above by 80% (0.8).
The minunum number of residential units is 2,as shown below:
2 J2 units x 0.8 =2.18 units =2 units
FINDING: The proposed partition complies with the densityperniitted bythe Code.
Exceptions to Development Standards (18.730�
Building heights and flag lots (18.730.020.C).
1. Limitations on the placement of residential sttuctures on flag lots apply when any of the following exist
a. A flag lot was created prior to nl 15, 1985;
b. A flag lot is created after Apri1�, 1985 by an approved partition; or
c. A flag lot is created by the approval of a subdvrsion and the flag lot is located on the periphery of
the subdivision so that the lot adjoins other residentially-zoned land.
Parcel 1 will be a flag lot. Therefore,this partition is subject to flag lot limitations.
2. The ma�mum height for an attached or detached single-family, duplex, or multiple-family residential
structure on a flag lot or a lot having sole access from an accessway, pnvate dnve or easement is 1-1/2 stories
or 25 feet, whichever is less, except that the ma�umum height may be 2-1/2 stories or 35 feet [in certain
zones],whichever is less,provided:
a. The proposed dwelling otherwise complies with the applicable dimensional requirements of the
zoning district;
b. A 10 feet side yard will be preserved;
NOTTC� OF DEQSION MLI'2007-00001/LAWRENC�',PARTTTTON PAGE 11 OF 21
c. A residential stn.icture on any abutting lot either is located 50 feet or more from the nearest point of
the subject dwelling, or the residential stiucture exceeds 1-1/2 stories or 25 feet in height on any
abutting lot; and
d. Windows 15 feet or more above grade shall not face dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mingating direct
views,or that such trees e�ust and will be preserved.
FINDING: Parcel 1 is subject to flag lot standards. The site plan shows that the proposed house meets the 10-
foot side setbacks. However, the applicant has not indicated the height of the bwlding or number
of stories. T�vs criterion can be met at the time of building.
GONDITTON: Prior to building permits, the applicant shall submit an elevation plan to show that the house on
Parcel 1 is no greater than 1 '/z stories and no greater than 25 feet high, unless it meets the criteria
of 18.730.020.C:2.
Landscaping and Screening (18�745�
Street trees (18.745.040):
A. All development projects fronting on a public street, private street or a private driveway more than 100 feet
in length a.pproved after the ado tion of tlus tide shall be required to plant street trees in accordance with the
standards in Section 18.745.040�
The applicant indicates that street trees will not be planted because the frontage is less than 100 feet in length. While
street trees are not rec�uired for the private driveway because it is less than 106 feet in len�th, they are requu-ed for the
frontage along SW 74 Avenue. The applicant shall indicate street trees on a street tree plan or rev�se ex�sting plans to
show street trees. Street trees shall be planted within the propeny line along the frontage. The applicant may also
applyfor a Type I adjustment to use existulg trees as street trees,�f applicable.
B. Street Tree Planting 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 Cat}�s street tree list.
G Size and Spacing of Street Trees. The specific spacing of street trees by size of tree shall be as stated in
Section 18.745.040.C.2 of the code.
Prior to receiving a PFI pernzit, the applicant shall provide a street tree plan or a planting plan that shows street trees,
including their size and species. Size and spacuig of street trees shall be as stated in Code Section 18.745.040.G2.
Buffering and Screening Requirements (18.745.OSO.B.S):
Where screening is required the following standards shall apply:
a. A hedge of narrow or broad leaf everg reen shrubs shall be planted which will form a four foot
continuous screen of the height specified in Table 18.745.2 within two years of plantin�; or
b. An earthen berm planted with evergreen plant materials shall be provided wluch will form a
continuous screen o�the height specified in Table 18.745.2 within two years. The unplanted portion of
the berm shall be planted in Iawn or other livin� round cover, or
c. A fence or wall ot the height specified in Table�8.745.2 shall be constructed to provide a continuous
sight obscuring screen.
The applicant has not indicated that screening will be provided. However, as mentioned previously, screening is
required per Chapter 18.420 along the flag pole where it abuts the ex�sting lot to the north.
FIIVI�ING: Based on the findings above, all Landscaping and Screening criteria are met or can be met by
satisfying conditions of approval.
CONDI7TON: Prior to receiving a PFI pernzit,the applicant shallprovide a street tree�plan or revise existing pl�ans
to show street trees, uicluding theu- size and species. Street trees shall be chosen from the �:it�s
street tree list. Size and spacuig of street trees shall be as stated in Code Section 18.745.040.C:.2.
The applicant may aLso apply f or an adjustment to use e�stin�trees as street trees,if applicable.
NOTTC�OF DEQSION MLP2007-00001/LAWRENCE PARTTTION PAGE 12 OF 21
Off-Street Parkin�and Loading Requirements (18.7651
Section 18.765.02 .A states that at the time o e erection of a new stiucture within any zoning district,
offstreet vehicle parking will be pmvided in accordance with Section 18.765.070 (minimum and ma�mum
parking requirements).
For .single-family dwellings, one parkin space per dwelling unit is requ.ired. . The applicant acknowledges this
requirement. In addit�on,comphance will�e regulated at the time of bwlding permits. There�ore,this cntenon�s met.
Section 18.765.030.B.1 states that off-street parking spaces for single-family and duplex dwellings and single-
family attached dwellings shall be located on the same lot with the dwelling(s).
The applicant indicates that the parking spa�ces will be provided on the individual lots. In addition, coir�liance will be
regulated at the tune of building penruts. Therefore,this criterion�s met.
FINDING: Based on the findings above,parking and loading requirements have met.
Tree Removal(18.790�
Tree Plan Requirements (18.790.030):
A. 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 pa�els for which a development app lication for a
subdivision, partidon, site development review,planned development or conditional use is filed Protection is
preferred over removal wherever possible.
A tree preservation and removal plan has been prepared by Terrence Flanagan,certificate number PN 0120 BMT.
B. Plan requirements. 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;
The tree inventory identifies the size and species of all existing trees including trees subject to mitig ation. The tree
removal plan (Sheet CZ of submitted plans) shows an inventorytable and locauon of all trees. There�ore,this criterion
is met.
2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in caliper.
Mitigation must follow the replacement guidelines of Section 18.790.060D, in accordance with the follovinng
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}cisting trees over 12 inches in caliper requires a mitigation program in
accordance with Section 18.790.060D of no net loss of trees;
(b) Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-thirds of the
trees to be removed be mitigated in accordance with Section 18.790.060D;
(c) Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50 percent of the
trees to be removed be mitigated in accordance with Section 18.790.060D;
(d) Retention of 75% or greater of existing trees over 12 inches in caliper requires no mitigation.
The applicant proposes to retain 10 of 19 trees over 12 cali�er inches. Because 52.63% of all trees over 12 caliper
inches are beui removed, the applicant shall miti ate for 50/o of those inches. The total number of inches removed
will be 218 an�the ap�plicant shall miti�gate for 1�9 inches. The applicant has not stated whether he will be planting
any miti ation trees. The applicant will be conditioned to subrrut a mitigation plan or pay the full mitigation fee o}
$13,625�$125 per caliper inch x 109 uiches).
3. Identification of all trees which are proposed to be removed;
The tree plan identifies all trees to be removed. Therefore,this criterion is met.
NOTIC� OF DEQSION MLI'2007-00001/LAWRENC�PARTITION PAGE 13 OF 21
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after construction.
The tree plan includes a protection program defining standards and methods that will be used site during and after
construction by the applicant and anyone working on site. However, tree protection fencing is not shown on the tree
removal plan or grading plan. Theretore,the applicant shall revise both plans to show tree protecuon fencing.
C. Subsequent tree removal. Trees removed within the period of one year prior to a development application
listed above will be inventoried as part of the tree plan above and will be replaced according to Section
18.790.060D.
No trees have been removed in the past year prior to tlus application being submitted. Therefore, this criterion does
not apply.
Subsequent Removal of a Tree (18.790.040):
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 a�pp roval for a conditional
use, and shall not be subject to removal under any other section of this chapter. TFie prope�rty owner shall
record a deed restriction as a condition of aQproval of any development pernut affected by this section to the
effect that such tree may be removed only if the tree dies or is haza�ious 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 tlus deed restriction shall be subject
to approval by the Director.
A condition of approval requiruig the above shall ensure that this criterion is met.
FINDING: Tree protection has not fully been met. The applicant shall satisfythe conditions below:
CONDITTONS:
. Prior to site work, the applicant shall revise the tree removal and grading plans to show tree
protection f encing.
. Prior to site work, the applicant shall install all proposed tree protection fencing; The fencing
shall be inspected and approved by Czurent Planrung pnor to commencin any site work The
tree protecuon fencing shall remain in place through the duration o�all of the building
construction phases,until the final inspecuon has been passed.
If the Builder is di erent from the Developer or initial applicant:
Prior to issuance o uilding pernuts,the app-licant shall subrrut site plan drawings indicating the
location of the trees that were preserved on the lot during site development, location ot tree
protection fencing, and a s�' nat�ure of approval from the pro�ect arbonst rega�rding the
placement and construcuon techniques to be employed in building the structures. Allproposed
�rotection fencing shall be installed and inspected prior to coirunencuig construcuon. The
encing shall remaui ul place through the duration of all of the building construcuon phases,
until the final inspection has been passed. After approval from G.urent Plannuig, the tree
protection measures may be removed.
. The Pro�ect Arborist shall submit written re orts to Current Placuung, at least, once every two
weeks, �rom initial tree protection zone �1�'Z) fencing installation, throu�h_ t�he building
construction phases, as he monitors the construction acuviues and progress. -Thi� inspection
will be to evaluate the tree protection fencing,deterniine if the fencing was moved at any point
during construction, and deterniine if any part of the Tree Protection Plan has been vioIated.
These reports must be provided to Current Plannuig until the final inspection. The reports
shall inchuie any changes that occurred to the TPZ as well as the condition and locauon of the
tree�protection fencing. If the amount of TPZ was reduced then the Project Arborist shall
justity why the fencuig was moved and shall certify that the construction activities to the trees
did not adversely impact the overal�,long-term health and stability of the tree(s).
NO7TCE OF DEQSION MLI'2007-00001/LAWRENC�',PARTTTTON PAGE 14 OF 21
If the reports are not submitted or received by Current Plannuig at the scheduled intervals, and
if it appears the TPZ's or the Tree Protection Plan are not being followed bythe contractor or a
sub-contractor, the City can stop work on the project until an inspection can be done by
Current Planning and the Project Arbonst.
. Prior to site work, the applicant shall submit security in the form of cash or other means
acceptable to the City for the eqluvalent value of tree mitigation required at $125.00 per caliper
inch. If additional mitigauon trees are preserved throu�h the partition unprovements and
construction of houses, and are properly protected through these stages by the same measures
afforded to other protected trees on site, the amount of the cash assurance may be
corres ondingly reduced. Any trees planted on the site or off site in accordance with
18J9�060.D w�ll be credned agauzst the assurance for two years following final plat approval.
After such time, the applicant shall pay the re+ra;ning value of the assurance as a fee m=lieu of
planting. Any planting by the applicant must be approved by the City Arborist.
. Prior to site work, the applicant shall submit a tree miu�ation plan if choosing to plant any
mitigauon trees. The appIicant may plant trees onsite, offsite, and/or pay a fee:in-heu at the
rate of $125 per cah�per u1ch. If the applicant chooses not to plant any miugation trees, the
applicant shall pay the fee for all 109 ulches ($13,625.00). Any tree rrutigation plan must be
approved by Cun-ent Planning. Only trees spaced 20 feet on center or greater w�l be counted
towards rruugation unless otherwise approved by the Ciry. . The trees must have enough soil
volume and growing space to allow them to reach full matunty without becoming a nuisance or
a danger to surrounding structures, utilities, hardscape, etc. Unless otherwise approved by the
City, only two mitigation trees may be planted in a single backyard and only one tree per}ront
ya.rd.
. Prior to a final inspection, the Project Arborist will submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all rema;n;ng trees on the site are
healthy,stable and viable in their modified growing environment.
. Prior to receiving a building pernut the ap�plicant/owner shall record a deed restriction to the
effect that any e�stuig tree greater t�an 12' diameter may be removed only if the tree dies or is
hazardous accordin�g to a cert�fied arborist. The deed restnction 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.
Visual Clearance Ar+eas (18J95�
T 's apter requires t a clear v�ision area shall be maintained on the corners of all property adjacent to
intcrsecting nght-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicle, hed e, pl�anting fence, wall structure, or temporary or permanent obstruction
exceedin� three�3) feet in heig�t TI'he coc�e provides that obstructions that may be located in this area shall
be visua y clear etween ttuee (3) and eight(�) feet in height Trees may be placed within this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area fomied 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.
FINDING: A visual clearance area consistent with 18795 is shown on Sheet EX1 of the submitted plans.
CONQ,USION: This criterion is met.
Im�act Study(18.390�
Section 18.360.090 states, "The Director shall make a finding with res�ect 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.
NO7TC�OF DEQSION MLI'2007-00001/LAWRENC�PARTTTTON PAGE 15 OF 21
In situations where the Community Development Code requires the dedication of real property interests, the
applicant shall either specifically concur with a requirement for public right-of way dedication, or provide
evidence that supports that the real property dedication is not roughly proportional to the projected impacts
of the develo ment. Section 18.390.D40 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 property to be transferned is roughly proportional to the impact the proposed
development will have on tl-ie public.
The applicant has provided an impact studythat quantifies the effect of the proposed partition on the seroices below:
Sewer. Both homes will connect to the e�sting sewer line in SW 74`'' Avenue. Parcel 1 will be connected with a new
�inch lateral. Parcel2 will connect to an ex�stulg four-u7ch lateral.
Water. The applicant is providing one new service meter for Parcel 1. Parcel 2 will utilize the existing meter.
Storm Draina e: Stormwater iunoff from the site drains from the nonheastern to southwestern corner of the property
y overlan ow. The pro osed�partition will not change the drainage pattern. The engineer has submitted a Drauzage
Report,dated January 18 �007. The roof nuzoff from the two parcels will be collected u1 a pipe that will run along the
south property luze and t�irough an easement south of the property out to a ditch in Cedarcrest Street. This ditch drains
westerly into a storm system approxunately 85 feet fluther west. The draulage report provides a down stream analysis
of the additional flow trom th�s development to the point where it constitutes less than 5% of the total tributary flow.
According to the report this occurs where the channel begins along Cedarcrest Street. Therefore, on-site detenuon is
not required. The applicant will pay a fee-in-lieu of detention.
Parks: The applicant will pay a parks systems development charge at the time of building pernzit issuance.
Trans�ortation: The proposed two-parcel partition has frontage on the west side of SW 74`''Avenue Parcel l will have
access to SW 74�' Avenue through a 16-foot accessway. Parcel2 will have direct access to SW 74`i' Avenue. Tri-Met
bus 43 is within 450 feet of the site providing another transportation option. With the additional lot and new single-
familyhome,the additional dailytra�fic increase would be about 10 velucle trips.
Miti ated Costs and Ro h Pro ortionali .
The applicant � pay a ashington County Traffic Impact Fee �'TI� at the time of bwlding pernuts. The TIF is a
mitigation measure that i� required for new development. Based on a transportation unpact study prepared by Mr.
David Larson for the A Boy ExpansionlDolan II/Resolution 95-61, TTF's are exp�ected to recapture 32 percent of the
traffic impact of new develo ment on the Collector and Arterial Street system, The ap plicant will be regu�ired to pay
TIF's of approxur�ately$3,0�0 (Effective July 1, 2004) per new dwelling urut. Therefore, the TIF for this proposed
development�s $3,020 ($3,020 '� 1 new dwelling Luut�.
Based on the estimate that total TTF fees cover 32 percent of the impact on major street imp rovements citywide, a fee
that would cover 100 percent of this project's traffic imp act is $9,43g($3,020 =032). The d-ifference between the TIF
paid, and the full impact, is considered the uruYUt ated � act on the street system The tuuiutigated unpact of this
pro�ect on the transportation system is $6,418 ($9�38 - $�20). The a�plicant will be required to dedicate addinonal
nght-of:way along SW 74 Avenue of approxunately 360 square eet. The approximate value of unimproved
residentially zoned property is $3.00 per square foot, tor a total value of $1,080. The Gty calculated the cost of
constructuig a sidewalk along the frontage on SW 74`�' Avenue to be $1,480 at $20 per lineal foot (74 feet). The
applicant's total cost of mitig atu�ig traffic impacts �s $2,560 ($1,080 +$1480). Based on the analysis below,the required
nght-of-way dedication and halt-street improvements do not exceed t�e estimated value of the unnutigated 'unpacts.
There are $3,858 worth of LuuYUtigated unpacts left over. Therefore, the right-of-way dedication and half-street
improvements are roughlyproportional to the type of development proposed.
Estimated Value of Im acts
FI�mpact... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... $9,438
Less TIF Assessment... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... 3,020
Less Miti ated Costs...... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ... ....2 560
Estimate V ue o Urunitigate Impacts 3,858
PUBLIC FACILITY CONCERNS
Street And UtilitxImprovements Standarcis �Section 18.810):
Chapter 18.810 provides construction standards o�mplementation of public and private facilities and
utilit�es such as streets, sewers,and draina�e. The applicable standards are addressed below:
NOTIC�OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 16 OF 21
Streets:
Improvements:
Sect�on 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 accondance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Neighborhood Route with bike
lanes to have a 58 foot right-of-way width and 36-foot paved section. Other imp rovements required may
include on-street parking, sidewalks and bikeways, underground utilities, street ligFiting, storm drainage, and
street trees.
Tl�vs site lies adjacent to SW 74th Avenue,which is classified as a Ne��ghborhood Route with bike lanes on the Caty of
Tigard Traz�sportauon Plan Map. At present,there �s appro�.mately25 feet of ROW from centerline, according to the
most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 29 feet from centerluie.
SW 74th is currently partially improved. Staff has done a rough prop ortionality analysis with regards to frontage�
improvements. In order to rruugate the unpact from this develo�pm� ent,the applicant should construct a 5 foot sidewalk
at ulwnate grade and location. However engu_leering staff is wiTling t�o� look at a plan for a meandering,sidewalk if that
will preserve tree 367,a Western Red Cec�ar. The remauzder of the halt-street improvements will be rrut�gated through a
future street unprovement agreement.
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 pernut a satisfactoiy future
division of ad]'o_ ining land, streets shall be extended to the boundary lines of the tract to be developed and a
bamcade shall be constructed at the end of the street These street stubs to adjoining pro erties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc� time as the
adjoining property is developed. A barricade shall be constructed at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer, the cost of which shall be included
in the street constntction cost Tem orary hammerliead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
Based on the location of this parcel the e�sting street pattern, staff concludes there are no opporturuties for a future
street connection.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten pencent on arterials, 12% on
collector streets, or 12% on anY other street(except that local or residential access streets may have seg ments
with grades up to 15% for distances of no greater than 250 feet). Centedine radii of cuives shaII be as
determined by the City Engineer.
The e�sting grade is approximately 5%,thereby meeting this criterion.
Block Desig ns - 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
converuent access, circulation, control and safety of street traffic and recognition of limitations and
oppottunities 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 excep�
• 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 circulat�on provrdes equivalent access.
No new blocks are being formed or required. Therefore,this criterion does not apply.
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 pancel is less than 1.5 bmes the minimum lot size of the applicable zonin�district
NO7TC� OF DEQSION MLP2007-00001/LAWRENC�PARTT7TON PAGE 17 OF 21
The lot depth of Parcel 1 will be 1.34 times the average lot width. The lot depth of Parcel 2 will be 1.4 times the
average lot width. Therefore,both parceLs meet this cnterion.
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a parcel to
either have a minimum 15-foot frontage or a mmimum 15-foot wide reco�ed access easemen� In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcel 1 will have a 16-foot wide access fronting on SW 74`�'Avenue. Parcel2 will have 74 feet of frontage on SW 74`�
Avenue. Therefore,both parcels will exceed the m,r,�rr,um of 15 feet.
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.
As shown previously and discussed before in "Miniinum Rights-of-Wa�', staff has done a rough proportionality
anal�ysis with regards to fronta e improvements. In order to rrutigate the impact from this develo��pment,the applicant
shall construct a 5 foot sidew�at ultunate grade and location. However, engineering staff is willuig to look at a plan
for a meandering sidewalk if that will preserve tree 367,a Western Red Cedar.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
develo ment and to connect develo ments to eaustin mains in accordance with the provisions set forth in
Design and Construction Standards�or 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.
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 Proposes to connect Parcel 2 to the public sewer with the existing four inch lateral and provide a new
four inch lateral to serve Parcel l.
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 lar�e enough to accommodate potential runoff from its entire upstream drainage area,whether inside
or outside tlie developmen� The City Engineer shall approve the necessary size of the facility based on the
pro� visions of Design and Constiuction Standards for Sanitary and Surface Water Management�as adopted by
C1ean 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 result�'ng from the development will overload an existing drainage facility, the
Director and Engineer shall withhold approval of the development until provisions have been made for
improvement of the potential condition or until provisions have been made for storage of additional runoff
caused by the development in accordance with the Design and Construction Standards for Sanitary and
Surface Water Manageinent(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 im�pervious area reduction program resulting in no net increase ui storm peak flows up
to the 25-year event. The City wiIl require that all new developments resulting uz an increase of impervious surfaces
provide onsite detention facilities, unless the development �s located ad�acent to Fanno Creek For those
developments adjacent to Fanno Creek,the storm water nuioff will be perniitted to d�schar�e without detention.
NOTTCE OF DEQSION MLI'2007-00001/LAWRENC�PARTT7TON PAGE 18 OF 21
The engineer has submitted a Drainage Report, dated January 18 2007. The roof nuZOff from the two parcels will be
collected in a pipe that will run along the south property line anc�through an easement south of the property out to a
ditch in Cedarcrest Street. This ditch drains westerly into a storm system approxirriately 85 feet further west. The
drainage report provides a down stream analysis of the additional flow from th�s development to the point where it
constitutes less than 5% of the total tributary flow. According to the report this occurs where the channel begins
along Cedarcrest Street. Therefore,on-site detention�s not requu-ed. A fee-ui-lieu of detention will be required.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication,
lighting and cable television ser�vrces and related facilities shall be placed under�ro� und, except for surface
mounted transformers, surface mounted connection boxes and meter cabinets wIuch 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 setvices;
• The C�aty reserves the right to approve location of all surface mounted facilities;
• All underground utilit�es, incIuding sanitary sewers and stotm drains installed in streets by the
developer,shall be constructedp norto the surfacing of the streets;and
• Stubs for service connections sFiall be long enough to avoid distu�fiing 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-groundin� the ut�lities outweighs the benefit of under-grounding in
conjunction with the development The determinat�on shall be on a case-by-case basis. The most common,
but not the only such situat�on is a short frontage development for which under- rounding would result in
the placement ot�additional poles, rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are existing overhead utility lines along the frontage of SW 74th Avenue. If the fee in-lieu is proposed,,it is
equal to $35.00 per lineal foot of street frontage that contains the overhead lines. The frontage along this site �s 96
lineal feet;theretore the fee would be $3,360.00.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water System:
Tualatin Valley Water Distric� t� provides service in thi.s area. The applicant shall submit plans for review and pemzit to
TVWD. The perniit from 1�VWD must be presented to the City Engineenng Department pnor to �ssuance of the
Cit�s PFI perrrut.
Storm Water li .
T e City as agree to enforce Surface Water Management (SWM) regulations established by Clean Water
Services (CWS) Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facilities. The facilities shall be desi ned to remove 65
percent of the phosphoius contained in 100 pe�ent of the storm water runoff�enerated�rom 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 sma11 pro'ects such as residential land partitions. It would
be impractical to requir�e an on-site water qualityfacilityto accommo�ate treatment of the storm water from Parcels 1
&2. Rather, the G�15 standards provide that ap plicants should pay a fee in-lieu of constructing a facility if deemed
appropriate. Staff recommends payment of the tee in-lieu on this apphcation.
NOTTCE OF DEQSION MLI'2007-00001/LAWRENC�PARTTTION PAGE 19 OF 21
Gradin and Erosion Control:
CWS Desi n an Construction Standards also regulate erosion control to reduce the amount of sediment and
other po�utants reaching the public storm and surface water system resulting from development,
construction, grading, excavahng, clearin , and any other activity which accelerates erosion. Per CWS
regulations, the apphcant is required to su�mit 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.
Site Permit Required:
The applicant �s required to obtain a Site Pern�it from the Building Division to cover all on-site private utility
installations (water, sewer, storni, etc.) and driveway construction. Tlvs pernut shall be obtained prior to approval of
the f inal plat.
Address Assi nments•
e City o igar is responsible for assigning addresses for parcels within the City of T'igard and within the Urban
Service Boundary(LJSB). An addressing fee in the amount ot $50.00 per address shall be assessed. This fee shall be
paid to the City pnor to f ulal plat approval.
The developer will also be required to provide signa e at the entrance of each shared flag lot driveway or private street
that lists the addresses that are served by the given�riveway or street. This will assist emergency services personnel to
more easilyfind a particular home.
Surve Re uirements•
T e app 'cant's ina p at shall contain State Plane Coordinates AD 83 91)] on two monuments with a tie to the
Cit�s global positiorung system (GPS) geodetic control network�GC 22). �ese monuments shall be on the same line
and shall be of the same prec�sion as reqwred for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert round measurements to gnd measurements and the angle from north to grid
north. These coordinates can be establis�ed by:
GPS tie networked to the Cit�s GPS survey.
By random traverse using conventional sucveying methods.
In addition, the applicant's as-built drawin�s shall be tied to the GPS network The applicant's eng'uieer shall provide
the City with an electronic file with points or each structure (u�anholes, catch basins,water valves, hydrants and other
water system features) in the development, and their respective X and Y State Plane Coordinates, reterenced to NAD
83 (91).
SECTION VI. OTHER STAFF COMMENTS
The Ci of Ti ard En ineering Depamnent has reviewed the proposal. Full comments are included in the land
use file�I'20�7-00001�. Fuid'ui�gs and condit�ons of ap proval are mcluded in the Access, Egress and Carculation
(18J05) secnon and Streets and UtilityImprovements (18.810) section of this decision.
City of Tigard Building Department has reviewed the proposal and has no objections to it.
City of Ti�ard Police Depart�nent has review the proposal and su�gests the applicant install a monument or sign at
the foot of the private driveway ident�fying the house number for Parcel l.
RESPONSE: The Engineering Depanment has included this recoininendation in the conditions of approval.
SECTION VII. AGENCY/OTHER SERVICE PROVIDER COMMENTS
Tualatin Valley Fire and Rescue has reviewed the proposal and provided the following comments:
. The access driveway appears to meet [TVF&R's] requirements for width (12 feet unobstructed is the
minimum�.
NOTTCE OF DEQSION MLI'2007-00001/LAWRENC�PARTITION PAGE 20 OF 21
. Whatever portion of the driveway is necessary to get us "within 150 feet if any portion of the first story of a
buildin� or structure as hose is laid" must meet our apparatus load standards. This requirement would be
waived �f the rear building was eqiupped with an automatic sprinkler system. The cost of the construction of
the enhanced driveway should be comp ared to the cost of the automatic sprinkler system.
. The hydrant [at SW Cedarcrest and SW 74`'' Avenue] must be capable of supplying the required fire flow
demand. Fire flow demand calculations for the largest builduig in the project must be submitted prior to the
issuance of any[site]pernlits.
RESPONSE:The Engineering Department has included TVF&R requirements in the conditions of approval.
Clean Water Services has reviewed the proposal and provided general comments and comments related to sanitary
sewer, storm drainage and water quality and erosion control. Full comments are included in the land use file
MI.P2007-00001 (Lawrence Paration). The Engineering Department has included CW5 comments in its
requirements and recommendations. CWS confixms there are no sensitive areas on the site.
SECT'ION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice vv�as mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON APRIL 23,2007 AND BECOMES
EFFECTIVE ON MAY 8,2007 UNLESS AN APPEAL IS FILED.
��eal:-
The D-irector's Decision is final on the date that it is maaled. All persons entided 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 dec�sion in
accordance with Section 18390.040.G.2. of the Tigard Community Development Code which provides that a written
appeal together with the re�quired fee shall be filed with the Director witlun ten (10) business days of the date the Notice
o} llec�sion was mailed. The appeal fee schedule and forn�s are available from the Plannulg Div�sion of Tigard Caty
Hall, 13125 SW Hall Boulevard,�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 ident�fied in the wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues �roperly raised in the Notice of Appeal may be subrnitted by any party durui.g the appeal
hearing, subject to any addiuonal rules of procedure that maybe adopted f rom tune to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 7,2007.
estions:
If you have any questions, please call the City of Tigard Ciurent Planning Division, Tigard City Hall, 13125 SW Hall
Boulevard,Tigard,Oregon at (503) 639-4171.
i
Anril 23,2007
PARE n DATE
Assistant Plaru�er
�_.
- �
A�ri123,2007
RE VIE WE BY: Gary Pagenstecher DATE
Associate Planner
NO7TCE OF DEQSION MLI'2007-00001/LAWRENCE PARTTTTON PAGE 21 OF 21
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-�_ ST — �-- . � 13125 SW Mall BNd
_ � /� Tigard,OR 97223
�- � �Z , (503)639<771
. � . � � _ �1 . htlp:Hwww.ci.tigard.or.us
Community Development Plot date: Mar 19,2007;C:lmagic\MAGIC03.APR
. �
Lawrence Resources,Inc.
EXHIBI�
Attn: Bob Lawrence MLP2007-00001
6770 SW Alfred Street LAWRENCE PARTITION
Tigard, OR 97223
SR Design, LLC
Attn:Jeff Caines
8196 SW Hall Blvd.
Beaverton, OR 97008
�
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PRE-APP.HELD BY
CITY OF TIGARD PLANNING DIVISION
�� LAND USE PERMIT APPLICATION
� .
City of Tigard Permit Center, 13125 SW Hall Blvd., Tigard OR 97223
Phone 503.639.4171 Fax: 503 598.1960
File ,�-�j�'� ���U/ Other Case#
Date � �3�V� By �'�� Receipt# ��?��° Fee ��� �� Date Complete �
TYPE OF PERMIT YOU ARE APPLYING FOR
� Adjustment/Variance(I or II) �Minor Land Partition(II) ❑ Zone Change (III)
❑ Comprehensive Plan Amendment(IV) �Planned Development(III) ❑ Zone Change Annexation (IV)
�] Conditionat Use(III) ❑Sensitive Lands Review(I,II or III) � Zone Ordinance Amendment(I�
� Historic Overlay(tI or III) � Site Development Review(II)
� Home Occupatioo (�I) ❑ Subdivision(II or III)
LOCATION WHERE PROPOSED ACTIV[TY WILL OCCUR(Address if available)
9265 SW 74th Avenue
TAX MAP&TAX LOT NOS.
1 S 125CA-036�0
TOTAL SITE tiIZE
.48 acres, 20,722 square feet R-4.5 (7,500 square feet minimum lot size)
APPLICANT *
Lawrence Resources Inc_
MAILING ADDfi�.SS/CITY/STATE/ZIY
6770 SW Alfred Avenue/Ti ard/OR97223
503-975-6560 503-265-8243
PRIMARY CONTACT PERSON PHONE N0.
Bob Lawrence 503-975-6560
PROPERT'Y OWNER/DEED HOLDER(Attach list if more than one)
Lawrence Resources Inc.
MAILING ADDRESS/CITY/STATE/ZIP
6770 SW Alfred Avenue/Tigard/OR 97223
PHONE NO. I FAX N0.
503-975-6560 503-265-8243
When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possess with written
authorizat�on rom t e owner or an agent o t e owner. e owners must s�gn t is app �caUOn in t e space provi e on t e ac o t is orm
or submit a written authorization with this application.
PROPOSAL SUMMARY(Please be specific)
The a licant lans to artition the tax lot into two se arate arcels for sin le famil residential homes. Each arcel ma have a se arate
driveway with both parcels gaining access onto SW 74th Avenue.
APPLICATIONS WILL NOT BE ACCEPTED WITHOUT ALL OF THE REQUIRED SUBMITTAL ELEMENTS A�
DESCRIBED IN THE "BASIC SUBMITTAL REQUIREMENTS" INFORMATION SHEET.
THE APPLICANT SHALL CERTIFY THAT:
* If the application is granted, the applicant shall exercise the rights granted in accordance with the
terms and subject to all the conditions and limitations of the approval.
*All the above statements and the statements in the plot plan, attachments, and exhibits
transmitted herewith, are true; and the applicants so acknowledge that any perrnit 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.
"'!�u-�'z �-��2c� °�"`�,
�
'�/ �c.�G��% �iI f s i �l✓� � ����7
Owner's Si re Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Applicant/AgentlRepresentative's Signature Date
/�
/� ��
<«���.�.� - ��/
Applica gent/Representative's Signature Dat
q
= LAND USE PROPOSAL DE SCRIPTION
120 DAYS = 7/7/2007
FILE NO.: MINOR LAND PARTITION (MLP) 2007-00001
FILE TITLE: LAWRENCE PARTITION
APPLICANT: Lawrence Resources, Inc. APPLICANT'S SR Desi n,LLC
Bob Lawrence REP: Attn:Je�Caines
6770 SW Alfred Street 8196 SW Hall Blvd.
T'igard, OR 97223 Beaverton, OR 97008
REQLTEST: The ap licant is requesting approval to partition a 20,722-square foot lot into two lots of 12,691
square �eet and 7,670 square feet for single-family homes. The e�sting single-family home will be
demolished.
LOC'.ATION: 9265 SW 74`E'Avenue;Washington CountyT�Map 1S125CA,Tax Lot 3600.
ZONE: R 4.5: Low Density Residential. The R 4.5 zoning district is designed to accommodate detached
single-farruly homes with or without accessoryresidential units at a m,r,�rr,um lot size of 7,500 square
feet. Duplexes and attached single-family units are perniitted conditionally. Some civic and
institutional uses are also pernutted conditionally.
APPLICABLE
RE VIE W
CRITERIA: Commuruty Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.725, 18.730,
18.745, 18.765, 18.790, 18.795 and 18.810.
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: MARCH 20, 2007 COMMENTS ARE DLTE: APRIL 3, 2007
❑ HEARINGS OFFICER (MON.) DATE OF HEARING: TTME: 7:00 PM
❑ PLA.�iNING COMNIISSION (MON.) DATE OF HEARING: TTME: 7:00 PM
❑ QTY COUNQL (TL1ES.) DATE OF HEARING: TTME: 7:30 PM
� STAFF DEQSION (TENTATIVE) DATE OF DEQSION: APRIL 20. 2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VIQNITY MAP � DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT
� SITE PLAN � STORM WATER ANALYSIS ❑ TIZAFFIC STC7DY
� NARR.ATTVE � ARBORIST REPORT � OTf-iER MISC�LLANEOUS
STAFF CONTACT: Emily Eng,Assistant Planner (503) 639-4171, Ex� 2712
_--,_..r-�-,.
8196 SW Hall Boulevard, Suite 232 �
_ - Beaverton, Oregon 97008 �
�r�� K�� � �'h Phone 503.469.1213
Toll free 866.469.1213 ;
JAN 2 ` �� Fax 503.469.8553
�.4.�.� ;+_ ;'�a�
www.srdllc.com �
�� ;,:,;,;�4,;s,��;�,�;ert►FF.
Transmittal
To: City of Tigard From: Katie Higham
Attn: Emily Eng Date: 1/23/07
Address: Job No.: PAC001 Lawrence Land Partition
13125 SW Hall Blvd. CC: File
Tigard, OR 97223
Phone:
For Your: ✓ Review& Comment ❑ As Requested ❑ Information & File
Via: ❑ Mail ✓ Messenger ❑ Fed-Ex
Number Copies Description
1 3 Design Drawings
2 3 Narratives
Comments:
Signed:
t.�l�l� USE APPLICa. /0� Dateect: ��- � -t Ov� - U0o � �
���s��'� ��
C��PLETEHESS R�V1EVl1 I ��{jU(, �'COMPLETE 7 ❑ INCOMPLETE
L� ���(e lT
STANDARD INFORMATION:
DeedlTitle/Proof Of Ownership ❑ Neighborhood�q.Affidavits,Minutes, List Of Attendees� Impact Study(18.390)
� USA Seroice Provider Letter ❑ Construction C�Estimate �` � #Sets Of Application fNaterials/Pl�ns
� Pre-Applica6on Conference Notes nvelopes With Postage{Ven - -
---�
�----
PROJECT STATISTICS:
� Building Footprint Size ❑ °/a Of Land�eping On Site ❑ %Of Bu� Impervious Surface On Site
Lot Square Footage
PLANS DIMENSIONED:
� Building Foot�rint ❑ Parki 2C8 DifT1@f1Si0�S(Include Accessible&Bike Parking)❑ Tru�oading Space Where Applicable
Bu�ig Height - �i1w�t h i�►-� � Acces��oach And Aisle � Visual Clearance Triangfe�hown
�,E,,° yi,[u.uY�crt � __- ----- ---- - �
AODITIONAL PLANS:
❑ Vicinity Map ❑ hite ral Plan �' Tree Inventory
�, E�asting Conditions Plan ❑ La pe Plan
� Site Plan ❑ Li Plan
TREE PLAN 1 MITIGATION PLAN:
� �tiG'�1� vti� Mt��C�l Cr �
� ❑
ADDITIONAL REPORTS: (list any special reports)
❑ ❑
❑ ❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Condroor,ai use) ❑ 18.620(rgard Triang�e Design Standards) (�a 18.765(oASaeet Parxing�oading Requiremen�)•-
❑ 18.340(DireGo(s Interpretation) ❑ 18.630(wasn�ton sq�,are Re��,ai cen�er� ❑ 18.775(Sensrove lands Review)
❑ 18.350(Planned Devebpment) '� 18.705(Acces,vEgresslCiralauon). ❑ 18.780(Sgru)
❑ 18.360(Site Deve�opment Review) ❑ 18.71 O(Accessory Residential Uni�) ❑ 18.785(Temporary Use Permi�)
❑ 18.370(varianceslAdjusUnents) � 18.715(Oensiry Compura6ons). (� 18.790(free Removaq -
❑ 18.380(Zoning Map�Text Amendments) ❑ 18.720(Design Compaubility Standards) � 18.795{V�sual Ctearance Areas�-
❑ 18.385(Miscellaneous Permils) � 18.725(Environmenhal Perfortnance Standards) ❑ 18.797(Water Resources(WR)Overlay District)
� 18.390(Decision Making Procedures/lmpact Study) - � 18.730(Excep6ons To Devebpment Standards)- ❑ 18.798(Wire�ess Communicaoon Fadli6es)
❑ 18.41 O(Lot Line Adjustrnents) 18.740(Historic Overiay) "� 18.810(5treet&uti�ity Improvement Standards) -
�, 18.420(�and Partitions)•- ❑ 18.742(Home Oocupa6on Permi��
❑ 18.430(Subdivisions) 18.745(Landscaping&5creeninq Standards)�
� 18.510(Residen0al Zonirg Districts) - � 18.750(ManufacturedRvtobil Home Regulations)
❑ 18.520(Commerdal Zoning Districts) ❑ 18.755(Mbced So�id WastelRecyc�ing Storage)
❑ 1H.53O(IndusLialZoning Dstricts) ❑ 18.760(Nonconforming Sieiations)
AODITIONAL ITEMS:
� r�r,v� _j F'1.�.t. I �
c�-�r�
S� ��b� C 1'vv, �i,.,,�.
I:lcurpinlmasters\revisedlland use application completeness review.dot REVISED: 17-Ja�-o�
City of Tigard, Oregon - 13125 SW Hall Blvd. � Tigara, OR 97223
��
�
.
l�e}�ruat-� �, ?OU-
' � �
Michelle Miller
SR Design,LLC
8196 SW Hall Blvd., Suite 232
Beaverton, OR 97008
RE: Completeness Review-Lawrence Parririon
Case File No. MLP2007-00001
Dear Michelle:
The City has received your application for Minor Land Partition (MLP2007-00001). Staff
has determuied your application to be incomplete. Please submit the following so that your
application can be deemed complete:
• Items on the Public Facility Plan checklist (see enclosure);and
• Show visual clearance triangle on the proposed access easement per 1$.795.040.B.2.
Upon completeness, staff will begin the review process,which may take 5 to 6 weeks. Please
be aware that staff has not reviewed the application for compliance with the relevant code
criteria, and may request additional items during the review period.
If you have any questions,please contact me at (503) 718-2712. Thank you.
Sincerely,
G%'�J ,
�� .
Emily Eng
Assistant Planner
Enclosure: Public Facality Plan Checklist
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . ?'?'Y Relay: 503.684.2772
' • � .
PUBLIC FACILITY PLAN Project: irence
COMPLETENESS CHECKLIST Date: 2/6/07
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.
❑ Existing/proposed curb or edge of pavement shown. Show proposed curb and sidewa/k- Staff will
be doing an analysis of rough proportionalify
for half-street improvemenfs to defermine if
aIl or a portion of these improvements will be
re uired.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad'acent arcel s , etc.
❑ Traffic Im act and/or Access Re ort
❑ Street rades com liant?
� StreeUROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other:
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/ sizes noted?
❑ Existin / ro osed fire h drants shown? Indicate locafion of nearest h drant
❑ Pro osed meter location and size shown? CaII ouf t ical meter size
❑ Pro osed fire rotection s stem shown? Provide letfer from NFR
STORM DRAINAGE 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
REVISED: 02/05/07
By: �� Date: 2/6/07
REVISED: 02/05/�7
f,E�_ mily Eng - Re: Can Bob Lawrence (74th Avenue partition) be deemed complete tomorrow? He is starting to calL � Page 1]�
�
�
From: Kim Mcmillan
To: Jeff Caines
Date: 3/8/2007 1:05:18 PM
Subject: Re: Can Bob Lawrence (74th Avenue partition) be deemed complete tomorrow? He is
starting to call.
He can be deemed complete, but I don't have an answer about the required improvements yet. If thaYs
OK with him we'll just deem him complete and I'll include the analysis in the decision.
Kim
»> "Jeff Caines" <jeffc@srdllc.com> 03/07 4:34 PM »>
Jeff Caines, AICP
Land Use Planner
SR Design LLC
8196 SW Hall Blvd. Suite 232
Beaverton, OR 97008
503-469-1213 - Phone
503-469-8553 - Fax
CC: Emily Eng
I
8196 SW Hall Boulevard, Suite 232
RECEIVED Beaverton, Oregon 97008
Phone 503.469.1213
MAR 0 9 2007 Toll free 866.469.1213
Fax 503.469.8553
CITYUFTIGARD www.srdllc.com �
PLANNINGIENGINEERING
Transmittal
To: City of Tigard From: Jeff Caines, AICP
Attn: Emily Eng Date: 3/09/07
Address: Job No.: PAC001 Lawrence Land Partition
13125 SW Hall Blvd. CC: File
Tigard, OR 97223
Phone:
For Your: ✓ Review &Comment ❑ As Requested ❑ Information & File
Via: ❑ Mail ✓ Messenger ❑ Fed-Ex
Number Copies Description
1 4 Narratives w/ 11x17 site plans
2 6 11 x17 site plans
3 4 Full size site plans
4 1 Mailing envelopes (2-sets)
Comments:
Emily,
Enclosed is the required number of items to fully deem the Lawrence Partition Complete and
begin a full partition application review. Please let me know if you have any questions or need
additional information.
Si ned: O
�
{
PUBLIC FACILITYPLAN Projecf: � irence Partition
COMPLETENESS CHECKLIST Date: 3/9/07 �
4
1
GRADING
❑ Existin and ro osed contours shown.
❑ Are there radin im acts on ad'acent arcels?
❑ Ad�acent arcel rades shown.
❑ Geotech stud submitted?
STREETISSUES
� Ri ht-of-wa clearl shown.
� Centerline of street s clearl shown.
� Street name s shown.
� Existin / ro osed curb or ed e of avement shown.
❑ Street rofiles shown.
❑ Future Street Plan: Must show street profiles, topo
on ad�acent arcel s , etc.
❑ Traffic Im act and/or Access Re ort
❑ Street rades com liant?
� StreeUROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: Sidewalk Based on rough proportionality, provide
floafing sidewalk. Can meander to save
trees or with re ards to ditch and rades.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels re uired/shown?
WATER ISSUES
� Existin / ro osed lines w/sizes noted?
❑ Existin / ro osed fire h drants shown?
❑ Pro osed meter location and size shown?
❑ Pro osed fire rotection s stem shown?
STORM DRAINAGE 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: 3/9/07
REVISED: 03/09/07
1
City Of Tigard, Oregon � 13125 Si�Hall Blvd. • Tigara, �R 97223
��
.
I�iarch 12, 2007 �
' � 1
Jeff Caines
SR Design,LLC
8196 SW Hall Blvd., Suite 232
Beaverton, OR 97008
RE: Completeness Review- Lawrence Parririon
Case File No. MLP2007-00001
Dear)ef£
The City has received your submittals for Minor Land Partirion (MLP2007-00041). Staff has
determined your application to be complete as of 3/9/2007.
Staff will now begin to review your application,which may take up to 6 weeks. Please be
aware that staff has not reviewed the application for compliance with the relevant code
criteria, and rnap request additional items during the review period.
If you have any quesrions, please contact me at (503) 718-2712. Thank you.
Sincerely, �
G%'C��
Emily Eng
Assistant Planner
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
january 22, 2007
Lawrence Land Partition
A Two-Parcel Partition
Tax Lot 3600 of Tax Map 1S125CA
9265 SW 74th Avenue
City of Tigard, Oregon
97223
Applicant:
Lawrence Resources Inc.
. Bob Lawrence
6770 SW Alfred
Tigard, OR 97223
Office (503) 975-6560
Fax (503) 265-8243
Applicant's Representative:
SR Design LLC
Michelle Miller
. 8196 SW Hall Blvd. Suite 232
" Beaverton, Oregon 97008
Phone: (503) 469-1213
Fax: (503) 469-8559
R���IVED
January 22, 2007
Iv�H;� � 9 2007
CITY UF TIGARD
PLANNINGIENGINEERING
Lawrence Land Partition
A Two-Parcel Partition
Tax Lot 3b00 of Tax Map 1S125CA
9265 SW 74� Avenue
City of Tigard, Oregon
97223
Applicant:
Lawrence Resources Inc.
Bob Lawrence
6770 SW Alfred
Tigard, OR 97223
Office (503) 975-6560
Fax (503) 265-8243
Applicant's Representative:
SR Design LLC
Michelle Miller
8196 SW Hall Blvd. Suite 232
Beaverton, Oregon 97008
Phone: (503) 469-1213
Fax: (503) 469-8559
C��,R U 9 2�Ot
� `�!'�{�"�r,,F�"E'E�R���
�. � - � ; � �
'��5�,�
Introduction 4
General Information
Summary of Proposal
Site Description
Title 18-DEVELOPMENT CODE
Chapter 18.390 -Decision Making Procedure/Impact Study 7
18.390.040 Type II Procedure
Chapter 18.420 -LaMd Partitions 12
18.420.020 Administration
18.420.030 Approval Process
18.420.040 Application Submission Requirements
18.420.050 Approval Criteria
18.420.060 Final Plat Submission Requirements
18.420.070 City Acceptance of Dedicated Land
18.420.080 Recording Partition Plats
Chapter 18.510 - Residential Zoning Districts 15
18.510.020 List of Zoning Districts
18.510.030 Uses
18.510.040 Minimum and Maximum Densitites
18.510.050 Development Standards
Chapter 18.705 -Access,Egress, and Circulation 16
18.705.020 Applicability of Provisions
18.705.030 General Provisions
Chapter 18.715 -Density Computations 22
18.715.020 Density Calculation
Chapter 18.725 -Environmental Performance Standards 23
18.725.020 General Provisions
18.725.030 Performance Standards
Chapter 18.730 -Exceptions to Development Standards 24
18.730.020 Exceptions to Building Height Limitation
18.730.030 Zero Lot Line Setback Standards
18.730.040 Additional Setback Requirements
Lawrence Land Partikion Cit� uf Ti�;ard 2
$R pesion L.L.0 Januar}•22,2Q0'
Chapter 18.745-Landscaping and Screening 27
18.745.020 Applicability
18.745.030 General Provisions
18.745.040 Street Trees
18.745.050 Buffering and Screening
18.745.060 Re-vegatation
Chapter 18.765- Off-Street Parking and Loading Requirements 36
18.765.020 Applicability of Provisions
18.765.030 General Provisions
18.765.040 General Design Standards
18.765.050 Bicycle Parking Design Standards
18.765.070 Minimum and Maximum Off-Street Parking Requirements
18.765.080 Off-Street Loading Requirements
Chapter 18.790-Tree Removal 40
18.790.030 Tree Plan Requirement
18.790.040 Incentives for Tree Retention
18.790.060 Illegal Tree Removal
Chapter 18.795 -Visual Clearance Areas 45
18.795.020 Applicability of Provisions
18.795.030 Visual Clearance Requirements
18.795.040 Computations
Chapter 18.810 - Street and Utility Improvement Standards 47
18.810.030 Streets
18.810.040 Blocks
18.810.050 Easements
18.810.060 Lots
18.810.070 Sidewalks
18.810.080 Public Use Areas
18.810.090 5anitary Sewers
18.810.100 Storm Drainage
18.810.110 Bikeways and Pedestrian Pathways
18.810.120 Utilities
18.810.130 Cash or Bond Required
18.810.140 Monuments
18.810.150 Installation Prerequisite
18.810.160 Installation Conformation
Lac,-rence Land Partitiun Cit}-��i Tigard 3
SK Desi�n tI_C January 22,2(H)'
18.810.170 Plan Check
18.810.180 Notice to City
18.810.190 City Inspection
18.810.200 Engineer's Certification
Conclusion 69
Exhibits
Exhibit A-Pre-Application Notes
Exhibit B-Property Title Information
Exhibit C-CWS Service Provider Letter
Eachibit D-Arborist Report-Tree Removal and Mitigation Plan
Exhibit E -Preliminary Storm Drainage Plan
Exhibit F -Sight Distance Certification
La���rence Lvtd Partition Citj of Ti�;ard 4
SR De�i�n LLC Jtia�uary 22.2007
INTRODUCTION
GENERAL INFORMATION
Applicant/Owner: Lawrence Resources Inc.
6770 SW Alfred Street
Tigard, Oregon 97223
Phone: (503) 975-6560
Fax: (503) 265-8243
Contact: Robert Lawrence, Owner and Developer
Applicant's Representative:SR Design, LLC
8196 SW Hall Blvd., Suite 232
Beaverton, Oregon 97008
Phone: (503) 469-1213
Fax: (503) 469-8553
Contact: Michelle Miller, Land Use Planner
Arborist: Teragan &Associates, Inc.
3145 Westview Circle
Lake Oswego, Oregon 97034
Phone: (503) 697-1975
Contact: Terry Flannigan, Certified Arborist
Tax Lot: Vlap 1S125CA, Tax Lot 3600
Site Address: 9265 SW 74�`Avenue
Tigard, Oregon 97223
Location: Located north of SW Cedarcrest, on the west side of SW 74�
Avenue in Tigard, Oregon.
Current Zoning: R-4.5, Low Density Residential (7,500 square feet minimum
lot size)
Comprehensive Plan: Low Density Residential
Project Area: .48 acres, approximately 20,722 square feet
La��ri�nie Land Par;ition Citt-ol Ti�,ard 5
5R I:)esign LGC January�22,200;
Summary of Proposal
REQUEST
The Applicant requests preliminary approval for a two-parcel partition to be designed
and constructed on the parcel described above.
SITE DESCRIPTION
The subject site is located within the R-4.5 (7,500 square feet) zoning designation within
the City of Tigard. The Applicant proposes construction of two single family homes on
the site on the two separate parcels. The site is .48 acres, approximately 20,722 square
feet in size. Parcell, the flag lot is approximately 12,691 square feet and Parcel 2 is 7,670
square feet. There is an existing dwelling unit and a detached outbuilding located on
the property that will be demolished and several trees that will be removed where
necessary.
Currently, single family homes border the site to the north and south. SW 74� Avenue,
a neighborhood route, borders the property to the east.A conservation easement lies to
the west of the property. The site slopes slightly to the west. Once approved, both
homes may take direct access onto NW 74�'' Avenue via a common driveway on the
northern boundary of the site as shown on the site plans, please refer to Sheet C1.
La���ren<e Land Partitio�� Cih-of Ti�;ard (
SR I7esigri[.L.0 Janu<jr}•22,�lH)7
1
G� Y' 1�'Q I
CHAPTER 18.390-DECISION MAKING PIZOCEDURES/IMPACT STUDY
18.390.040 Type II Procedure
A. Pre-application conference. A pre-application conference is required for Type II actions.
Preapplication conference requirements and procedures are set forth in section 18.390.OSOC.
Comment: The applicant participated in the pre-application conference held November
14, 2006.The applicant reviewed the planning and engineering notes as a result of this
meeting prior to developing the narrative and the site design for this partition.
B. Application requirements.
1.Application Forms. Type II applications shall be made on forms provided by the Director as
provided by Section 18.390.080 E1;
2. Submittal Information. The application shall:
a. Include the information requested on the application form;
b. Address the relevant criteria in suff'-ccient detail for review and action;
c. Be accompanied by the required fee;
d. Inciude two sets of pre-stamped and pre-addressed envelopes for all property owners of record
as specified in Section 18.390.040C. The records of the Washington County Department of
Assessment and Taxation are the official records for determining ownership.
The applicant shall demonstrate that the most current assessment records have been used to
produce the notice list;
e. Include an impact study. The impact study shall quantify the effect of the development on
public facilities and services. The study shall address, at a minirnum, 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 irnpact
of the development on the public at iarge, 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 specificaliy concur with the dedication requirements,
or provide evidence which supports the conclusion that the reai property dedication requirement
is not roughly proportional to the projected impacts of the development.
Comment: The applicant reviewed the submittal requirements regarding the Type II
Minor Land Partition and will comply with this Code Section. The applicant has
considered the impacts of this partition per� 18.390.40.B.2(e). The following Impact
Study outlines the public facilities and services this project affects.
La�ti�rc�n:e Land Partiti��n Cit}�of Tigard �
5R Desi�n LI...0 )ailuar}�22,2t)fl:
IMPACT STUDY
Transportation System:
The proposed two-parcel partition fronts SW 74� Avenue to the east. Both parcels
will access SW 74� via a common driveway on the northern edge of the site. Tri-Met
Bus Route 43 provides additional transportation options within a short distance,
approximately 450-feet. There is an existing home on parcel two so only one
additional home will be created with this partition therefore the resultant increase in
traffic will be approximately 10 vehicle trips.
Drainage System:
Storm water runoff from the site drains from the northeast to the southwestern
corner of the property via overland flow. The development of the proposed partition
does not change the drainage pattern. Storm water runoff from the road fronting the
project site will continue to be collected and conveyed with the existing storm
system on SW 74�Avenue. This proposed drainage system meets the CWS
specifications. See Preliminary Storm Drainage Plan, Exhibit E.
Park System:
This development is not proposing to donate any land to the City of Tigard for open
space and parks. Metzger Park is a little over one-half mile away and will
adequately serve this new partition.
Sewer System:
The two homes will connect to the existing line sewer line on SW 74�' Avenue: Parcel
one with a four inch sewer lateral and Parcel two with an existing four sewer lateral.
Water System:
There will be one new service meter for Parcel l. Parcel 2 will utilize the existing
meter. Both of these will adequately serve the parcels.
Noise Impacts:
This development is a single-family detached residential partition that should not
generate any extraordinary noise impacts to the surrounding neighbors.
T'he Applicant has demonstrated by addressing the above listed systems that this
partition meets the impact study requirements listed above.
Lac�rcitce L,and Partition City of Tigard $
5K Uesigri LL.0 J�utuary 22.2(Hli
C. Notice of pending Type II Administrative Decision.
1. Prior to making a Type II Administrative Decision, the Director shall provide notice to:
a. All owners of record within 500 feet of the subject site;
b. Any City-recognized neighborhood group whose boundaries include the site;
" c. Any governmental agency which is entitled to notice under an intergovernmental
agreement entered into with the City which includes provision for such notice or who is
otherwise entitled to such notice.
2. The purpose of such notice is to provide nearby property owners and other interested
parties with an oppartunity to submit written comments concerning the application, prior to
� issuance of the Type II Administrative Decision. The goal of this notice is to invite relevant
parties of interest to participate early in the decision-making process;
3. Notice of a pending Type II Administrative Decision shall:
a. Provide a 14-day period for the submission of written comments prior to issuance of a
decision on the permit;
b. List by commonly used citation, the approvaI criteria relevant to the decision;
c. State the place, date and time the commenfs are due, and the person to whom the
comrnents should be addressed;
d. Include the name and teiephone number of the person who will make the Administrative
Decision;
e. Identify the specific permits or approvals requested;
f. Describe the street address or other easily understandable geographic reference to the
subject site;
g. Indicate that failure of any party to address the relevant approval criteria with sufficient
specificity may preclude subsequent appeals to the Land Use Board of Appeals or Circuit
Court on that issue. Comments directed at the relevant approval criteria are what constitute
relevant evidence;
h. Indicate that aIl evidence relied upon by the Director to make this decision shall be
contained within the record, and is available foY public review. Copies of this evidence can be
obtained at a reasonable cost from the Director;
i. Indicate that after the comment period closes, the Director shall issue a Type II
Adrninistrative Decision. The Director's decision shall be mailed to the applicant and to
owners of record of property located within 500 feet of the subject site, and to anyone else
who submitted written comments or who is otherwise entitled to notice;
j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seller: The
Tigard Development Code requires that if you receive this notice it shail be promptly
forwarded to the purchaser."
Comment: The applicant acknowledges the notice requirements and will comply with
the submittal requirements as it is stated above.
Lawrence Land P�jrtition Citv of Tigard 9
5R Design LLC January 22•'?UO'
D. Administrative decision requirements. The Director's Decision shall address all of the
relevant approvai criteria. Based upon the criteria and the facts contained within the record,
the Director shalI approve, approve with conditions or deny the requested permit or action.
E. Notice of decision.
1. Within five days after signing the decision, a Notice of Decision shall be sent by mail to:
a. The applicant and all owners or contract purchasers of record of the site which is the
subject of the appiication;
b. All owners of record of property as shown on the most recent property tax assessment roll,
located within 500 feet of the site;
c. Any City-recognized neighborhood group whose boundaries include the site;
d. Any gavernmental agency which is entitled to notice under an intergovernmental
agreement entered into with the City which inciudes provision for such notice or who is
otherwise entitied to such notice.
2. The Director shall cause an affidavit of mailing of such notice to be prepared and make a
part of the file, which indicates the date the notice was mailed and demonstrates that tYce
required notice was mailed to the necessary parties in a timely manner;
3. The content of the Type II Notice of Decision shall contain:
a. The nature of the appiication in sufficient detail to apprise persons entitled to notice of the
appiicant's proposal and of the decision;
b. The address or other geographic description of the subject property, including a map of the
site in relation to the surroasnding area, where applicable;
c. A statement of where the Director's decision can be obtained;
d. The date the Director's decision shall become final, unless appeaied;
e. A statement that aIi persons entitled to notice or who are otherwise adverseiy affected or
aggrieved by the decision may appeal the decision;
f. A statement briefly expiaining how an appeal can be taken, the deadline for filing such an
appeal, and where further information can be obtained concerning the appeal; and
g. A statement that 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. Additionai evidence concerning issues
properly raised in fhe Notice of Appeal may be submitted by any party during the appeal
hearing, subject to any additional rules of procedure that may be adopted from time to time
by the appellate body.
Comment: The applicant acknowledges that the director will base the decision for
approval based on the applicable criteria and will notice all those required through this
Code Section.
F. Final decision and effective date. A Type II Administrative Decision is final for purposes of
appeal when notice of the decision is rnailed. A Type II Administrative Decision becomes
effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is
La�vreilce Land P��r;iti�». Cit}'of Ti�;ard 10
5R Dcsign C.C.0 J<ulu�ry 22.2007
ftled and dismissed after the appeal period has expired, the Type II Administrative Decision
becomes effective on dismissal of the appeal.
G. Appeal. A Type II administrative decision may be appealed as foilows:
1. Standing to appeal. The following parties have standing to appeai a Type II
Administrative Decision:
a. The applicant;
b. Any party who was maiied written notice of a pending Type II administrative decision;
c. Any other party, who demonstrates by clear and convincing evidence that they
participated in the proceeding through the submission of written or verbal testimony;
2.Appeal procedure.
a. Notice of appeal.Any party with standing, as provided in Section G1 above, may appeai a
Type II Administrative Decision by filing a Notice of Appeal according to the folIowing
procedures;
(1) Time for filing.A Notice of Appeal shall be filed with the Director within ten business
days of the date the Notice of Decision was mailed;
(2) Content of notice of appeal. The Notice of Appeal shall contain:
(a)An identification of the decision being appealed, including the date of the decision;
(b)A statement demonstrating the party filing the Notice of Appeal has standing to appeal;
(c)A detailed statement of the specific issues raised on appeai;
(d)A statement demonstrating that the specific issues raised on appeal were raised during
the comment period, except when the appeal is filed by the applicant;
__ (e)Filing fee.
(3)All Notices of Appeal for Type II Administrative Appeals shall be filed with the Director,
together with the required filing fee. The amount of the fiiing fee sha11 be established by the
Director. The maximum fee for an initial hearing shall be the cost to the local government for
preparing and for conducting the hearing, or the statutory maximum, whichever is less.
b. Scope of appeal. The appeal of a Type II Administrative Decision by a person with
standing shall be limited to the specific issues raised during the written comment period, as
provided under Section 18.390.040C, unless the Hearings Officer, at his or her discretion,
allows additional evidence or testimony conceYning any other relevant issue. The Hearings
Officer may allow such additional evidence if he or she determines that such evidence is
necessary to resolve the case. The intent of this requirement is to limit fhe scope of Type 77
Administrative Appeals by encouraging persons with standing to submit their specific
concerns in writing during the comrnent period. The written comments received during the
comment period will usually limit the scope of issues on appeal. Only in extraordinary
circumstances should new issues be considered by the Hearings Officer on appeal of a Type II
Administrative Decision;
c. Appeal procedures. Type III notice and hearing procedures shall be used for all Type II
Administrative Appeals, as provided in Sections 18.390.050 C- F;
La��ren<:e Laiid I'�rtitiun Citt ut Tiga�d 11
Sii Design LLC Januar}�22,2U07
H. Final decision and effective date. The decision of the Hearings Officer with regard to any
appeal of a Type II Administrative Decision is the final decision of the City. The decision of
the Hearings Officer is final for purposes of appeai on the day the decision is mailed. The
decision is effective on the day after the appeal period expires, unless an appeal is filed. If an
appeal is filed, the decision is effective on the day after the appeal is resolved;
Comment: The applicant acknowledges the appeal process and will comply with its
provisions.
Chapter 15.420 - LAND PARTITIONS
18.420.020 Administration
A. Applicant. The applicant of a partition proposal shali be the recorded owner of the property
or an agent authorized in writing by the owner.
B. Conformance with state statute. Any application for a land partition shall be in conformity
wifh ali state regulations set forth in ORS Chapter 92, Subdivision and Partitions.
C. Prohibition on sale of lots. No lot or parcei to be created through the partitioning process
shall be sold until approval and filing of the final partition plat.
D. Future re-division. When partitioning tracts into large parcels, the Director shall require
that the parcels be of such size and shape to faciiitate future re-partitioning of such parcels in
accordance with the requiremenfs of the zoning district and this titIe.
Comment: The applicant of this partition proposal is the recorded owner of the
property and the agent is authorized by the applicant to prepare this application. The
applicant will conform with the state statute as it pertains to the partition. T'he applicant
will not sell any of the proposed parcels created through the parritioning process until
the approval and filing of the final partition plat. Any future re-division of the parcels
will be the size and shape to facilitate future re-partitioning of the parcels in accordance
with the requirements of the zoning district and this title. The application meets this
criterion.
18.420.030 Approvai Process
A. Decision-making process. The Director shall approve, approve with conditions or deny an
appiication parfition, which shall be reviewed by means of a Type II procedure, as governed
by Chapter 18.390, using approval criteria contained in Section 18.420.050.
B. Time iimit on approval. The partition approval by the Director shail be effective for a period
of 1-1/2 years from the date of approval.
C. Lapsing of approval. The partition or approval by the Director shall lapse if
1. The partition has not been recorded or has been improperly recorded with Washington
County without the satisfactory completion of all conditions attached to the approval;
2. The final recording is a departure from the approved pian.
La�+�rei�ce Land Partitiun Cit} of Tigard 12
SK Dc>.::igti LLC Janu�+rti•22,'OOi
D. Extension. The Director shall, upon written request by the applicant and payment of the
required fee, grant an extension of the approval period not to exceed one year provided that:
1. No changes are made on the original plan as approved by the Director;
2. The applicant can show intent of recording the approved partition or lot line adjustrnent
within the one-year extension period; and
3. There have been no changes in the applicable Comprehensive Plan policies and ordinance
provisions on which the approval was based.
Comment: T'he applicant understands that approval involves a decision-making
process that is governed by the Type II procedure using the approval criteria contained
in � 18.420.050, that there is a time limit of one and one-ha�f years on the decision and
that the decision will lapse if the partition has not been recorded or improperly
recorded with Washington County without the satisfactory completion of all conditions
attached to the approval or if the final recording is a departure from the approved plan.
The applicant acknowledges that the he may file an extension should he deem it
necessary so long as he follows the above-listed criteria. The application meets this
criterion.
18.420.040 Application Submission Requirements
A. General submission requirements. All applications shall be made on forms provided by the
Director and shall include information required for a Type II application, as governed by
Chapter 18.390.
B. Specific submission requirements. All applications shaIl include the preliminary lot line map
and necessary information in graphic and/or written form. The Director shall provide the
applicant with detailed information about these submission requirements.
Comment: The application contains the submission requirements necessary to comply
with the Type II application process as governed in this Code Section. This application
meets the criterion.
18.420.050 Approval Criteria
A. Approval criteria. A request to partition land shall meet ail of the following criteria:
1. The proposed partition complies with all statutory and ordinance requirements and
regulations; '
2. There are adequate public facilities are available to serve the proposai;
3. All proposed improvements meet City and applicable agency standards; and
4. All proposed lots confarm to the specific requirements beiow:
a. The minimum width of the building envelope area shail meet the lot requirement of the
appiicable zoning district.
b. The lot area shall be as required by the applicabie zoning district. In the case of a flag lot,
the accessway may not be incIuded in the Iot area caIculation.
Laivre�lct Land Partitiun City of Ti�;ard 13
SR Design LLC J�u�uar}�22,2(H)7
c. Each Iot created through the partition process shall front a public right-of-way by at least
15 feet or have a IegalIy recorded minimum 15 foot wide access easement.
d. Setbacks shall be as required by the applicabie zoning district.
e. 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.
f. A screen shall be provided along fhe property line of a iot of record where the paved drive in
an accessway is located within ten feet of an abutting Iot 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.
g. 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.
h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement
which will ensure access and maintenance rights shall be recorded with the approved
partition map.
5. Any accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
6. Where landfill and/or deveiopment is allowed within or adjacent to the one-hundred-year
floodplain, the City shall require consideration of the dedication of sufficient open land area
for greenway adjoining and within the floodplain. This area shall include portions at a
suitable elevation for the construction of a pedestrian/bicycle pathway with the floodplain in
accordance with the adopted pedestrian/bicycle pathway plan.
7. An application for a variance to the standards prescrfbed in this chapter shall be made in
accordance with Chapter 18.370, Variances and Adjustments. The applications for the
partition and variance(s)/adjustment(s) will be processed concurrently.
Comment: The applicant has prepared this application to comply with the approval
criteria as it is outlined within this code secrion. The proposed partition complies with
all statutory and ordinance requirements and regulations. The lots comply with the
applicable zoning district, R-4.5. Each.lot created through the partition process will
front a public right-of-way by at least 16 feet. T'he setbacks will be as required by the
applicable zoning district, including flag lot configurations. For a visual depiction of
this criterion, please see Sheet C3. The applicant meets this criterion.
18.420.060 Fina1 Plat Submission IZequirements
A. Submittal. AII final plats for partitions shall be accompanied by three copies of the partition
plat prepared by a land surveyor or engineer licensed to practice in Oregon, and necessary
data or narrative. The final plat shall incorporate any conditions of approvai imposed by the
Director as part of the preliminary plat approval.
B. Standards. The partition pIat and data or narrative shall be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington
La�+�rence Land I'artitiuii City of Ti�;ard 14
5.K i:lesi�n LLC J�utur+r}�22,2007
County, as described in detail by information provided by the Director at the time of
application.
Comment: The applicant will comply with the final plat submission requirements
prepared,by a land surveyor or engineer. The final plat will incorporate any conditions
of approval imposed by the Director as part of the preliminary plat approval.
18.420.070 City Acceptance of Dedicated Land
A. Acceptance of dedications by City Engineer. The City Engineer shall accept the proposed
right-of way dedication prior to recording a land partition.
B. Acceptance of public easements by City Engineer. The City Engineer shall accept all public
easements shown for dedication on partition plats.
Comment: The applicant has prepared the site design drawings with a dedication of 29-
feet along SW 74t'' Avenue in accordance with the directives as stated in the pre-
application notes of November 14, 2006. The applicant meets this criterion.
18.420.080 Recording Partition Plats
A. Recording requirements. Upon the Director's approval of the proposed minor partition, the
applicant shall record the final partition plat with Washington County and submit a copy of
the recorded survey map to fhe City, to be incorporated into the record.
B. Time limit. The applicant shall submit the copy of the recorded minor partition survey map
to the City within 15 days of recording, and shall be completed prior to the issuance of any
building permits on the re-configured lots.
Comment: The applicant will comply with the final plat recording requirements
prepared and submit a copy of the recorded survey map to the City, to be incorporated
into to the record within 15 days of recording and shall be completed before the
issuance of any building permits on the re-configured lots. The applicant meets this
criterion.
Chapter 18.510-RESIDENTIAL ZONING DISTRICTS
18.510.020 List of Zoning Districts
D. R-4.5: Low-Density Residential District. The R-4.5 zoning district is designed to
accommodate detached single family homes with or without accessory residential units
at a minimum lot size of 7,500 square feet. Duplexes and attached single family units
are permitted conditionalIy. Some civic and institutionaI uses are also perrnitted
conditionally.
Comment: The property is within the R-4.5 zoning district in the City of Tigard. The
applicant is proposing detached single-family homes, withc�ut accessory residential
units, as a part of development. Both of the proposed parcels are greater than 7,500
Lawren<e tand Partitiun City oT Ti�;ard 15
Sh Design LI_C J�uluar}�22,2tx)7
square feet: Parcell: 12,642 square feet, Parcel 2: 7,720 square feet. Therefore, this
criterion is met.
18.510.030 Uses
A. Types of uses. Far the purposes of this chapter, there are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, but subject to all of the
applicable provisions of this title. If a use is not Iisted as a permitted use, it may be
held to be a similar unlisted used under the provisions of Chapter 18.230;
2. A restricted (R) use is permitted outright providing it is in compIiance with special
requirements, exceptions or restrictions;
3. A conditional use (C) is a use the approval of which is discretionary with the Hearings
Officer.
The approval process and criteria are set forth in Chapters 18.310 and 18.320. If a use is
not listed as a conditional use, it may be held to be a simiiar unlisted used under the
provisions of Chapter 18.230;
4. A prohibited (N) use is one which is not permitted in a zoning district under any
circumstances.
Comment: The applicant is proposing single-family detached dwelling units, a
permitted use in the R-4.5 zone. This criterion is met.
18.510.040 Minimum and Maximum Densities
A. Purpose. The purpose of this section is to establish minimum and maximum
densities in each residential 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 minimicm lot size. To ensure that property deveiops at or near
the density envisioned for the zone, the minimum density for each zoning district has been
established at 80% of maximum density.
B. Calculating minimum and maximum densities. The calcuiation of minimum and
maximums densities is governed by the formulas in Chapter 18.715, Density Computations.
C. Adjustments. Appiicants may request an adjustment when, because of the size of the
site or other constraint, it is not possible to accommodate the proportional minimum
density as required by Section 18.715020C and still comply with all of the development
standards in the underlying zoning district, as contained in Table 18.5?0.2 below. Such
an adjustment may be granted by means of a Type I procedure, as governed by Chapter
18.390, using approval criteria in Section 18.370.020.C.2.
Comment: The minimum and maximum densities are calculated in Chapter 18.715,
Density Computations, later in the narrative. The applicant is not requesting any
adjustments with this application; it is possible to accommodate the minimum density
requirement.
Lati�rence Land Partiti�in Cit� a[Ti�;ard 16
SR Desi�n C,L.0 Janu+�r��22,200'
18.510.050 DeveIopment Standards
A. Compliance required. All development must compiy with:
1. All of the applicable development standards contained in the underlying zoning district,
except where the applicant has obtained variances or adjustments in accordance with
Chapters 18.370;
2. All other applicable standards and requirements contained in this title.
B. Development Standards. Development standards in residential zoning districts are
contained in Table 18.510.2.
TABLE i8.S10.2
DE«LOP�IENT ST�\�.�1RDS Lti RESIDE\TIAL ZO:!'ES
ST.�\�ARB R-1 R-? R-3.5 R�t R-7
h4�n�mum Lot Size
-Deuched uait 30.OW sq.ft. 20.000 sq.f3. 10.000 sq.fr. 7.560 sq.ft. 5.000 sq.ft.
-Duplcx�s lO,DOQ sq.ft_ 10,400 sq R.
-Attached unit 1 5.000 .8.
Average A2inimum Lot Width
-Detached uuit lots 100 ft. 100 ft. 65 ft. 50$. SO fr.
-Duplrx Iou 90 fr. 90 ft. 54 R.
-Artached emit lots 40$.
Maximum I.at Cocera.e $fl'f• z
Minsmum Setbu�S
-From yard 30 ft. 30 fr. ZO ft. 20 ft. !5 R.
-5�de facinQ strect on
coma&c through lou 20 ft. 20 fr_ 20 fr. 15 ft. 10 R.
-Side yazd 5 R. 5 fr_ S ft. 5 ft. 5 ft.
-Rearvud 25 ft. 25 fr. iS ft. 25 fG 15 8.
-Side ar:ru yud abutting mare
restncti�e zoning district 30 8.
-➢istance between prapetty line
ana fronc of¢ara e 2o ft. 2o fr. 2a ft. zo fr. zo R.
hi�ximum Hei ht 30 fr_ 30 ft. 30 ft. 30 fc 35 8.
A4inimum Landsca Rcauicrmrnt I 20°•e
(1]Singte-faauly attached residmriai units pamitted at ona dwelline per lat�cith no more that fice attached smits in one grouping.
[Z]Lot covetage includes afl baildings and impnvious surfaces
Comment: Per Table 18.510.2, above, all of the lots are greater than 7,500 square feet
and have a minimum lot width greater than 50 feet, frontage greater than 20 feet, sides
of 5 feet and rear lots of 15 feet. The application meets this criterion. See Sheet C3.
Chapter 18.705 -ACCESS, EGRESS,AND CIRCULATION
18.705.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development
including the consfruction of new structures, the remodeling of existing structures (see
Section 18.360.050), and to a change of use which increases the on-site parking or loading
requirements or which changes the access requirements.
B. Change or enlargement of use. Should the owner or occupant of a lot or building change or
enlarge the use to which the lot or building is put, thereby increasing access and egress
requirements, it is unlawful and is a violation of this title to begin or maintain such altered
use until the provisions of this chapter have been met if required or untiI the appropriate
approval authority has approved the change.
La�vreiice Land Partitioil Cit�-�_�f Ti�;ard 1�
SK l7esign LL.C: January�22,'QOi
C. YVhen site design review is not required. Where the provisions of Chapter 18.360, Sife
Development Review, do not apply, the Director shall approve, approve with conditions, or
deny an access plan submitted under the provisions of this chapter in conjunction with
another permit or land use action.
D. Conflict with subdivision requirements. The requirements and standards of this chapter shall
not apply where they conflict with the subdivision rules and standards of this title.
Comment: The applicant is proposing to partition the lots and thus this section applies.
18.705.030 General Provisions
A. Continuing obligation of property owner. The provisions and maintenance of access and
egress stipulated in this title are continuing requirements for the use of any structure or
parcel of real property in the City.
Comment: Each property owner of the individual parcel will be responsible for the
maintenance of the access and egress onto their parcel. This criterion is met
B. Access plan requirements. No building or other permit shall be issued until scaled pIans are
presented and approved as provided by this chapter that show how access, egress and
circulation requirements are to be fulfilled. The applicant shall submit a site plan. The
Director shall provide the applicant with detailed information about this submission
requirement.
Comment:The applicant has submitted a site plan that illustrates how access, egress
and circulation requirements are to be fulfilled. The applicant has provided a Site
Distance Verification for the site as directed which is provided in the exhibits. See Sheet
C6 and Exhibit F.
C. Joint access. Owners of two or more uses, structures, or parcels of Iand may agree to utiIize
joinfiy 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:
1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or
contracts to esfabIish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the
Cify.
Comment:The applicant is proposing that both parcels share a common accessway onto
SW 74th Avenue. Parcels 1 and 2 may gain access through a common driveway onto
SW 74� Avenue. This application meets this criterion. See Sheet C3.
D. PubIic street access All vehicular access and egress as required in Sections 18.705.030H and
18.705.0307 shall connect directly with a public or private street approved by the City for
pubIic use and shall be maintained at the required standards on a contimcous basis.
Lawrence Land Partitiun (�ity oY Ti�;ard 1$
SF:Design I.,1_.C: J<�nutiry 22,'_007
Comment:The applicant is proposing that both parcels will share a common access and
egress along a public street. Parcels 1 and 2 may gain access through a shared driveway
onto SW 74�Avenue. This application meets this criterion. See Sheet C6.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Comment:The applicant is proposing a curb cut for the driveway that will connect with
SW 74�h Avenue to meet the standards set forth in � 18.810.030N.This criterion is met.
F. Required walkway Iocation. On-site pedestrian walkways shall comply with the following
standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor landing
of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the
streets which provide the required access and egress. Walkways shall provide convenient
connections between buiidings in rnulti-building commercial, institutional, and industrial
complexes. Unless impractical, walkways shali be constructed between new and existing
developments and neighboring developments;
2. Within all attached housing (except two famiiy dweilings) and rnulti family deveiopments,
each residential dwelling shall be connected by walkway to the vehicular parking area, and
common open space and recreation facilities;
3. Wherever required walkways cross vehicle access driveways or parking Iots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physicaiiy
separated from motor vehicle traffic and parking by either a minimum 6-inch vertical
separation (curbed) or a minimum 3 foot horizontal separation, except that pedestrian
crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate
Iandscaping, pavement markings, or contrasting pavement materials are used. Walkways
shail be a minimum of four feet in width, exclusive of vehicle overhangs and obstructions
such as mailboxes, benches, bicycle racks, and sign posts, and shall be in cornpliance with
ADA standards;
4. Required walkways shall be paved with hard surfaced materials such as concrete, asphalt,
stone, brick, etc. Walkways may be required to be Iighted and/or signed as needed for safety
purposes. Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
Comment: The applicant is proposing single family homes and therefore this section is
not applicable.
G. Inadequate or hazardous access.
1. Applications for building permits shall be referred to the Commission for review when, in
the opinion of the Director, the access proposed:
a. Would cause or increase existing hazardous traffic conditions; or
b. Wouid provide inadequate access for emergency vehicles; or
La��rri+nce Land Partitiun Cit}'of Tihard 19
SR Desi;n L.LC Jainur�n�22,'i)07
c. Would in any other way cause hazardous conditions to exist which would constitute a
clear and present danger to the public health, safety, and general welfare.
2. Direct individual access to arterial or collector streets from single family dwellings and
duplex lots shall be discouraged. Direct access to collector or arterial streets sha11 be
considered only if there is no practical alternative way to access the site. If direct access is
permitted by the City, the applicanf will be required to mitigate for any safety or
neighborhood traffic management (NTM) impacts deemed applicable by the City Engineer.
This may include, but will not be Iimited to, the construction of a vehicle turnaround on the
site to eliminate the need for a vehicle to back out onto the roadway.
3. In no case shall the design of the service drive or drives require or facilitate the backward
movernent or other maneuvering of a vehicle within a street, other than an alley. Single-
family and duplex dwellings are exempt from this requirement.
Comment: The access proposed for the two parcels are not anticipated to cause
hazardous traffic conditions, provide inadequate access for emergency vehicles or
present danger to the public. The proposed partition is not located on streets labeled
arterial or collector streets, but on a neighborhood route and thus this criterion is not
applicable.
H. Access Management
1. An access report shall be submitted with alI new development proposals which verifies
design of driveways and streets are safe by meeting adequate stacking needs, sight distance
and deceieration standards as set by ODOT, Washington County, the City and AASHTO
(depending on jurisdiction of faciiify.)
2. Driveways shall not be permitfed to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall be 150 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 piaced
as far from the intersection as possible.
3. The minimum spacing of driveways and streets aIong a collector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of Iocal streets along a local street shall be 125 feet.
Comment: The applicant is proposing a two-parcel partition located along SW 74�h
Avenue, a neighborhood route. Additionally, no streets are proposed within the
partition and there are no driveways to be positioned along any collector or arterial
streets, and this section is not applicable.
La��renre Land Partit�iun City of Ti�;ard ZQ
SI;I?esign LI_.0 )<inuary 22,'_(?0'
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single family, duplex or attached singie family dwelling
units on individual lots and multi family residential uses shaIl not be less than as provided
in Table 18.705.1 and Table 18.705.2;
2. Vehicular access to multi family structures shall be brought to within 50 feet of the ground
floor entrance or the ground fIoor landing of a stairway, ramp, or elevator leading to the
dweliing units;
TABLE 18.705,1
VEHICULAR ACCESS/EGRESS REQL1RE1kiE?�?S:
RESIDE;rTIAL tiSE 6 OR FE�YER L'NTFS
\umber Dwelllng �tiui�num tiamberoi �iiuimum Access Wid[h Minimam Pacement
tiniVLots DM��e�avsRe uired Width
1 or 2 1 1 S' 10'
3-6 1 20' 20'
Comment: The applicant is proposing two single family dwelling units on individual
parcels with a common access/egress driveway for both parcels thus satisfying the
minimum number of driveways as it pertains to Table 18.705.2. The applicant will
comply with the minimum access width of fifteen feet and the minimum pavement
width of ten feet. T'his criterion is met.
3. Private residential access drives shall be provided and maintained in accordance with the
provisions of the Uniform Fire Code; �
Comment:The applicant proposes a private residential access drive that will be
maintained in accordance with the provisions of the Uniform Fire Code.This criterion is
met.
4. Access drives in excess of 150 feet in length shall be provided with approved provisions for
the turning around of fire apparatus by one of the following:
a. A circular, paved surface having a minimum turn radius measured from center point to
outside edge of 35 feet;
b. A hammerhead-configured, paved surface with each leg of the hammerhead having a
minimum depth of 40 feet and a minimum width of 20 feet;
c. The rnaximum cross slope of a required turnaround is 5%.
Comment: The applicant is not proposing any driveways in excess of 150 feet, thus this
section is not applicable.
5. Vehicie turnouts, (providing a minimum total driveway width of 24 feet for a distance of
at Ieast 30 feet), may be required so as to reduce the need for excessive vehicular backing
motions in situations where tzvo vehicles traveling in opposite directions meet on driveways
in excess of 200 feet in length;
Lawrence L.and Partitism City ul Ti�;ard Zl
SR Design LLC J<�nuary 22,2Q{)7
6. Where permitted, minimum width for driveway approaches to arterials or collector streets
shall be no Iess than 20 feet so as to avoid traffic turning from the street having to wait for
traffic exiting the site.
Comment: The applicant is proposing a two Iot partition.The proposed flag pole is
approximately 95 feet in length. Therefore subsection 5 does not apply. Since SW 74�'
Avenue is only a neighborhood route, not a collector or an arterial, subsection 6 does
not apply.
CHAPTER 18.715 - DENSITY COMPUTATIONS
18.715.020 Density Calculation
A. Definition of net development area. Net development area, in acres, shall be determined by
subtracting the following land area(s)from the gross acres, which is all of the land included
in the legal description of the property to be developed:
1. Ali sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wettands.
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. SingIe famiiy development: ailocate 20% of gross acreage;
b. Multi family deveiopment: allocate 15% of gross acreage.
4. AIl land proposed for private streets; and
5. A Iot of at least the size required by the applicable base zoning district, if an existing
dwelling is to remain on the site.
Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage
ways, wetlands, or dedicated parks. However, the right of way will not be considered
as part of the net development area of the property. The net development area was
determined by subtracting the land dedicated for public rights of way and easement
from the gross area. Therefore the gross area, 20,722 square feet subtracting the
dedicated area for the easement, 360 square feet equals 20,362 square feet. This criterion
is met.
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.
Comment:The applicant calculated the maximum number of residential units per net
acre by dividing the number of square feet in the net acres by the minimum number of
Lawrence tand I'artition City of Tigard 22
SP.Desio�l LLC January 22,2007
square feet required for each lot in the applicable zoning district. The maximum
number of additional residential units is (20,362/7,500=2.71) which equals two parcels.
C. Calculating minimum number of residential units. As required by Section 18.510.040, the
minimum number of residential units per net acre shall be calculated by multipiying the
maximum number of units determined in Subsection B above by 80% (0.8).
Comment: The minimum number of residential units 2.71 x .8=2.17 which equals two
units. The applicant is proposing a two-parcel partition. The applicant has
demonstrated how the partition meets the City's minimum density requirements. This
criterion is met.
CHAPTER 18.725 - ENVIRONMENTAL PERFORMANCE STANDARDS
18.725.020 General Provisions
A. Compliance with applicable state and federal regulations. In additivn to the regulations
adopted in this chapter, each use, activity or operation within the City of Tigard shall comply
with the applicable state and federal standards pertaining to noise, odor and discharge of
matter into the atmosphere, ground, sewer system or stream. Regulations adopted by the
State Environmental Quality Commission pertaining to non-point source pollution control
and contained in the Oregon Administrative Rules shall by this reference be made a part of
this chapter.
18.725.030 Performance Standards
A. Noise. For the purposes of noise regulation, the provisions of Sections 7.40.130 through
7.40.210 of the Tigard Municipal Code shall apply.
B. Visible emissions. Within the commercial zoning districts and the industrial park (IP)
zoning district, there shall be no use, operation or activity which results in a stack or other
point-source emission, other than an emission from space heating, or the emission of pure
uncombined water (steam) which is visible from a property Iine. Department of
Environmental Quality (DEQ) rules for visible emissions (340-21-015 and 340-28-070)
apply.
C. Vibration. No vibration other than that caused by highway vehicles, trains and aircraft is
permitted in any given zoning district which is discernible without instruments at the
property line of the use concerned.
D. Odors. The emission of odorous gases or other matter in such quantities as to be readily
detectable at any point beyond the property line of the use creating the odors is prohibited.
DEQ rules for odors (340-028-090) apply.
La�+�rence Land Partition Cit}'uf Ti�,atd 23
SR I?esign LLC: J<inu<�r�•22,2U07
E. Glare and heat. No direct or sky-reflected glare, whether from fIoodlights or from high
temperature processes such as combustion or welding, which is visible at the Iot line shall be
permitted, and;
1. There shall be no emission or transmission of heat or heated air which is discernible at the
lot line of the source; and
2. These regulations shall not apply to signs or fIoodlights in parking areas or construction
equipment at the time of construction or excavation work otherwise permitted by this title.
F. Insects and rodents. All materials including wastes shall be stored and all grounds shall be
maintained in a manner which will not attract or aid the propagation of insects or rodents or
create a health hazard.
Comment No noise, visible emissions, vibrations, odors, or glare and heat will be
produced from any of the parcels created from the partition. All materials, including
wastes, will be stored and all grounds will be maintained in a manner that will not
attract insects or rodents. The applicant and future residents of the homes will be
responsible for these standards.
CHAPTER 18.730 -EXCEPTIONS TO DEVELOPMENT STANDARDS
18.730.020 Exceptions to Building Height Limitations
C. Building heights and flag lots.
1. Limitations on the placement of residential structures on flag lots apply when any of the
following exist:
a. A flag lot was created prior to April 15, 1985;
b. A flag lot is created after April 15, 1985 by an approved partition; or
c. A flag lot is created by the approvai of a subdivision and the flag lot is located on the
periphery of the subdivision so that the lot adjoins other residentially-zoned land.
2. The maximum height for an attached or detached single family, duplex, or multiple famiiy
residential structure on a flag lof or a lot having sole access from an accessway, private drive
or easemerct is 1-1/2 stories or 25 feet, whichever is less, except that the maximum height may
be 2-1/2 stories or 35 feet, whichever is less, provided:
a. The proposed dweliing otherwise complies with the applicable dimensional requirements of
the zoning district;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is Iocated 50 feet or more from the
nearest point of the subject dwelling, or the residential structure exceeds 1-1/2 stories or 25
feet in height on any abutting lot; and
d. Windows 15 feet or more above grade shall not face dweiling unit windows or patios on
any abutting Iot uniess the proposaI includes an agreement to pIant trees capable of
mitigating direct views, or that such trees exist and will be preserved.
Lawreace Land Partition City of Tihard 2¢
5R I7Etsign LI.0 1a'su<iry 22•.�.(%0,'
3. Where an agreement is made to plant trees capable of mitigating direct views, the
agreement shali be deemed a condition of approval under the provisions of Secfion
18.390.030 D.
4. The tree planting agreement shall be a condition of Chapter 18.360, Site Development
Review,for three or more attached units or a multiple family residential structure, or, at the
time of issuance of building permits,for singie detached units, one duplex or two attached
residential units.
Comment: The applicant is proposing two parcels with their front facing SW 74t'' by a
flag lot configuration. Therefore, Parcell falls under the directives of this section.
Should the applicant plan to construct a dwelling on parcell, the maximum height will
be 2 -1/2 stories, so long as it complies with the conditions of� 18.730.020(c) (2). T'he
proposed dwelling will comply with the dimensional requirements of the zoning
district and a 10 feet side yard will be preserved. The abutting home to the north is less
than two stories and thus the building footprint for parcel one will be required to be at
least fifty feet or more from the nearest point of the subject dwelling and windows
fifteen feet or more above grade will not face dwelling unit windows or patios. The
applicant is amenable to mitigating direct views by planting trees should it be a
condition of approval.
18.730.030 Zero Lot Line Setback Standards
A. Applicability and limitations. The provisions of this chapter apply to the R-4.5 and R-7
zoning districts and are limited to single family detached dwelling units. The provisions of
this chapter shall be applied in conjunction with:
1. An application for planned development approval under the provisions of Chapter 18.350,
Planned Development;
2. An application for subdivision approval under the provisions of Chapter 18.430,
Subdivision; or
3. An application for partitioning approval under the provisions of Chapter 18.420, Partztion.
B. Approval criteria and conditions.
1. The approval authority shall approve, approve with conditions or deny an application for a
zero lot line development based on findings that:
a. There shall be a 10 foot separation between each residential dwelling structure or garage;
b. No residential dwelling shall be placed on a lot line which is common to a lot line which is
not a part of the overall development;
c. No structure shall be placed on a Iot line which is common to a public or private road
right-of-way or easement Iine; and
d. A five foot non-exclusive maintenance easement shall be delineated on the plan for each 1ot
having a zero setback area:
(1) The easement shall be on the adjacent Iot and shall describe the maintenance requirements
for the zero lot line wall, or deed restrictions must be submitted with the preliminary piat
Lativ�'cnce Lanu Partiti�?i1 Cih�of Ti�;ard 2,5
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which addresses the maintenance requirements for the zero setback wall of the detached
dwellings; and
(2) The easement shall be recorded with Washington County and submitted to the City with
the recorded final plat prior to the issuance of any building permits within the development.
2. The approval authority requires the foliowing conditions to be satisfied:
a. Deed restrictions shall be recorded with Washington County which ensure that:
(1) The 10 foot separation between the residential structures shall remain in perpetuity; and
(2) The 10 foot separation between the residential structures shall be maintained free from
any obstructions other than:
(a) The eaves of the structure;
(b)A chimney which may encroach into the setback area by not more than two feet;
(c)A swimming pooi;
(d)Normal Iandscaping; or
(e) A garden wall or fence equipped with a gate for emergency access and maintenance
purposes.
b. Easements shall be granted where any portion of the structure or architecturaI feature
projects over a property Iine; and
c. The maximum lot coverage for zero lot line shall not exceed fhe mczximum lot coverage for
the base zone.
C. Application submission requirements. All applications shall be made on forms provided by
the Director in accordance with Chapter 18.350, Planned Developments, Chapter 18.430,
Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by:
1. Copies of the plat plan indicating building and easement location and dimensions, and
necessary data or narrative which explains how the development conforms to the standards;
2. A list of names and addresses of all property owners of record immediately abutting the
site;
3. All other requirements of Chapters 18.350, 18.430 and 18.420 shali apply.
Comment: The applicant is not requesting a zero lot line, thus this criterion is not
applicable.
18.730.040 Additionai Setback Requirements
A. Additional setback from roadways. The minimurn yard requirement shali be increased in the
event a yard abuts a street having a right-of-way width less than required by its functional
classification on the City's transportation plan map and, in such case, the setback shall be not
less than the setback required by the zone plus one-half of the projected road width as shown
on the transportation map.
B. Distance between multi family residential structure and other structures on site.
1. To provide privacy, Iight, air, and access to the multiple and attached residential dweilings
within a development, the following separations sha11 apply:
Lativri�nce Laiid Partitiot� C'ity oE Ti�ard 2(
SR Dc.sigt�L..L..C: J<u�uary�22,200'
a. Buildings with windowed wails facing buildings with windowed walls shall have a 25 foot
separation;
b. Buildings with windowed walls facing buildings with a blank walI shall have a 15 foot
separation;
c. Buiidings with opposing blank walls shall have a 10 foot separation;
d. Building separation shali also appiy to buildings having projections such as balconies, bay
windows and room projections; and
e. Buildings with courtyards to maintain separation of opposing wa11s as listed in
Subsections 1-3 above for walls in separate buildings.
2. Where buildings exceed a harizontal dimension of 60 feet or exceed 30 feet in height, the
minimum wa11 separation shall be one foot for each 15 feet of building length over 50 feet and
two feet for each 10 feet of building height over 30 feet.
3. Driveways, parking lots, and common or public walkways shall maintain the following
separation for dwelling units within eight feet of the ground levei:
a. Driveways and parking Iots shall be separated from windowed walls by at least eight feet;
walkways running para11e1 to the face of the structures shall be separated by at least five feet;
and
b. Driveways and parking lofs shall be separated from living room windows by at least 10
feet; walkways running parallel to the face of the structure shall be separated by at least seven
feet.
C. When no yard setback is required. In zoning districts where a side yard or a rear yard setback
is not required, a structure which is not to be built on the property line shall be set
Comment: The proposal does not require an additional setback due to the yard
abutting a street having a right of way width less than required according to the City's
transportation plan map. Thus this criterion is not applicable.
CHAPTER 18.745 - LANDSCAPING AND SCREEIVING
18.745.020 Applicability
A. Applicabiiity. The provisions of this chapter shall apply to all development including the
construction of new structures, remodeling of existing structures where the landscaping is
nonconforming (Section 18.760.040.C), and to a change of use which results in the need for
increased on-site parking or loading requirements or which changes the access requirements.
C. Site pIan requirements. The appIicant shall submit a site pIan. The Director shall provide the
applicant with detailed information about this submission requirement.
Comment: Since this is a partition, a full landscape plan is not required. Landscaping
will be provided once the homes are constructed, but the specific design will not be
determined at this stage of the development. Therefore, this criterion is met.
Lawrence Land Partition City of Ti�;ard 2�
SP Dc�si�n L1.0 }tinut+ry�22,'007
18.745.030 General Provisions
A. Obligation to maintain. Unless otherwise provided by the Iease agreement, the owner, tenant
and his agent, if any, shall be jointly and severally responsible for the maintenance of all
landscaping and screening which shail be maintained in good condition so as to present a
healthy, neat and orderly appearance, shall be replaced or repaired as necessary, and shall be
kept free from refuse and debris.
Comment: The applicant will be responsible for the maintenance of the landscaping
until the property is sold to an individual homeowner. At that time, the new
homeowner will maintain the landscaping and screening. This criterion is met.
B. Pruning required. A11 plant growth in landscaped areas of developments shall be controlled
by pruning, trimming or otherwise so that:
1. It will not interfere with tke maintenance or repair of any public utility;
2. It wiil not restrict pedestrian or vehicular access; and
3. It will not constitute a traffic hazard because of reduced visibility.
Comment: All landscaping will be maintained by the homeowner to allow for
maintenance or repair of public utility to allow pedestrian or vehicular access, and to
increase traffic visibility. This criterion is met
C. Installation requirements. The installation of all landscaping shaIl be as foilows:
1. Ali landscaping shall be instailed according to accepted planting procedures;
2. The plant materials shall be of high grade, and shall meet the size and grading standards
of the American Standards for Nurberg Stock (ANSI Z60, 1-1986, and any future revisions);
and
3. Landscaping shall be installed in accordance with the provisions of this titie.
Comment: All landscaping will be installed according to accepted planting
procedures, be of high grade and meet the size and grading standards, and will be
installed to meet the provisions of this title.
D. Certificate of Occupancy. Certificates of occupancy shall not be issued unIess the Iandscaping
requirements have been met or other arrangements have been made and approved by the City
such as the posting of a bond.
Comment: The applicant acknowledges that certificates of oceupancy will not be
issued until the landscaping requirements have been met to comply with this section.
E. Protection of existing vegetation. Existing vegetation on a site shail be protected as micch as
possibie:
1. The developer shall provide methods for the protection of existing vegetation to remain
during the construction process; and
Lati�rence Laild Partitiun Cit}'of Ti�;ard 2$
SR Desigr�I..LC )anuar��22,2l?U:
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 individual trees).
Comment: All trees are to remain on site except for those marked for removal on the
Tree Removal Plan. Appropriate protection measures will be taken to preserve trees
during the construction process. This criterion is met. See Exhibit D, Tree Removal and
Mitigation Plan.
F. Care of landscaping along public rights-of-way. Appropriate methods for the care and
maintenance of street trees and landscaping materials shalI be provided by the owner of the
property abutting the rights-of-way unless otherwise required for emergency conditions and
the safety of the general public.
Comment: The homeowners along SW 74� Avenue will maintain the landscaping
materials along the rights-of-way to comply with this section. No street trees are
proposed at this time since the frontage of parcel2 is less than 100-feet in length and
parcel 1 is only 16-feet. This criterion is met.
G. Conditions of approval of existing vegetation. The review procedures and standards for
required landscaping and screening shall be specified in the conditions of approval during
development review and in no instance shall be Iess than that required for conventional
development.
Comment: The applicant is proposing to dedicate right-of-way along SW 74�'Avenue.
The applicant will not propose to plant trees, shrubs or other plantings over 18 inches in
height along areas that may interfere with the vision clearance triangle. All landscaping
standards, as detailed by this code, will be met as part of the overall development of
two single-family homes in a single-family zoning district. This criterion is met.
H. Height restrictions abutting public rights-of-way. No trees, shrubs or piantings more than
18 inches in height shail be planted in the public right-of-way abutting roadways having no
established curb and gutter.
Comrnent:The applicant will not plant trees, shrubs or plants that are more than 18
inches in height in the public right of way abutting roadways that have no established
curb and gutter. This criterion is met.
18.745.040 Street Trees
A. Protection of existing vegetation. All development projects fronting on a public street,
private street or a private driveway rnore than 100 feet in length approved after the adoption
of this title shall be required to plant street trees in accordance with the standards in Section
18.745.040.C.
Commen�This development fronts a public street less than 100 feet in length and thus
street trees may not be required per this Code Secfion. This criterion is not applicable.
LawrenceLand Partitiun Cit} oETi�;ard 29
;iIZ Desi�n LLC )anuary'22,?007
B. Street tree planting 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.
C. Size and spacing of street trees.
1. Landscaping in the front and exterior side yards shall include trees with a minimum
caliper of two inches at four feet in height as specified in the requirements stated in Section
18.745.040.C.2 below;
2. The specific spacing of street trees by size of tree shall be as follows:
a. SmalI or narrow-stature trees under 25 feet tall and Iess than 16 feet wide branching at
maturity shall be spaced no greater than 20 feet apart;
b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at maturity
shall be spaced no greater than 30 feet apart;
c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shail be
spaced no greater than 40 feet apart;
d. Except for signalized intersections as provided in Section 18.745.040.H, trees shall not be
planted closer than 20 feet from a street intersection, nor closer than two feet from private
driveways (measured at the back edge of the sidewalk),fire hydrants or utility poles to
maintain visual clearance;
e. No new utility pole location shali be estabiished closer than five feet to any existing street
tree;
f. Tree pits shall be Iocated so as not to include utilities (e.g., water and gas meters) in the
tree well;
g. On-premises utilities (e.g., water and gas meters) shalt not be installed within existing
tree well areas;
h. Street trees shall not be planted closer than 20 feet to light standards;
i. New light standards shall not be positioned cIoser than 20 feet to existing street trees
except when public safety dictates, then they may be positioned no closer than 10 feet;
j. Where there are overhead power lines, the street tree species selected shall be of a type
which, at full maturity, will not interfere with the lines;
k. Trees shall not be planted within two feet from the face of the curb; and
l. Trees shall not be planted within two feet of any permanent hard surface paving or
walkway:
(1) Space between the tree and the hard surface may be covered by a nonpermanent hard
surface such as grates, bricks on sand, paver blocks and cobblestones; and
(2) Sidewalk cuts in concrete for tree planting shall be at ieast four by four feet to allow for
air and water into the root area.
Comment: This development fronts a public street less than 100 feet in length and thus
street trees may not be required per this Code Section. This criterion is not applicable.
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D. Pruning requirernents. Trees, as they grow, shall be pruned to provide at least eight feet of
ciearance above sidewalks and 13 feet above local street, 15 feet above collector street, and 18
feet above arterial street roadway surfaces.
Comment: If conditioned, any street trees will be pruned and maintained by the
applicant until new owners purchase the individual parcels. At that time, the new
homeowners will maintain the trees to meet the requirements of the section.
E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or
filling takes place within the drip-line of the tree unless an adjustment is approved by the
Director by means of a Type I procedure, as governed by Section 18.390.030, using approval
criteria in Section 18.370.020.C.4.a.
Comment:The applicant may utilize several existing trees SW 74� Avenue to serve as
street trees. Should these existing trees be utilized, no cutting or filling will take place
within the drip-line of the tree. This criterion is met.
F. Replacement of street trees. Existing street trees rernoved by development projects or other
construction shail be repIaced by the developer with those types of trees approved by the
Director. The replacement trees shall be of a size and species similar to the trees that are
being removed unless iesser sized alternatives are approved by the Director.
G. Granting of adjustments. Adjustments to the street tree requirements may be granted by the
Director by means of a Type I procedure, as regulated in Section 18.390.030, using approval
criteria in Section 18.370.020.C.4.b.
H. Location of trees near signalized intersections. The Director may allow trees closer to
specified intersections which are signalized, provided the provisions of Chapter 18.795,
Visual Clearance, are satisfied.
Comment: The development fronts a public street less than 100 feet in length and thus
street trees may not be required per this Code Section. This criterion is not applicable.
18.745.050 Buffering and Screening
A. Generai provisions.
1. It is the intent that these requirements shall provide for privacy and protection and reduce
or eliminate tYce adverse impacts of visual or noise pollution at a development site, without
unduiy interfering with the view from neighboring properties or jeopardizing the safety of
pedestrians and vehicles;
2. Buffering and screening is required to reduce the impacts on adjacent uses which are of a
different type in accordance with the matrices in this chapter (Tables 18.745.1 and 18.745.2).
The owner of each proposed development is responsible for the installation and effective
maintenance of buffering and screening. When different uses would be abutting one another
except for separation by a right-of-way, buffering, but not screening, shall be required as
specified in the matrix;
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Sh L)esign t..t_C: )anuary 22.�O(77
3. In lieu of these standards, a detailed buffer area iandscaping and screening plan may be
submitted for the Director's approval as an alternative to the buffer area landscaping and
screening standards, provided it affords the same degree of buffering and screening as
required by this code.
Comment: All adjacent uses to this property are the same zoning classification of R-4.5
and are detached single units. The buffer matrix states that no additional buffering or
screening is required. However, the applicant plans on buffering along the driveway to
the north where it is abutting the neighboring property owner. Thus, this criterion is
met.
B. Buffering and screening requirements.
1. A buffer consists of an area within a required setback adjacent to a property line and
having a depth equal to the amount specified in the buffering and screening matrix and
containing a length equal to the length of the property Iine of the abutting use or uses;
2. A buffer area may only be occupied by utilities, screening, sidewalks and bikeways, and
Iandscaping. No buildings, accessways or parking areas shall be allowed in a buffer area
except where an accessway has been approved by the City;
3. A fence, hedge or wall, or any combination of such eiements, which are Iocated in any yard
is subject to the conditions and requirements of Sections 18.745.050.B.8 and 18.745.050.D;
4. The minimum improvements within a buffer area shall consist of combinations for
landscaping and screening as specified in Table 18.745.1. In addition, improvements shall
meet the following specifications:
a. At Ieast one row of trees shall be planted. They shall have a minimum caliper of two inches
at four feet in height above grade for deciduous trees and a rninimum height of five feet high
for evergreen trees at the time of planting. Spacing for trees shall be as follows:
(1) Small or narrow-stature trees, under 25 feet tall or less than 16 feet wide at maturity
shall be spaced no further than 15 feet apart;
(2)Medium-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide
branching at maturity shall be spaced no greater than 30 feet apart;
(3) Large trees, over 40 feet tall and with more than 35 feet wide branching at maturity, shall
be spaced no greater than 30 feet apart.
b. In addition, at least 10 five-gallon shrubs or 20 one-gallon shrubs shall be pianted for each
1,000 sqicare feet of required buffer area;
c. The remaining area shail be planted in lawn or other iiving ground cover.
5. Where screening is required the foIlowing standards sha11 apply in addition to those
required for buffering:
a. A hedge of narrow or broad Ieaf evergreen shrubs shaIl be planted which will form a four-
foof continuous screen of the height specified in Tabie 18.745.2 within two years of planting;
or
La�+�reiice Land Partitiun Cicy uf Ti;;ard 32
S.P i:)esi�rx i.:[..C: January�22,2U(i'
b. An earthen berm planted with evergreen plant materials shall be provided which will form
a continuous screen of the height specified in Table 18.745.2 within two years. The unplanted
portion of the berm shall be planted in lawn or other living ground cover; or
c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a
continuous sight obscuring screen.
6. Buffering and screening provisions shall be superseded by the vision clearance
requirements as set forth in Chapter 18.795;
7. When the use to be screened is downhill from the adjoining zone or use, the prescribed
heights of required fences, walls, or landscape screening shall be measured from the acfual
grade of the adjoining property. In this case,fences and walls may exceed the permitted six
foot height at the discretion of the director as a condition of approval. When the grades are so
steep so as to make the installation of walls,fences or landscaping fo the required height
impractical, a detailed landscape/screening plan shall be submitted for approval;
8. Fences and wails
a. Fences and walls shall be constructed of any materials commonly used in the construction
of fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director;
b. Such fence or wall construction shall be in compliance with other City regulations;
c. Walls shall be a minimum of six inches thick; and
d. Chain Iink fences with slats shall qualify for screening. However, chain link fences without
slats shall require the planting of a continuous evergreen hedge to be considered screening.
9. Hedges
a. An evergreen hedge or other dense evergreen landscaping may satisfy a requirement for a
sight-obscuring fence where required subject ta the height requirement in Sections
18J45.050.C.2.a and 18J45.050.C.2.b;
b. Such hedge or other dense Iandscaping shalI be properly maintained and shall be replaced
with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the
purpose of obscuring view; and
c. No hedge shall be grown or maintained at a height greater than that permitted by these
regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795.
Comment: All uses adjacent to this property are under the same zoning classification
of R-4.5 and are detached single units so that no additional buffering or screening is
required. The applicant plans on preserving several existing trees on the western
boundary of parcel two to serve as a buffer. However, the applicant plans on buffering
along the driveway to the north where it is abutting the neighboring property owner.
This criterion is met.
C. Setbacks for fences or walis.
1. No fence or walI shail be constructed which exceeds the standards in Section
18.745.050.C.2 except when the approval authority, as a condition of approval, allows that a
Lawrence Land Par6tiun Cit,-of Ti�;ard 33
5h Desigii LLC Janu<�r}�22,?Ot)'
fence or wall be constructed to a height greater than otherwise perrnitted to mitigate against
potential adverse effects;
2. Fences or walls:
a. May not exceed three feet in heighf in a required front yard along local streets or eight feet
in all other locations and, in all other cases, sha11 meet vision clearance area requirements in
Chapter 18J95;
b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or
collector street. For any fence over three feet in height in the required front yard area,
permission shall be subject to administrative review of the location of the fence or wall.
3. All fences or wails sha11 meet vision clearance area requirements in Chapter 18.795;
4. All fences or waIls greater than six feet in height shali be subject to building permit
approval.
Comment: T'he applicant does not propose any fences or walls along local streets nor
will any walls or fences be taller than eight feet in height. This criterion is met.
D. Height restrictions.
1. The prescribed heights of required fences, walls or landscaping shail be measured from the
actual adjoining level of finished grade, except that where parking, loading, storage or similar
areas are located above finished grade, the height of fences, walls or landscaping required to
screen such areas or space shall be measured from the level of such improvements;
2. An earthen berm and fence or wall combination shall not exceed the six foot height
lirnitation for screening.
Comment: The applicant does not propose fences that would exceed the height
restrichon of this section. This criterion is met.
E. Screening: speciai provisions.
1. Screening and landscaping of parking and loading areas:
a. Screening of parking and loading areas is required. The specifications for this screening are
as follows:
(1) Landscaped parking areas shall include special design features which effectively screen
the parking lot areas from view. These design features may include the use of Iandscaped
berms, decorative walls and raised planters;
(2) Landscape planters may be used to define or screen the appearance of off-street parking
areas from the public right-of-way;
(3)Materials to be installed should achieve a balarcce between low Iying and vertical
shrubbery and trees;
(4) Trees shall be ptanted in Iandscaped islands in all parking areas, and shall be equaiiy
distributed and on the basis of one tree for each seven parking spaces in order to provide a
canopy effect; and
La���rcnce Land Partiti�?i� City ul Ti�;ard S4
S.K Design LLC Januan•22,2(?U'
(5) The minimum dimension of the iandscape islands shall be three feet and the landscaping
shall be protected from vehicular damage by some form of wheel guard or curb.
2. Screening of service facilities. Except for one family and two family dwellings, any refuse
container or disposal area and service facilities such as gas meters and air conditioners which
wouid otherwise be visible from a public street, customer or resident parking area, any public
facility or any residential area shali be screened from view by placement of a solid wood fence
or masonry wall between five and eight feet in height. All refuse materials shall be contained
within the screened area;
3. Screening of swimming pools. All swimming pools shall be enclosed as required by City of
Tigard Building Code;
4. Screening of refuse containers. Except for one-and two family dwellings, any refuse
container or refuse collection area which would be visible from a public streef, parking lot,
residential or commercial area, or any public facility such as a school or park shall be
screened or enclosed from view by placement of a solid wood fence, masonry wall or
evergreen hedge. All refuse shall be contained within the screened area.
Comment: The applicant is not proposing any screening situation that would trigger
the special provisions of this code section. Therefore, this section is not applicable.
F. Buffer Matrix.
1. The Buffer Matrices contained in Tables 18.745.1 and 18.745.2 shall be used in
calculating widths of buffering/screening and required improvements to be installed between
proposed uses and abutting uses or zoning districts;
2. An application for a variance to the standards required in Tables 18.745.1 and 18.745.2,
shall be processed as a Type II procedure, as regulated by Section 18.390.040, using approval
criteria in Section 18.370.010. (Ord. 02-33)
Comment: All uses adjacent to this property are under the same zoning classification of
R-4.5 and are detached single units so that no additional buffering or screening is
required. This criterion is met.
18.745.060 Re-vegetation
A. When re-vegetation is required. Where natural vegetation has been removed through grading
in areas not affected by the landscaping requirements and that are not to be occupied by
structures, such areas are to be repianted as set forth in this section to prevent erosion after
construction activities are completed.
Comment: This application is not proposing grading within the right-of-way.
However, if there are any areas affected by grading, which are not occupied by a
structure will be replanted to prevent erosion after construction. Therefore, this
criterion is met.
La�rrcitce Land P.lTtllt��il Cih-oi Ti�;ard 3j
5R Design LtC January�22,2U0'
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading
and construction is to be stored on or near the sites and protected from erosion while grading
operations are underway; and
1. Such storage may not be located where it would cause suffocation of root systems of trees
intended to be preserved; and
2. After completion of such grading, the topsoil is to be restored to exposed cut and fiil
embankments or building pads to provide a suitable base for seeding and planting.
Comment: This application is not proposing grading on the site as part of this
application. However, if topsoil is removed during construction of the utility
improvements then any topsoil removed for grading and construction will be stored on
or near the site and protected from erosion as detailed in this section. After grading, the
soil will be restored on the site for planting. Therefore, this criterion is met.
C. Methods of re-vegetation.
1. Acceptable methods of re-vegetation include hydro-muiching or the planting of rye grass,
barley, or other seed with equivalent germination rates, and:
a. Where lawn or turf grass is to be established, lawn grass seed or other appropriate
landscape cover is to be sown at not less than four pounds to each 1,000 square feet of land
area;
b. Other re-vegetation methods offering equivalent protection may be approved by the
approval authority;
c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and
d. The use of native plant materials is encouraged to reduce irrigation and
maintenance demands.
Comment: The applicant will perform all re-vegetation as described above to fully
comply with the standards set forth in this Code Section. This criterion is met.
CHAPTER 18.765 - OFF-STREET PARKING AND LOADING REQLIIREMENTS
18.765.020 Applicability of Provisions
A. New construction. At the time of the erection of a new structure within any zoning district,
off-street vehicIe parking will be provided in accordance with Section 18.765.070.
B. Expansion of existing use. At the time of an enlargement of a structure which increases the
on-site vehicie parking requirements, off-street vehicle parking will be provided in accordance
with Section 18.765.070 subject to the folIowing:
E. Buitding permit conditions. The provision and maintenance of off-street vehicle parking and
loading spaces are the continuing obligation of the property owner:
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SR Desi�n LLC )<u�uatl•22,'_UU'
1. No building or other permit shaIl be issued until plans are presented to the Director to
show that property is and wilI remain available for exclusive use as off-street vehicle parking
and loading space; and
2. The subsequent use of property for which the building permit is issued shall be conditional
upon the unqualified continuance and availability of the amount of vehicle parking and
loading space required by this title;
3. Required vehicle parking shall:
a. Be available for the parking of operable passenger vehicles of residents, patron and
employees oniy;
b. Nof be used for storage of vehicles or materials or for the parking of trucks used in conduct
of the business or use; and
c. Not be rented, leased or assigned to any other person or organization.
Comment:The applicant is proposing a two-parcel partition which will be designed for
single-family homes; therefore, this standard is applicable to the development.
18.765.030 General Provisions
A. Vehicle parking p[an requirements. No building or other permit shall be issued untii scaIed
plans are presented and approved as provided by this chapter that show how access, egress
and circulation requirements are to be fulfilled. The applicant sha11 submit a site plan. The
Director shaIl provide the applicant with detailed information about this submission
requirement.
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single family and duplex dwellings and single family
attached dwellings shail be located on the same Iot with the dwelling(s);
Comment: T'he Preliminary Site plan shows how access, egress and circulation to
access each lot will be granted. Although homes are not proposed at this time, each
parcel will have ample room to have passenger vehicles park off street.
C. Joint parking.
Comment: The applicant is not proposing joint parking with this application; therefore,
this section is not applicable to the development.
D. Parking in mixed-use projects.
Comment: The applicant is not proposing a mixed-use project; therefore, this section is
not applicable to the development.
E. Visitor parking in multi famiiy residential developments.
La�vrence Laitd Partitioii Cit��of Tigard 3'7
SR Design LL.0 J�uluar}•22,20U7
Comment:This application is for single-family residential development; therefore, this
section is not applicable.
F. Preferential long-term carpool/vanpool parking.
Comment Carpool and vanpool parking is not required with this development;
therefore, this section is not applicable.
G. Disabled-accessible parking.
Comment Parking areas are not required with single-family detached dwelling units;
therefore, this section is not applicable to the development.
H. DEQ indirect source construction permit. All parking lots containing 250 spaces or parking
structures containing two or more levels shall require review by the Oregon Department of
Environmental Quality (DEQ) to:
Commen� A parking lot is not being proposed as a part of this application; therefore,
this section is not applicable to the development.
18.765.040 General Design Standards
A. Maintenance of parking areas. All parking lots shall be kept clean and in good repair at alI
times. Breaks in paved surfaces shall be repaired promptly and broken or splintered wheel
stops shall be replaced so that their function wiIl not be impaired.
Commen� A parking lot is not being proposed with this application; therefore, this
section is not applicable to the development.
B. Access drives. With regard to access to pubiic streets from off-street parking:
1. Access drives from the street to off-street parking or Ioading areas shall be designed and
constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and
vehicuIar traffic on the site;
2. The number and size of access drives shali be in accordance with the requirements of
Chapter, 18.705,Access, Egress and CircuIation;
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 shail have a minimum vision clearance in accordance with Chapter 18.795,
VisuaI Clearance;
5. Access drives shall be improved with an asphalt or concrete surface; and
6. Excluding singie family and duplex residences, except as provided by Subsection
18.810.030P, groups of two or more parking spaces shall be served by a service drive so that
La�vrence Land Partition Cif} oE Ti�;ard 38
SR I�esinn LLC �iUlUi1T}'L�,�UOi
no backing movements or other maneuvering within a street or ather public right-of-way will
be required.
Comment: The access drives for the dwelling units will comply with all of the
standards required for single-family detached residences as stated within this Code
Section. This criterion is met.
H. Parking space surfacing.
1. Except for single family and duplex residences, and for temporary uses or fleet storage
areas as authorized in 18.765.040.H.3 and 4 below, all areas used for the parking or storage
or maneuvering of any vehicle, boat or trailer shalI be improved with asphalt or concrete
surfaces;
2. Off-street parking spaces for single and two family residences shall be improved with an
asphalt or concrete surface;
Comment All off-street parking spaces will be improved with an asphalt or concrete
surface to comply with this standard for single-family residences.
K. Drainage. Off-street parking and loading areas shall be drained in accordance with
specifications approved by the City Engineer to ensure that ponds do not occur, except for
single family and duplex residences, off-street parking and loading facilities shall be drained
to avoid flow of water across public sidewalks.
Comment:All off-street parking spaces for the single-family residences will be well-
drained. Since sidewalks are not proposed, sheet flow will not occur over them. Parcel2
will drain to the drainage ditch along SW 74'h Avenue; Parcell will drain to a storm line
on the western property line boundary. Therefore, this criterion has been met.
18.765.050 Bicycle Parking Desig�rz Standards
Comment According to Table 18.765.2, bicycle parking is not required with this
application.
Table 18.765.2 Minimum arcd Maximum Required Off-street Vehicle and Bicycle Parking
Re uirements
MINIMUM ZONE A MAXIMUM ZONE B BICYCLE
RESIDENTIAL
Household Livin
Sin le Unit,Detached 1.0/DU None(M) None(M) None(M)
Accesso Units 1.0/DU None None None
(M):Metro Requirement
La�n�rence Land P,rtittui: C:ity�?(Ti�;ard 39
SK I:�esi�n L.L:C )�uluan�22,2Q07
18.765.070 Minimum and Maximum Off-Street Parking Requirements
A. Parking requirements for unlisted uses.
1. The Director rnay rule that a use, not specificaliy listed in Section 18.765.070.H, is a use
similar to a Iisted use and that the same parking standards shaIl apply. If the applicant
requests that the Director's decision be rendered in writing, it shalI constitute a Director's
Interpretation, as governed by Section 18.340;
2. The Director shall maintain a list of approved unlisted use parking requirements which
shall have the same effect as an amendment to this chapter.
B. Choice of parking requirements. When a building or use is planned or constructed in such a
manner that a choice of parking requirements could be made, the use which requires the
greater nurnber of parking spaces shall govern.
H. Specific requirements. (See Table 18.765.2) (Ord. 02-13)
Comment: The applicant is proposing a two-parcel partition for the development of
single-family detached dwelling units, within the R-4.5 zone, a listed use. T'he
minimum required off-street parking space is 1.0/DU, per Table 18.765.2. Residential
developments do not have a maximum off-street parking space requirement.
18.765.080 Off-Street Loading Requirements
A. Off-street loading spaces. Commercial, industrial and institutional buildings or structures
to be built or alfered which receive and distribute material or merchandise by truck shall
provide and maintain off-street loading and maneuvering space as follows:
Comment The applicant is proposing development in a residential zone, R-4.5;
therefore, this section is not applicable to the development.
CHAPTER 18.790 - TREE REMOVAL
18.790.030 Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by
a certified arborist shaIl 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.
Comment: The applicant has prepared a tree plan in compliance with this Code Section.
It can be found in Exhibit D. In addition to the tree removal plan, the applicant has
La�+�rence Lana Par=itio�i Citv of Tigard 40
S12 Desigri LL.0 January 22,200i
supplied an arborist report prepared by a certified arborist, as required by the City
which reflects the planting, removal and protection of trees. This criterion is met.
B. Plan requirements. 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;
Comment: The tree assessment from the tree plan identifies the location, size and
species of all existing trees on the proposed site. See Exhibit D.
�
2. Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in
accordance with the following standards and shall be exclusive of trees required by other
development code provisions for landscaping, stYeets and parking lots:
a. Retention of less than 25% of existing trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
c. Retention of from 50% to 75% of existing trees over 12 inches in caliper requires that 50
percent of the trees to be removed be mitigated in accordance with Section 18J90.060D;
d. Retention of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation.
Comment: The tree assessment from the tree plan indicates nineteen trees over 12
inches in caliper exist on site axld of that number; nine will be removed resulting in
52.63% retention percentage rate. The total number of inches that are to be removed
equals 218 inches. With the retention rate of trees being between 50 and 75%, fifty
percent of the diameter inches of the trees to be removed need mitigation. 50% of 218
inches equals 109 inches. If the owner chooses to pay into the Tigard tree fund, the
amount would be $13,625.00 ($125.00 x 109 inches). This criterion is met. See Exhibit D.
3. Identification of all trees which are proposed to be removed;
Comment: All trees to be removed have been identified on the Tree Removal Plan. See
Exhibit D.
4. A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
Comment: The Tree Mitigation Plan illustrates all tress scheduled for removal. The
plan notes that existing trees are to be protected during construction and protective
La�vrritct Land I'artititn� Citt�ui Tirard 41
S.i2 I:)e.sign L,I.:C J<+nuti.ry 22,4()0"
measures will be further identified on the construction plans for this development. This
criterion is met.
C. Subsequent tree removal. Trees removed within the period of one year prior to a development
application listed above will be inventoried as part of the tree pian above and will be repiaced
according to 5ection 18.790.060D.
Comment: No trees are proposed to be removed one year prior to this development
application. This criterion is met.
18.790.040 Incentives for Tree Retention
A. Incentives. To assist in the preservation and retention of existing trees, the Director may
apply one or more of the folIowing incentives as part of development review approval and the
provisions of a tree plan according to Section 18.790.030:
1. Density honus. For each 2% of canopy cover provided by existing trees over 12 inches in
caliper that are preserved and incorporated into a development pian, a 1% bonus may be
applied to density computations of Chapter 18.715. No more than a 20% bonus may be
granted for any one development. The percentage density bonus shall be applied to the
number of dwelling units al�owed in the underlying zone. This bonus is not applicable to
trees preserved in areas of floodpiain, slopes greater than 25%, drainage ways, or wetlands
that wouid otherwise be precIuded from development;
2. Lot size averaging. To retain existing trees over 12 inches in caliper in the development
plan for any land division under Chapter 18.400, lot size may be averaged to alIow lots less
than the minimum Iot size allowed by the underlying zone as long as the average lot area for
all lots and private open space is not less than that allowed by the underlying zone. No lot
area shall be Iess than 80% of the minimum lot size allowed in the zone;
3. Lot width and depth. To refain existing trees over 12 inches in caliper in the development
plan for any land division under Chapter 18.400, lot width and lot depth may be reduced up
to 20% of that required by the underlying zone;
4. Commercial/industrial/civic use parking. For each 2% of canopy cover provided by
existing trees over 12 inches in caliper that are preserved and incorporated into a
development plan for commercial, industrial or civic uses listed in Section 18J65.080,
Minimum and Maximum Off- Street Parking Requirements, a 1% reduction in the amount
of required parking may be granted. No more than a 20% reduction in the required amount
of parking may be granted for any one development;
5. Commercial/industriai/civic use landscaping. For each 2% of canopy cover provided by
existing trees over 12 inches in caliper that are preserved and incorporated into a
development pian, a 1% reduction in the required amount of landscaping may be granted.
No more than 20% of the required amount of landscaping may be reduced for any one
development.
La��renct Land Partiti�m City of Ti�;ard 42
SIZ Design L.LC �iiflU<li}'ZZ,�(�7
B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section
may thereafter be removed only for the reasons sef 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 approvaI of any development perrnit affected by this section
to the effect thaf 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.
C. Site development modifications granted as incentives. A modification to development
requirements granted under this section shail not conflict with any other restriction on the
use of the property, including but not limifed to easements and conditions of development
approvaI.
D. Design modifications of public improvements. The City Engineer may adjust design
specifications of public improvements to accommodate tree retention where possible and
where it would not interfere with safety or increase maintenance costs.
_ Comment: The applicant does not request any incentives or modifications to the
development requirements with this application. The applicant is proposing to mitigate
50 % of the trees be removed, per � 18.790.030.B.2. Therefore this section is not
applicable.
18.790.050 Permit Applicability
A. Removal permit required. Tree removal permits shall be required only for the removal of any
tree which is located on or in a sensitive land area as defined by Chapter 18.775. The permit
for removal of a tree shall be processed as a Type I procedure, as governed by Section
18.390.030, using the following approvaI criteria:
1. Removal of the tree must not have a measurabie negative impact on erosion, soil stability,
flow of surface waters or water quaiity as evidenced by an erosion control plan which
precludes:
a. Deposits of mud, dirt, sediment or similar material exceeding 1/2 cubic foot in volume on
public or private streets, adjacent property, or into the storm and surface water system, either
by direct deposit, dropping, discharge or as a resuit of the action of erosion;
b. Evidence of concentrated flows of water over bare sotls; turbid or sediment-laden flows; or
evidence of on-site erosion such as rivulets on bare soil sIopes where the flow of water is not
filtered or captured on site using the techniques of Chapter 5 of the Washington County
Unified Sewerage Agency Environmental Protection and Erosion Control rules.
_ 2. Within stream or wetland corridors, as defined as 50 feet from the boundary of the stream
or wetland, tree removal must maintain no less than a 75% canopy caver or no iess than the
existing canopy cover if the existing canopy cover is less than 75%.
Lan ren�:e Land Partitiun Cit� i+f Ti�;ard 43
SK Uesign LI�C Januar�•22,'00'
B. Effective date of permit. A tree removal permit shall be effective for one and one-half years
from the date of approval.
C. Extension. Upon written request by the applicant prior to the expiration of the existing
permit, a tree removal permit shall be extended for a period of up to one year if the Director
' finds that the appiicant is in compiiance with all prior conditions of perrnit approval and that
no material facts stated in the original application have changed.
D. Removal permit not required. A tree removal permit shalI not be required for the removal of a
tree which:
1. Obstructs visual clearance as defined in Chapter 18.795 of the title;
2. Is a hazardous tree;
3. Is a nuisance affecting public safety as defined in Chapter 7.40 of the Municipal Code;
4. Is used for Christmas tree production or Iand registered with the Washington County
Assessor's office as tax-deferred tree farm or small woodlands, but does nat stand on sensitive
lands.
E. Prohibition of commercial forestry. Commercial forestry as defined by Section 18.790.020
A.2., excluding D.4. above, is not permitted.
_ Comment: No portion of the site is within a sensitive land as defined by Chapter 18.775.
This criterion is not applicable.
18.790.060 Iliegal Tree Removal
A. Violations. The following constitute a violation of this chapter:
1. Removal of a tree:
a. Without a valid tree removal permit; or
b. In nancompliance with any condition of approval of a tree removal permit; or
� c. In noncompliance with any condition of any City permit or development approvai; or
d. In noncompiiance with any other section of this title.
2. Breach of a condition of any City permit or development approval, which results in
damage to a tree or its root system.
B. Remedies. If the Director has reason to believe that a violation of this chapter has occurred,
then he or she may do any or all of the foIlowing:
1. Require the owner of the Iand on which the tree was located to submit sufficient
documentation, which may include a written statement from a qualified arborist or forester,
showing that removal of the tree was permitted by this chapter;
Z. Pursuant to Section 18.390.050., initiate a hearing on revocation of the tree removal
permit and/or any other permit or approval for which this chapter was an approval standard;
3. Issue a stop order pursuant to Section 18.230 of this title;
4. Issue a citation pursuant to Chapter 1.16 of the Municipal Code;
5. Take any other action alIowed by law.
C. Fines. Notwithstanding any other provision of this title, any party found to be ir� violation of
- this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty
La�veence Land I'�rtitiuit City of Ti�;ard 44
5R I�esign L[..0 )<,,,u,ry 22,2(X)'
of up to$500 and shall be required to remedy any damage caused by the violation. Such
remediation shall include, but not be limited to, the following:
1. Replacement of unlawfully removed or damaged trees in accordance with Section D below;
and
� 2. Payment of an additional civil penaliy representing the estimated value of any unlawfully
removed or damaged tree, as determined using the most current International Society of
Arboriculture's Guide for Plant Appraisal.
D. Guidelines for replacement. Replacement of a tree shall take place according to the following
guideIines:
1.A replacement tree shall be a substantially similar species taking into consideration site
characteristics;
2. If a replacement tree of the species of the tree removed or damaged is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value;
3. 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 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;
4. The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
E. In lieu-ofpayment. In lieu of tree replacement under Section D above, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
F. Exclusivity. The remedies set out in this section shall not be exclusive.
Comment: The applicant is proposing to meet and follow the guidelines for obtaining a
permit for any tree removal, mitigation and tree permits required for this proposal. The
applicant does not foresee any tree removal without a permit to trigger compliance with I
� 18.790.060 (D). This criterion is met.
CHAPTER 18.795 - VISUAL CLEARANCE AREAS
18.795.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all deveiopment
including the construction of new structures, the remodeling of existing structures and to a
change of use which increases the on-site parking or loading requirements or which changes
the access requirements.
�
Lacti�rence Land Partition Cits of Tihard 45
I SR I:)c�si�n L.LC: )anuarti�22,2Q0'
B. When site development review is not required. Where the provisions af Chapter 18.330, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or
deny a plan submitted under the provisions of this chapter through a Type I procedure, as
governed by Section 18.390.030, using the standards in this chapter as approval criteria.
Comment: The applicant is proposing a two-parcel partition. All visions clearance
provisions of this Code Section will be met. Therefore, this code section has been met.
- 18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD zoning district a visual clearance area shall be
maintained on the corners of ail property adjacent to the intersection of tzvo streets, a street
and a railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain no vehicIe, hedge, planting,fence,
wall structure or temporary or permanenf obstruction (except for an occasional utility pole
or tree), exceeding three feet in height, measured from the top of the curb, or where no curb
exists,from the street center line grade, except that trees exceeding this height may be located
in this area, provided all branches beiow eight feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of clear vision areas at a street or driveway intersection, hedges,
plantings,fences, waIls, wall structures and temporary or permanent obstructions shall be
further reduced in height or eliminated to comply with the intent of the required clear vision
area.
Comment: The proposed Parcel 1 and 2 are not located at a corner nor are there
additional topographical constraints that would impair the vision clearance triangle.
The applicant will not obstruct this clear vision area by placing a hedge, planting fence,
wall structure over three feet high measured from the top of the curb. This criterion is
met.
18.795.040 Computations
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial
streets, a non-arterial street and a driveway, and a non-arterial street or driveway and
railroad where at least one of the streets or driveways is 24 feet or more in width, a visual
clearance area shall be a triangle formed by the right-of-way or property lines along such lots
and a straight line joining the right of- way or property Iine at points which are 30 feet
distance from the intersection of the right-of-way line and measured along such lines. See
Figure 18.795.1:
Latti rence Land Partition Cite ol Ti�;ard 46
SR I?esign LLC Januarti•22,�O()'
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, '� ���L°� :: �
,��.y , I �.a
. .,
�� - � . .
. . ���tb�,'�1�- � �o�
. . ��L,Cv�t�
�--� 3° __�f� � ,� __._
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FIGL"RE 18.79�.1
ILLL'STR�TIO\S OF�'ISI=�.L CLE�R�:�CE REQtiLRE1TE�?S
2. Non-arterial streets Iess than 24 feet in width. At all intersections of two non-arteriai streets,
a non-arterial street and a driveway, and a non-arterial street or driveway and railroad
where both streets and/or driveways are Iess than 24 feet in width, a visual cIearance area
shaIl be a triangle whose base extends 30 feet along the street right-of-way line in both
directions from fhe centerline of the accessway at the front setback line of a single family and
two family residence, and 30 feet back from the property line on a11 other types of uses.
Comment: The applicant has prepared the vision clearance triangle for the driveway
where the base extends thirty feet along SW 74� Avenue right of way line in both
directions from the centerline of the accessway at the front setback line of a single
family residence. This criterion is met. See Sheet C3.
CHAPTER 18.810 - STREET AND UTILITY IMPROVEMENTS
18.810.020 General Provisions
A. When standards apply. Unless ofherwise provided, construction, reconstruction or repair of
streets, sidewalks, curbs and other public improvements shall occur in accordance with the
standards of this title. No development may occur and no land use application may be
approved unless the public facilities related to development comply with the public facility
requirements established in this section and adequate public facilities are available.
Applicants may be required to dedicate land and build required public improvements anly
when the required exaction is directly related to and roughly proportional to the impact of the
deveiopment.
B. Standard specifications. The City Engineer shall establish standard specifications consistent
with the application of engineering principles.
C. Section 7.40 appiies. The provision of Section 7.40 of the Tigard Municipal Code shaii apply
to this chapter.
Lati+�rence Land Partiti+}n Cily of Ti�;ard 4�
SiZ Design[.LC J<u7uarti�22,2[)()i
D. Adjustments. Adjustments to the provisions in this chapter related to street improvements
may be granted by means of a Type II procedure, as governed by Section 18.390.040, using
approval criteria in Section 18.370.030 C9. (Ord. 99-22)
E. Except as provided in Section 18.810.030S, as used in this chapter, the term "streets" shail
mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. (Ord.
99-22)
Comment: The applicant has prepared a two-parcel partition application in compliance
with the requirements of this section. The applicant understands that the City Engineer
requires a total overall dedication of 29 feet from centerline on SW 74�'' Avenue. This
right of way dedication is sufficient to meet the future street improvements. The
applicant is prepared to sign a waiver of remonstrance for future street improvements.
This criterion is met.
18.810.030 Streets
A. Improvements.
1. No development shall occur uniess the developmenf has frontage or approved access to a
_ public street.
2. No development shali occur unless streets within the development meet the standards of
this chapter.
3. No development shall occur unless the sfreets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
adjacent street does not meet the standards but half-street improvements meeting the
standards of this title are constructed adjacent to the deveIopment.
4. Any new street or additional street width planned as a portion of an existing street shall
meet the standards of this chapter;
5. If the City couId and would otherwise require the applicant to provide street
improvements, the City Engineer rnay accept a future improvements guarantee in lieu of
street improvements if one or more of the folIou�ing conditions exist:
a. A partial improvement is not feasible due to the inabiiity to achieve proper design
standards;
b: A partial improvement may create a potential safety hazard to motorists or pedestrians;
c. Due to the nature of existing development on adjacent properties it is unIikely that street
improvements would be extended in the foreseeable future and the improvement associated
with the project under review does not, by itself, provide a significant improvement to street
safety ar capacity;
d. The improvement would be in conflict with an adopted capital improvement plan;
e. The improvement is associated with an approved land partition on property zoned
residential and the proposed land partition does not create any new streets; or
Lawrence Land Partition Citv uf TiSard ¢$
SR Desibm LLC January 22,2�07
f. Additional planning work is required to define the appropriate design standards for the
street and the application is for a project which would contribute only a minor portion of the
anticipated future traffic on the street.
6. The standards of this chapter include the standard specifications adopted by the City
Engineer pursuant to Section I8.810.020.B.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the standards would result in an adverse impact on natural features such as
wetlands, steep slopes, or existing mature trees. The approval authority may also approve
adjustments to the standards of this chapter if compliance with the standards would have a
substantial adverse impact on existing deveiopment or would precIude development on the
property where the development is proposed. In approving an adjustmenf to the standards,
the approval authority shall balance the benefit of the adjustment with the impact on the
public interest represented by the standards. In evaluating the impact on the public interest,
the approval authority shall consider the criteria listed in Section 18.810.030 E.1. An
'` adjustment to the standards may not be granted if the adjustment would risk public safety.
Comment: Each parcel in the partition has frontage on SW 74� Avenue. This street
meets the standards of this chapter as required with the dedication required by the City
Engineer and illustrated in the design drawings. This criterion is met. See Sheet C3.
B. Creation of rights-of-way for streets and related purposes. Rights-of-way shaIi be created
through the approval of a final subdivision plat or major partition; however, the Council may
approve the creation of a street by acceptance of a deed, provided that such street is deemed
essential by the Council for the purpose of general traffic circulation:
1. The Council may approve the creation of a street hy deed of dedication without full
compIiance with the reguIations applicable to subdivisions or major partitions if any one or
more of the following conditions are found by the Councii to be present:
a. Establishment of a street is initiated by the Council and is found to be essential for the
purpose of general traffic circulation and partitioning or subdivision of land has an
incidental effect rather than being the primary objective in establishing the road or street for
pubiic use; or
b. The tract in which the road or street is to be dedicated is an isolated ownership of one acre
or less and such dedication is recommended by the Commission to the Council based on a
finding that the proposal is not an attempt to evade the provisions of this title governing the
controI of subdivisions or major partitions.
2. With each application for approval of a road or street right-of-way not in fuli compliance
with the regulations applicabie to the standards, the proposed dedication shall be made a
condition of subdivision and major partition approval:
a. The applicant shall submit such additionai information and justification as may be
necessary to enabie the Commission in its review to determine whether or not a
recommendation for approval by the Council shall be made;
La�vrenc�Land P,3rtition City of Ti�;ard 49
51l Desigrt L.LC ).vru�rx7•22,2(?(li
b. The recommendation, ¢f any, shall be based upon a finding that the proposal is not in
confIict with the purpose of this title;
c. The Commission in submitting the proposal with a recommendation to the Council may
attach conditions which are necessary to preserve the standards of this title; and
3. All deeds of dedication shall be in a form prescribed by the City and shall name "the
public,"as grantee.
_ Comment: The applicant is requesting a two-parcel partition with street dedication
and half street improvements that comply with the recommendations of the City
Engineer as provided in the notes at the Pre-Application Conference held November 14,
2006. This criterion is met.
C. Creation of access easements. The approval authority may approve an access easement
established by deed without full compliance with this title provided such an easement is the
only reasonable method by which a Iot large enough to deveiop can be created:
1. Access easements shall be provided and maintained in accordance with the Uniform Fire
Code Section 10.207;
2. Access shall be in accordance with Sections 18.705.030.H and 18.705.030I.
Comment:The creation of access easements will be provided and maintained in
accordance with the Uniform Fire Code � 10.207. This criterion is met.
D. Street location, width and grade. Except as noted below, the location, width and grade of a11
streets shall conform to an approved street plan and shall be considered in their relation to
existing and planned streets, to topographic conditions, to public convenience and safety, and
in their appropriate relation to the proposed use of the land to be served by such streets:
1. Street grades shall be approved by the City Engineer in accordance with Subsection N
below; and
Z. Where the location of a street is not shown in an approved street plan, the arrangement of
streets in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the
surrounding areas, or
b. Conform to a plan adopted by the Commission, if it is impracticaI to conform to existing
� street patterns because of particular topographical or other existing conditions of the land.
Such a plan shall be based on the type of land use to be served, the volume of traffic, the
capacity of adjoining streets and the need for public convenience and safety.
E. Minimum rights-of-way and street widths. Unless otherwise indicated on an approved street
plan, or as needed to continue an existing improved street, street right-of-way and roadway
widths shall not be less than the minimum width described below. Where a range is
indicated, the width shall be determined by the decision-making authority based upon
anticipated average daily traffic (ADT) on the new street segment. (The City Councii may
adopt by resolution, design standards for street construction and other public improvements.
La�+�rence Lana Partitiun Cic��of Ti�;ard �jQ
SiZ Besi�n LI..C: January�22,2007
The design standards will provide guidance for determining improvement requirements
within the specified ranges.) These are presented in Table
18.810.1.
1. The decision-making body shall make its decision about desired right-of-way width and
pavement width of the various street types within the subdivision or deveiopment after
consideration of the following:
a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-
Functional Street Classification;
b. Anticipated traffic generation;
c. On-street parking needs;
d. Sidewalk and bikeway requirements;
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Cupepor 58'-96' l�a+cc ?-5(Refa to I I' NrA 6'(Near Sueen) 6'(Re�.&Iod.Zooexl 5' 12'n�
�� 5�-6' � Stree� B' Cc�nw.Zm�ei)
RuWe 50'-58' 28'..36' 2 l0' 8' S'-6' S'�6'� 5' N1A
Loeal
�InJu�ciaL'Covw�eraal SJ' 36' 2UA 5'-6'� 5� N1A
� ��� N/A
Uulm 150o AD'[ SI';SO'm 72:�.b'm 8'(Iwtl�udrs) IYIA 5•.6�n 5.
Undc'00 ADT 50'196'N 28'f.�4'� 2 8�(rnu sidc) A`!A
• Undn 200,1DT ib'�42'm 24'!20'a 2 o Par� 1 N'A
Cu4dr`ac 6�ilbc m SD' � �2'odius N;A N!A N!A *IiA
ladmviat md ndiu:
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I Cu[-deiac bul6�m i7' 40'ndnn PL'A N!A tiiA NrA N+A
�Res�dmti�i xana ndnrta
—:.__.._...__._._. -- —
Ai � Rnidenml l6' 16' N�A N.`A NiA N:A :r,'A
Al -B�smess 2J' 20' N%�A N,'A NiA NrA ti:"A
iOrd.G2-33)
'M�a.��a ra s�a�tw<<�.y. tn.y.ti��t;��aw.y�.
'S+drvalk�a+dnu fa We�e smcc du0 be 5@ aadi laodceape rnip:6 R if ag�wt rnN(if pnm�ued m�ccordmee wuh 18.8 f 0 0)O.C).
�"SlounS'Smeci'radway wuhhs are pmmmd w6ere aosc sectian md(ecica moaia ae�t.Etefer�o careapomling cross urnons(Figara 18,810.3.
1S.B30 4 r�cl 1 S.BI0.5)fot dermt�and ca�ddans.
Comment: The applicant has developed design drawings to reflect a total overall
dedication of 29 feet from centerline on SW 74t" Avenue. The City Engineer has
indicated that street improvements for SW 74� Avenue will include 18 feet of pavement
from the centerline. T'he applicant will sign a waiver of remonstrance to allow street
improvements along the entire length of 74�' Avenue.
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 shali 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 shali be
La�,�renct Land['artitiun City of Tigard 51
5R I7e�ign L[_C �i1llUiiI}7 ZZ.ZO()i
reimbursed for the time involved. A street proposal may be modified when subsequent
subdivision praposals 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.
2. Where necessary to give access or permit a satisfactory future division of adjoining land,
streets shaii be extended to the boundary iines of the tract to be developed, and
a. These extended streets or street stubs to adjoining properties are not considered to be cul-
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 untiI authorized by the City Engineer, the cost of which shall be included in
the street construction cost.
c. Temporary hammerhead turnouts or temporary cuI-de-sac bulbs shall be constructed for
stub street in excess of 150 feet in length.
G. Street spacing and access management. Refer to 18.705.030.H.
Comment: The applicant is not proposing any future streets or extensions with this
application thus this criterion is not applicable.
H. Street aIignment 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 deveIopments, 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.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circuiation when not precIuded 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 topographicalIy 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.
3. Proposed street or street extensions shall be located to provide direct access to existing or
planned transit stops, commercial services, and other neighborhood facilities, such as schooIs,
shopping areas and parks.
4. Ail developments shouId provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
Lac���enc�Laitd Partiti�?n t�it� of Ti�;ard 52
s��n��„�,�i_[_�: �aiYUary 22.�iH)'
Comment: The application and site design does not include any new future street
connections nor does it create any street extensions. The parcels will have frontage on
an existing street. This criterion is not applicable.
I. Intersection angles. Streets shall be Iaid out so as to intersect at an angie as near to a right
angle as practicable, except where topography requires a lesser angle, but in no case shall the
angle be less than 75o unless there is special intersection design, and:
1. Streets shall have at least 25 feet of tangent adjacent to the right-of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angies shall have a minimum corner radius of 20 feet
along the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arteriai streets shall have a corner radius of not less
than 20 feet.
Comment: The application does not create any new streets. This criterion is not
applicable.
J. Existing rights-of-way. Whenever existing rights-of-way adjacent to or within a tract are of
less than standard width, additional rights-of-way shall be provided at the tirne of
subdivision or development.
Comment:The application contains additional right-of-way dedication for SW 74�
Avenue as recommended by the City Engineer. This criterion is met. See Sheet C3.
K. Partial street improvements Partial street improvements resulting in a pavement width of
less than 20 feet; while generally not acceptable, may be approved where essential to
reasonable development when in conformity with the other requirernents of these regulations,
and when it will be practical to require the improvement of the other half when the adjoining
property developed.
Comment: The application provides dedication for a future half-street improvement.
The City Engineer has recommended additional right-of-way to allow for a 58-foot
overall right-of-way width. The current pavement with is approximately 24-feet in
width. The Applicant is not proposing improvements but will sign a waiver of
remonstrance. Therefore, this criterion has been met.
L. Cuis-de-sacs. A cul-de-sac shall be no more than 200 feet long shall not provide access to
greater than 20 dweliing units, and sliall only be used when environmental ar topographical
constraints, existing development pattern, or strict adherence to other standards in this code
preclude street extension and through circulation:
1. All culs-de-sac shall terminate with a turnaround. Use of turnaround configurations other
than circular, shali be approved by the City Engineer; and
L.a�n-rence Land Partiti;?n Cify of Ti�;ara 53
Slt I:)esigrt L..LC Januarti�22,?O{)"
2. The length of the cui-de-sac shall be measured from the centeriine intersection point of the
two streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pathway to an adjacent street
may be required to be provided and dedicated to the City.
Comment: The application does not contain any culs-de-sacs and thus this criterion is
not applicable.
M. Street names. No street name shall be used which will duplicate or be confused with the
names of existing streets in Washington County, except for extensions of existing streets.
Street names and numbers shall conform to the established pattern in the surrounding area
and as approved by the City Engineer.
Comment: The application does not propose any new streets and thus this criterion is
not applicable.
N. Grades and curves.
1. Grades shall not exceed ten percent on arterials, 12% on collector streets, or 12% on any
other street (except that local or residential access streets may have segmenfs with grades up
to 15%for distances of no greater than 250 feet), and
2. Centerline radii of curves shall be as determined by the City Engineer.
Comment:SW 74�"Avenue is considered a neighborhood route and does not have a
grade of more than 12%. This criterion is met.
O. Curbs, curb cuts, ramps, and driveway approaches. Conerete curbs, curb cuts, wheelchair,
bicycle ramps and driveway approaches shall be constructed in accordance with standards
specified in this chapter and Section 15.04.080; and:
1. Concrete curbs and driveway approaches are required; except
2. iNhere no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway approaches to the property Iine shall be built to City
configuration standards.
Comment:All curbs, curb cuts, ramps and driveway approaches will be constructed in
accordance with the standards specified in this Chapter and � 15.04.080. T`his criterion
is met.
P. Streets adjacent to railroad right-of-way. Wherever the proposed development contains or is
adjacent to a railroad right-of-way, provision shall be made for a street approxirnately parallei
to and on each side of such right-of-way at a distance suitable for the appropriate use of the
Iand. The distance shall be determined with due consideration at cross streets or the
minimum distance required for approach grades and to provide sufficient depth to allow
screen pianting along the railroad right-of-way in non-industrial areas.
La���rcnce Land Partitiun Cit}'of Ti�;ard 54
S.R Desi�n L.I.0 j<uivan�22,'00'
Comment: The application does not contain any streets that are adjacent to railroad
right of way and therefore this criterion is not applicable.
Q. Access to arterials and collectors. Where a development abuts or is traversed by an existing
or proposed arterial or collector street, the development design shalI provide adequate
protection for residential properties and shall separate residential access and through traffic,
or if separation is not feasible, the design shall minimize the traffic conflicts. The design shall
include any of the fodlowing:
1. A parallel access street along the arterial or coiiector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screer3 planting at the rear or side property line to be contained in a nonaccess reservation
along the arterial or collector; or
4. Other treatment suitable to meet the objectives of this subsection;
5. If a lot has access to tzvo streets with different classifications, primary access should be
from the lower classification street.
Comment: The site is not adjacent to, abutting or traversed by any arterials or collector
streets and thus this criterion is not applicable.
R. Alleys, public or private.
1. Alleys shall be no Iess than 20 feet in width. In commercial and industrial districts, alleys
shall be provided unless other permanent provisions for access to off-street parking and
loading facilities are made.
2. While alley intersections and sharp changes in alignment shall be avoided, the corners of
necessary aliey intersections shali have a radius of not Iess than 12 feet.
Comment: The application does not contain any alleys and thus the criterion is not
applicable.
S. Survey monuments. Upon completion of a street improvement and prior to acceptarcce by the
City, it shall be the responsibility of the developer's registered professional land surveyor to
provide certification to fhe City that all boundary and interior monuments shaIl be
reestablished and protected.
Comment: T'he applicant acknowledges that it is the responsibility of the developer's
registered professional land surveyor to provide certification to the City that all
boundary and interior monuments will be reestablished and protected. This criterion is
met.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
La�+�rence Land Partition Cit�-of Ti�;ard 55
SR L)e5ign l,t..C: )a.nu��rti�22,200'
2. The City shali require legal assurances for fhe continued maintenance of private streets,
such as a recorded maintenance agreement.
3. Private streets serving more than six dwelling units are permitted oniy within planned
developments, mobile home parks, and multi famiiy residential developments.
Comment: The application does not contain any private streets and thus this criterion is
not applicable.
LI. Railroad crossings. Where an adjacent development results in a need to instaIl or improve a
railroad crossing, the cost for such improvements may be a condition of development
approval or another equitable means of cost distribution shall be determined by the public
works Director and approved by the Commission.
Comment: The application is not adjacent to a development that will result in a need to
install or improve a railroad crossing and thus criterion is not applicable.
V. Street signs. The Cify shall install all street signs, relative to traffic control and street names,
as specified by the City Engineer for any development. The cost of signs shall be the
responsibility of the developer.
Comment: The applicant acknowledges that the cost of any street signs procured by the
City for the partition will be the responsibility of the developer. This criterion is met.
W. Maiiboxes. Joint mailbox facilities sha11 be provided in all residential developments, with each
joint mailbox serving at least two dwelling units.
1. Joint mailbox structures shall be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shalI be designated on a copy of the preliminary plat
or development plan, and shail be approved by fhe City Engineer/US Post Office prior to
finai pIan approval; and
3. Pians for the joint mailbox structures to be used shall be submitted for approval by the
City Engineer/US Post Office prior to final approval.
Comment: The applicant will work with the Postal Service and City Engineer to
determine the ultimate location of the mailboxes for this partition. This criterion is met.
X. Traffic signals. The location of traffic signais shalt be noted on approved street pians. Where
a proposed street intersection will result in an immediate need for a traffic signal, a signal
meeting approved specifications shall be installed. The cost sha11 be included as a condition of
development.
Y. Street light standards. Street lights shall be installed in accordance with reguiations adopted
by the City's direction.
Z. Street name signs. Street name signs shall be installed at all street intersections. Stop signs
and other signs may be required.
Las��rence Land Partitiun Cit) ��l Tir,ard 56
5R Desi�n LL_C: Januan�22.2U(?7
Comment: It is not anticipated that traffic signals, street lights or street name signs will
be required with this two-parcel partition. This criterion is not applicable.
A.A. Street cross-sections. The final lift of asphalt concrete pavement shall be placed on all new
constructed public roadways prior to final City acceptance of the roadway and within one
year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final lift shall also be placed no later than when 90% of the structures in the
new development are completed or three years from the commencement of initial construction
of the development, whichever is less.
1. Sub-base and leveling course shaIl be of select crushed rock;
2. Surface materiai shaIl be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new construction roadways prior to City final
acceptance of the roadway; however, not before 90% of the structures in the new development
are completed unless three years have elapsed since initiation of construction in the
development;
4. The final lift shall be Class C asphaltic concrete as defined by A.P.W.A. standard
specifications; and
5. No lift shalI be Iess than 1-1/2 inches in thickness. (Ord. 99-22)
AB. Traffic calming. When, in the opinion of the City Engineer, the proposed development wiil
create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the deveIoper may be reRuired to provide traffic caiming measures. These measures
may be required within the development and/or offsite as deemed appropriate. As an
alternative, the developer may be required to deposit funds with the City to help pay for
traffic calming measures that become necessary once the development is occupied and the
City Engineer determines that the additional traffic from the development has triggered the
need for traffic calming measures. The City Engineer will determine the amount of funds
required, and will collect said funds from the developer prior to the issuance of a certificate of
occupancy, or in the case of subdivision, prior to the approval of the final plat. The funds will
be held by the City for a period of five 15)years from the date of issuance of certificate of
occupancy, or in the case of a subdivision, the date of final plat approval. Any funds not used
by the City within the five-year time period will be refunded to the developer.
AC. Traffic study.
1. A traffic study sha11 be required for all new or expanded uses or developments under any
of the foilowing circumstances:
a. when they generate a 10% or greater increase in existing traffic to high coIlision
intersections identified by Washington County.
b. Trip generations from development onto the City street at the point of access and the
existing ADT fall within the following ranges:
Existing ADT
0-3,000 vpd
Lati�rence Laiid Partitioil Cit�-of Tigard j�
SR t:)esi�n L.LC ]anuar��22,2007
3,001-6,000 vpd
>6,000 vpd
ADT to be added by development
2,000 vpd
1,OOOvpd
500 vpd or more
c. If any of the following issues become evident to the City engineer:
(1)High traffic volumes on the adjacent roadway that may affect movement into or out of the
site
(2) Lack of existing Ieft-turn lanes onto the adjacent roadway at the proposed access drive(s)
(3) Inadequate horizontal or vertical sight distance at access points
(4) The proximity of the proposed access to other existing drives or intersections is a poterctiai
hazard
(5) The proposal requires a conditional use permit or involves a drive-through operation
(6) The proposed deveIopment may result in excessive traffic voiumes on adjacent local
streets.
2. In addition, a traffic study may be required for alI new or expanded uses or developments
under any of the following circumstances:
a. when the site is withirc 500 feet of an ODOT facility and/or
b. trip generation from a development adds 300 or rnore vehicle trips per day to an ODOT
facility and/or
c. trip generation from a deveiopment adds 50 or more peak hour trips to an ODOT faciIity.
Comment: Although this is a two parcel partition, one house already exists on the site.
Therefore the increase in traffic will be from one additional dwelling unit
(approximately 10 vehicle trips). This is well under the thresholds requirement for a
traffic study or impact statement. This development will not cause traffic congestion
that would trigger traffic calming devises. T'herefore, this criterion is not applicable.
18.810.040 Blocks
A. Block design. The length, width and shape of blocks shall be designed with due regard to
providing adequate building sites for the use contempIated, consideration of needs for
convenient access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Comment: The application does not propose to change the current block design. This
criterion is met.
B. Sizes.
1. The perimeter of biocks formed by streets shali not exceed 2,000 feet measured along the
centerline of the streets except:
La�,-rcnce Laitd Parkitiun Cih-��f Tigard 5$
5R Uesign I_I..C� Januan�22,?{H)'
a. Where street location is precluded by natural topography, wetlands or other bodies of
water, or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads.
c. For non-residential blocks in which internal public circulation provides equivalent access.
2. Bicycle and pedestrian connections on public easements or right-of-ways shall be provided
when full street connection is exempted by B.1 above. 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.
Comment:The application does not contemplate changing the size of the block and the
current block does not exceed 2,000 feet measured along the centerline of the street. This
criterion is not applicable.
18.810.050 Easements
A. Easements. Easements for sewers, drainage, water mains, electric lines or other public
utilities shail be either dedicated or provided for in the deed restrictions, and where a
development traversed by a watercourse, or drainageway, there shall be provided a storm
water easement or drainage right-of-way conforming substantially with the lines of the
watercourse.
Comment:The application proposes easements for sewers, drainage water mains, and
electric lines as outlined in the design drawings. This criterion is met. See Sheet C3.
B. Utility easements. A property owner proposing a deuelopment shall make arrangements
with the City, the applicable district and each utility franchise for the provision and
dedication of utility easements necessary to provide full services to the development. The
City's standard width for public main line utility easements shall be 15 feet unless otherwise
specified by the utiiity company, appiicable district, or City Engineer.
Comment: The applicant has made arrangements that provide for full services to the
development. The applicant has complied with the standard width for public utility
easements of 15-feet along the western property line. There is a 10-foot utility easement
to allow for storm drainage from Parcel2, through Parcell to connect to the existing
storm line located on the western boundary of Parcel l.This criterion is met.
18.810.060 Lots
A. Size and shape. Lot size, width, shape and orientation shall be appropriate for the location of
the development and for the type of use contemplated, and:
1. No lot shall contain part of an existing or proposed public right-of-way within its
dimensions;
2. The depth of all lots shall not exceed 2-1/2 times the average width, unless the parcel is less
than 1-1/2 times the minimum Iot size of the applicable zoning district;
La�ti�reixe Land Partitiun City oi Tirard 59
SR I)e4i�n[_I..C: Ja�tu<ir��22.2QQ'
3. Depth and width of properties zoned for commercial and industrial purposes shall be
adequate to provide for the off-street parking and service faciiities required by the type of use
proposed.
Comment: The application contains parcels that are the size and shape appropriate for
the location of the development. The depth of all proposed parcels will not exceed 2-1/2
times the average width and is zoned residential. This criterion is met.
B. Lot frontage. Each lot shali abut upon a public or private street, ofher than an alley,for a
width of at least 25 feet unless the Iot is created through a minor land partition in which case
Subsection 18.162.050 (C) applies, or unIess the lot is for an attached single family dwelling
unit, in which case the lot frontage shall be at Ieast 15 feet.
Comment:The application is for a minor land partition and each of the parcels is
abutting a public street and therefore � 18.162.050 (C) applies. Parcel 1 has 15 feet of
street frontage and Parcel2 has 74 feet of street frontage. Since Parcell is a flag lot, the
minimum frontage requirement is only 15 feet. Therefore, this criterion has been met.
C. Through Iots. Through Iots shall be avoided except where they are essential to provide
separation of residential developmenf from major traffic arterials or to overcome specific
disadvantages of topography and orientation, and:
1. A planting buffer at least ten feet wide is required abutfing the arterial rights-of-way; and
2. All through lots shall provide the required front yard setback on each street.
D. Lot side Iines. The side lines of lots, as far as practicable, shall be at right angles to the street
upon which the Iots front.
E. Large lots. In dividing tracts into large lots or parcels which at some future time are likely to
be redivided, the Commission may require that the lots be of such size and shape, and be so
divided into building sites, and contain such site restrfctions as wiil provide for the extension
and opening of streets at intervals which will permit a subsequent division of any tract inta
lots or parcels of smaller size. The land division shall be denied if the proposed Iarge
development lot does not provide for the future division of the lots and future extension of
public facilities.
Comment: The application contains no through lots, the lot side lines are at right
angles to the street and there are no large lots that will likely be re-divided due to the
site development requirements and configuration of the flag lot proposed for parcel
one. This criterion is met.
18.810.070 Sidewalks
A. Sidewalks. Ail industrial streets and private streets shaIl have sidewalks meeting City
standards aIong at least one side of the street. AII other streets shail have sidewalks meeting
City standards along both sides of the street. A development may be approved if an adjoining
La�vrence Land Partitiun Cit} of Tigard 60
SK L)esign LLC January 22,'_00'
street has sidewalks on the side adjoining the development, even if no sidewalk exists on the
other side of the street.
Comment: The applicant is not proposing sidewalks due to the size of this partition,
there are currently no sidewalks on either side of the existing lot nor are there any
sidewalks on the other side of the street. This criterion is not applicable.
B. Requirement of developers
1. As part of any development proposal, or change in use resuiting in an additional 1,000
vehicle trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the
straight line distance) pedestrian routes within 1/2 mile of their site to all transit facilities
and Neighborhood Activity Centers (schools, parks, libraries, etc.). In addition, the developer
may be required to participate in the removal of any gaps in the pedestrian system off-site if
justified by the development.
2. If there is an existing sidewalk, on the same side of the street as the development, within
300 feet of a development site in either direction, the sidewalk shall be extended from the site
to meet the existing sidewalk, subject to rough proportionality (even if the sidewalk does not
serve a neighborhood activity center).
Comment:The applicant is proposing a two-parcel partition and less than one
thousand vehicle trips per day are anticipated as a result of the development. There is
not an existing sidewalk on SW 74�Avenue nor is there a neighborhood activity center
that would justify the developer to extend the sidewalk to this site. This criterion is not
applicable.
C. Planter strip requirements. A planter strip separation of at Ieast five feet between the curb
and the sidewalk shall be required in the design of streets, except where the following
conditions exist: there is inadequate right-of-way; the curbside sidewalks already exist on
predominant portions of the street; it would conflict with the utiiities, there are significant
natural features (large trees, water features, etc) that would be destroyed if the sidewaIk were
located as required, or where there are existing structures in close proximity to the street (15
feet or Iess) Additional consideration for exempting the planter strip requirement may be
given on a case by case basis if a property abuts more than one street frontage.
Comment: The applicant is not proposing a planter strip due to the existing condition of
the street where no sidewalks or curbs exist. The applicant understands that the City
Engineer requires a total dedication of 29 feet from centerline on SW 74�' Avenue. This
right of way dedication is sufficient to meet the future street improvements. The
applicant is prepared to sign a waiver of remonstrance for future street improvements.
The applicant will clean out the current storm drainage ditch that exists adjacent to the
street. This criterion is not applicable.
Lawrence Land Partiti,»� Citt-uf Ti�;ard 61
5K I.)P.53�I1 LL.C. �<131U<liy Z2.�00?
D. Sidewalks in central business district. In the central business district, sidewaIks shall be 10
feet in width, and:
1. All sidewalks shall provide a continuous unobstructed path; and
2. The width of curbside sidewalks sha11 be measured from the back of the curb.
E. Maintenance. Maintenance of sidewalks, curbs, and planter strips is the continuing
obligation of the adjacent property owner.
F. Application for permit and inspection. If the construction of a sidewalk is not included in a
performance bond of an approved subdivision or the performance bond has lapsed, then every
person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall,
before entering upon the work or improvement, apply for a street opening permit to the
Engineering department to so build or construct:
1. An occupancy permit shall not be issued for a development until the provisions of this
section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary noncompliance
with the provisions of this section to the owner, builder or contractor when, in his opinion,
the construction of the sidewaik is impractical for one or more of the following reasons:
a. Sidewalk grades have not and cannot be estabiished for the property in question within a
reasonable Iength of time;
b. Forthcoming installation of public utilities or street paving would be likely to cause severe
damage to the new sidewalk;
c. Street right-of-way is insufficient to accommodate a sidewalk on one or both sides of the
street; or
d. Topography or elevation of the sidewalk base area makes construction of a sidewalk
impractical or economically infeasible; and
3. The City Engineer shall inspect the construction of sidewalks for compliance wTth the
provision set forth in the standard specifications manual.
G. Council initiation of construction. In the event one or more of the following situations are
found by the Council to exist, the Council may adopt a resolution to initiate construction of a
sidewalk in accordance with City ordinances:
1. A safety hazard exists for children walking to or from school and sidewalks are necessary
to eliminate the hazard;
2. A safety hazard exists for pedestrians waIking to or from a public buildircg, commercial
area, place of assernbiy or other general pedestrian traffic, and sidewalks are necessary to
eliminate the hazard;
3. 50% or more of the area in a given bIock has been improved by the con�truction of
dwellings, multiple dweliings, commercial buildings or public buildings and/or parks; and
4. A criteria which alIowed noncompliance under Section E.1.b above no longer exists and a
sidewalk could be constructed in conformance with City standards.
Comment:The City Engineer has indicated through the pre-application notes dated
November 14, 2006 that no sidewalk would be necessary for this parhtion. 'I'he
Lai+�rencc Land PartiEioF2 City uf Ti�;ar� 62
SK I�esi�n LLC Jai�uan�22,'_t)Oi
applicant will dedicate a total of twenty-nine feet from centerline on SW 74th Avenue
and sign a waiver of remonstrance for any future improvements that may be necessary
in the future. This criterion is met.
18.810.080 PubIic Use Areas
A. Dedication requirements.
1. Where a proposed park, playground or other public use shown in a development pIan
adopted by the City is located in whole or in part in a subdivision, the Commission may
require the dedication or reservation of such area within the subdivision, provided that the
reservation or dedication is roughly proportional to the impact of the subdivision on the park
system.
2. Where considered desirable by the Commission in accordance with adopted comprehensive
pIan policies, and where a deveIopment plan of the City does not indicate proposed public use
areas, the Commission may require the dedication or reservation of areas within the
subdivision or sites of a character, extent and location suitable for the development of parks
or other public use, provided that the reservation or dedication is roughly proportional to the
impact of the subdivision on the park system.
B. Acquisition by pubIic agency. If the developer is required to reserve land area for a park,
playground, or other pubiic use, such Iand shaIl be acquired by the appropriate public agency
within 18 months following plat approval, at a price agreed upon prior to approval of the
plat, or such reservation shall be released to the subdivider.
Commen� The application does not propose any dedication for a park, playground or
public use as none are proposed within a developrnent plan adopted by the City. This
criterion is not applicable.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shall be installed to serve each new development and to
connect developments to existing mains in accordance with the provisions set forth in Design
and Construction Standards for Sanitary and Surface Water Management (as adopted by the
Unified Sewerage Agency in 1996 and including any future revisions or amendments) and
the adopted policies of the comprehensive plan.
B. Sewer plan approvaI. The City Engineer shall approve alI sanitary sewer plans and proposed
systems prior to issuance of development permits involving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional deveIopment
within the area as projected by the Comprehensive Plan.
D. Permits denied. Development permits may be restricted by the Commission or Hearings
Officer where a deficiency exists in the existing sewer system or portion thereof which cannot
be rectified within the development and which if not rectified will result in a threat to public
health or safety, surcharging of existing mains, or violations of state or federai standards
pertaining to operation of the sewage treatment system.
La�c�ence Land P.3rtitiun Cit� uf Ti�;ard 63
5K DeSi�n L.LC' Januar}'22,�00'
Comment: The applicant will meet the City Engineering standards for the sanitary
sewer. The applicant is proposing to connect Parcel2 with the existing four inch lateral
that connects in 74� Avenue. Parcell will have a new four inch lateral that will connect
to the existing sewer system on SW 74�" Avenue. The design of the sanitary sewer
system will comply with the Design and Construction Standards for Sanitary and
Surface Water Management and the adopted policies of the Comprehensive Plan. The
City Engineer will review the plans to ensure compliance with these standards and the
applicant will follow the appropriate procedures for obtaining suitable permits. This
criterion is met.
18.810.100 Storm Drainage
A. General provisions. The Director and City Engineer shall issue a development permit only
where adequate provisions for storm water and flood water runoff have been made, and:
1. The storm water drainage system shalI be separate and independent of any sanitary
sewerage system;
2. Where possible, iniets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every development proposal pian.
B. Easements. Where a deveIopment is traversed by a watercourse, drainageway, channel or
stream, there shall be provided a storm water easement or drainage right-of-way conforming
substantially with the lines of such watercourse and such further width as wili be adequate
for conveyance and maintenance.
C. Accommodation of upstream drainage. A culvert or other drainage facility shall be large
e.nough to accommodafe potential runoff from its entire upstream drainage area, whether
inside or outside the development, and:
1. 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 the Unified Sewerage Agency in 1996 and inciuding any future revisions or
amendments).
D. Effect on downstream drainage. Where it is anticipated by the City Engineer that tlie
additional runoff resulting from the development will overload an existing drainage facility,
the Director and Engineer shall withhold approval of the development until provisions have
been made for improvement of the potential condition or until provisions have been made for
storage of additional runoff caused by the development in accordance with the Design and
Construction Standards for Sanitary and Surface Water Management (as adopted by the
Unified Sewerage Agency in 1996 and including any future revisions or amendments).
Comment: The applicant has designed the storm drainage system based on the
provisions of Design and Construction Standards for Sanitary and Surface Water
Management, accommodating the upstream drainage and understanding the effect on
downstream drainage. The City Engineer wili review the plans to ensure compliance
Lawrenc�'L�u�d I'artiti�?n C'ity of Ti�;ard (�}
5R Desigri L..I_C Ja�luar�•22.�O(}'.'
with these standards and the applicant will follow the appropriate procedures for
obtaining suitable permits. This criterion is met. See Exhibit E, Drainage Report.
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike ianes shall be required along all Arterial and Collector routes and
where identified on the City's adopted bicycle plan in the Transportation System Plan (TSP).
2. 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 rights-of-way, provided such dedication is directly
related to and roughly proportional to the impact of the development.
3. Any new street improvement project shall include bicycle lanes as required in this
document and on the adopted bicycle pIan.
B. Cost of construction. Development permits issued for planned unit deveiopments,
conditional use permits, subdivisions and other developments which will principaIly benefit
from such bikeways sha11 be conditioned to include the cost or construction of bikeway
improvements in an amount roughly proportionaI to the impact of fhe development.
C. Minimum width.
1. Minimum width for bikeways within the roadway is five feet per bicycle travel Iane.
2. Minimum width multi-use paths separated from the road is ten (10)feet. The width may
be reduced to eight (8)feet if there are environmental or other constraints.
3. The minimum width for pedestrian only off-street paths is five (5)feet.
4. Design standards for bike and pedestrian-ways shall be determined by the City Engineer.
Comment: The applicant is not proposing any additional bikeways or pedestrian
pathways. This criterion is not applicable.
28.810.120 Utilities
A. Underground utilities. All utiIity Iines including, but not Iimited to those required for
electric, communication, lighting ana 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 piaced above ground, temporary utility service
facilities during construction, high capacity electric Iines operating at 50,000 volts or above,
and:
1. The developer shall make all necessary arrangements with the serving utiIify to provide the
underground services;
2. The City reserves the right to approve location of aii surface mounted facilities;
3. 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
4. Stubs for service connections shall be long enough to avoid disturbing the street
improvements when service connections are made.
La��ren<e Lind Partitiun Cit� u:Ti�;aril 65
5K Gesign LlL January 22.'_40"'
B. Information on development plans. The applicant for a development shali show on the
development plan or in the explanatory information, easements for all underground utility
facilities, and:
1. Plans showing the location of all underground facilities as described herein shall be
submitted to the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct
vision clearance areas for vehicular traffic.
C. Exception to under-grounding requirement.
1. The developer shall pay a fee in-lieu of under-grounding costs when the developrnent 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 undergrounding in
conjunction with the develapment. 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
undergrounding would result in the placement of additional poles, rather than the removal of
above-ground utilities facilities.
2. 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 the
fee in-lieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirernents for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Subsections 1 through 3 of this section shall apply only to existing
utility lines. All new utility lines shail be placed underground.
D. Fee in-lieu of undergrounding.
1. The City Engineer shall establish utility service areas in the City. All deveiopment which
occurs wTthin a utility service area shall pay a fee in-lieu of undergrounding for utilities if
the development does not provide underground utilities, unless exempted by this code.
2. The City Engineer shall establish the fee by utility service area which shall be determined
based upon the estimated cost to underground utilities within each service area. The total
estimated cost for undergrounding in a service area shall be allocated on a front foot basis to
each party within the service area. The fee due from any developer sha11 be calculated based
on a front foot basis.
3. A developer shall receive a credit against the fee for costs incurred in the undergrounding
of existing overhead utilities. The City Engineer shall determine the amount of the credit,
after review of cost information submitted by fhe applicant with the request for credit.
4. The funds collected in each service area shali be used for undergrounding utilities within
the City at large. The City Engineer shall prepare and maintain a list of proposed
undergrounding projects which may be funded with the fees collected by the City. The list
shail indicate the estimated timing and cost of each project. The list shall be submitted to the
City Council for their review and approval annually.
La��rcnce Land Partitiun Cit}'of Tigard 66
5h Ucsi�n LLC Janu<irti�22,�00'
Comment: The applicant has designed the partition to enable all utilities to be placed
underground where applicable and will make all necessary arrangements with the
service utility to provide the underground services. A public utility easement will be
created along the southern and western boundary of the parcels to accommodate the
utilities. The Applicant will pay a fee-in-lieu for any overhead power lines that front the
property. The applicant has shown the easements for all underground utility facilities in
the development plans, see Sheet C5.
18.810.130 Cash or Bond Required
A. Guarantee. Ali improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of one year following accepfance by the City Council.
B. Cash deposit or bond. Such guarantee shall be secured by cash deposit or bond in the amount
of the value of the improvements as set by the City Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions of
Section 18.430.090.
Comment: The applicant will guarantee all improvements installed as to workmanship
and material for a period of one year following acceptance by the City Council. The
cash deposit or bond shall be secured by cash deposit or.bond in the amount of the
value of the improvements as set by the City Engineer and comply with the terms and
conditions of� 18.430.090.
18.810.140 Monuments
A. Replacement required. Any monuments that are disturbed before all improvements are
completed by the subdivider shali be repiaced prior to final acceptance of the improvements.
Comment: The applicant will replace any monuments that are disturbed before all
improvements are completed prior to final acceptance of the improvements.
18.810.150 Installation Prerequisite
A. Approval required. No public improvements, including sanitary sewers, storm sewers,
streets, sidewalks, curbs, lighting or other requirements shall be undertaken except after the
plans have been approved by the City, permit fee paid, and permit issued.
B. Permit fee. The permit fee is required to defray the cost and expenses incurred by the City for
construction and other services in connection with the improvement. The permit fee shall be
set by Council resolution.
Comment: The applicant acknowledges that the plans need to be approved by the City
and the permit fees paid and permit issued prior to commencement of the construction
of the public improvements. This criterion is met.
18.810.160 Installation Conformation
La��rence Land Partitiun Ciiv of Tirard (�
Sh Design C.L.0 �<ltll[<1i�'LZ.��}�)�
A. Conformance required. In addition to other requirements, impravements installed by the
developer either as a requirement of these regulations or at his own option, shall conforrn to
the requirements of this chapter and to improvement standards and specifications follawed by
the City.
B. Adopted installation standards. The Standard Specifications for Public Works Construction,
Oregon Chapter A.P.W.A., and Design and Construction Standards for Sanitary and
Surface Water
Management (as adopted by the Unified Sewerage Agency in 1996 and including any future
revisions or amendments) shall be a part of the City's adopted installation standard(s); other
standards may aiso be required upon recommendation of the City Engineer.
Comment: The applicant will conform to the requirements of this chapter and to the
improvement standards and specifications followed by the City of Tigard. This criterion
is met.
18.810.170 Plan Check
A. Submittal requirements. Work shall not begin until construction pians and construction
estimates have been submitted and checked for adequacy and approved by the City Engineer
in writing. The developer can obtain detailed information about submittal requirements from
the City Engineer.
B. Compliance. AII such pians shall be prepared in accordance with requirements of the City.
Comment:The applicant will not begin work until construction plans and construction
estimates have been submitted and checked for adequacy and approved by the City
Engineer in writing. The applicant will gain information about the submittal
requirements from the City Engineer and comply with the requirements of the City.
This criterion is met.
18.810.180 Notice to City
A. Commencement. Work shall not begin until the City has been notified in advance.
B. Resumption. If work is discontinued for any reason, it shall not be resumed until the City is
notified.
Commen�The applicant will not begin work until the City has been notified in
advance. This criterion is met.
18.810.190 City Inspection
A. Inspection of improvements. Improvements shall be constructed under the inspection and to
the satisfaction of the City. The City may require changes in typical sections and details if
unusual conditions arising during construction warrant such changes in the public interest.
Comment:Any improvements will be constructed under the inspection and to the
satisfaction of the City. This criterion is met.
La���rence L�ind Partition City oi Ti*ard ($
SR Desi�n LL,C januar;22.2{}0:
18.810.200 Engineer's Certification
A. Written certification required. The developer's engineer shall provide written certification of
a form provided by the City that all improvements, workmanship and materials are in accord
with current and standard engineering and construction practices, and are of high grade,
prior to City acceptance of the subdivision's improvements or any portion thereof for
operation and maintenance.
Comment: The applicant's professional engineer will provide written certification that
all improvements, workmanship and materials will be in accordance with current and
standard engineering and construction practices, and are of a high grade, prior to City
acceptance of the subdivisiori s improvements or any portion thereof for the operation
and maintenance. This criterion is met.
Conclusion
The applicant has satisfied the requirements of the Development Code for the City of
Tigard and the two-parcel partition application should be approved.
Lawrence Land Partitiun Cit�-of Tigard 69
5R f.)esign LLC: January 22,2QQ'
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. DATE � 2/9/07 '
DE9GNm� A NCUNA I
ENqNEF32 i S ROPER
CHEqCm� I
sN�nn.e
ADDITIONAL INFO.
SHEET NUMBER
EX1
�
� � x
.
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EXHIBIT A- PRE-APPLICATION
N4TES
� „�
PRE-APP �� .
LICATION ��
' CONFERENCE RE UEST ��- ��
C�
CITY OF TIGARD 13125 SW Hall Blvd., Tigard, OR 97223(503) 639-4171 FAX.� (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: SR DesiQn LLC
Address: 8196 SW Hall Blvd. Suite 232 Phone: 503-469-1213 Case No.: I��a--fTD�o-071a��
City: Beaverton Zip: 97008 Receipt No.: �v(o`F Q �C3
Application Accepted By: � T12 E`"��
Contact Person: Michelle Miller Phone: 503-469-1213_ Date: (��rG�/O(o
Properly Owner/Deed Holder(s): GeorQe and Betty Burke
Address: 9265 SW 74�'Avenue Phone: DATE OF PRE-APP.: f( ��`-f���o
TIME OF PRE-APP.: /0-�
City: Tiqard Zip: 97223
PRE-APP. HELD WITH:
Property Address/Location(s): 9265 SW 74"'Avenue Rev.7/5/06 i:lcurpinVnastersVevisedSPre-AppRequestdoc
Tiqard, OR Boulevard Heights, Block 1 Lot Pt 10
REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
Tax Map 8�Tax Lot#(s): WCTM 1S125CA, Tax Lot 3600 withoutthe required submittal elements)
Zoning: R-4.5 (7,500 sauare feet minimum lot siz� [r Pre-Application Conf. Request Form
Site Size: 22.722 sauare feet 4 COPIES EACH OF THE FOLLOWING:
[� Brief Description of the Proposal and any site-
PRE-APPLICATION CONFERENCE INFORMATION specific questions/issues that you would like
to have staff research prior to the meeting.
All of the information identified on this form are required to be � Site Plan. The site plan must show the
submitted by the applicant and received by the Planning Division a proposed lots and/or building layouts drawn to
minimum of one (1) week orior to officiallv scheduling a scale. Also, show the location of the subject
pre-application conference date/time to allow staff ample time to properry in relation to the nearest streets; and
prepare for the meeting. the locations of driveways on the subject
property and across the street.
A pre-application conference can usually be scheduled within 1-2 � Vicinity Map
weeks of the Planning Division's receipt of the request for either
Tuesday or Thursdav morninQS. Pre-application conferences are � The Proposed Uses.
one (1) hour lona and are typically held between the hours of �Topographic Information. Include Contour
9:00-11:00 AM. Lines if Possible.
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN If the Pre-Application Conference is for a
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER MONOPOLE project, the applicant must
FROM 8:00-4:OO/MONDAY-FRIDAY. attach a copy of the letter and proof in the
form of an affidavit of mailing, that the
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE collocation protocol was completed (see
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE Section 18.798.080 of the Tigard Community
INFORM THE CITY IN ADVANCE S4 THAT ALTERNATE ROOM Development Code).
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE �Filing Fee$362.00
GROUP.
i � .
October 16, 2006
Request for
Pre-Application Meeting
TWO - L�T PARTITION
Map # 1S125CA Lot 3600
9265 SW 74� Avenue
City of Tigard, Oregon
AGENT:
SR Design LLc
Contact: Michelle Miller
8196 SW Hall Blvd., Suite 232
Beaverton, OR 97008
Office (503) 469-1213
Fax (503) 469-8553
APPLICANT:
George and Betty Burke
9265 SW 74� Avenue
Tigard, OR 97223
REQUEST FOR PRE-APPLICATION CONFERENCE
Proj ect Name:
Address: 9265 SW 74�Avenue, Tigard, OR 97223
Legal: Map # 1S125CA;Tax Lot 3600
Area: Approximately 22,722 square feet .52 acres
Current
Zoning: R-4.5 (7,500 square feet minimum lot size)
Request: Two-lot partition
PROJECT SUMMARY
The Applicant is requesting a Pre-Application meeting with City of Tigard staff to review the
possibility of a two-lot partition on the property listed above.The use of the site would be single-
family, detached residential. The applicant is proposing to partition the one lot into two lots. The
size of each lot will conform to the appropriate zoning designation and setbacks. An access
easement will provide access for the rear lot.
Questions
1. What right of way dedication will be required on SW 74�Avenue?
2. What improvements would be required for the development of the site?
3. What, if any would be the fee in lieu of for:
a. the street
b. the trees
c. the utilities
4. What are the spacing requirements for driveways?
r ,..
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SR Design�.� "
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° TA X L 0 T 3 6 0 0� I S 1 2 5 C A ENpNEER1NG� LAND SURI�ENNC � pLWNINC O
° � TIGARD, OREGON 8196 SW HALL BLVD., 5r� 232 W � �
BEAVERTON, OR 97008 ^, �
PH�NE: (503) 469-1213 FAX: (503) 469-8553 0
PACIFIC HOMES INC. o 0
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PRE-APPLICATIOH CONFERENCE NOTES � '
➢ EHGINEERIHG SECTION \ Cip�Afllgard,Oregen
�'ommunity�DeveCopntent
SFia � A Better�ommuni
PUBLIC FACILITIES Tax Map[sl: 1S125CA
Tax lot[sl: 3600
Use Type: 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 74th Avenue to 29 feet from centerline (Neighborhood Route with bike lanes)
❑ SW to feet
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW 74th Avenue, to include:
� 18 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
CR11 OF i16ARD Pre-Appltcadon Car�erence Notes Page 1 of 6
Engin�ering Departme�n SecUsn
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, tra�c 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 two-year streetlight fee.
CIT1f OF T16ARU Pre-Applicatlon Comerence Notes Page 2 of 6
Englnsering OepartmeM SecUen
❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s) to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.) 74r`'Avenue
(2.)
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW 74th Avenue.
Prior to final plat approval, the applicant shall either place these utilities underground, or pay
the fee in-lieu described above.
Sanitary Sewers:
The nearest sanitary sewer line to this property is a(n) 8 inch line which is located in 74th Avenue. The
proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to provide separate laterals from each parcel to the public sewer.
Water Supply:
The Tualatin Valley Water District (Phone:(503) 642-1511) provides public water service in the area of
this site. This service provider should be contacted for information regarding water supply for your
proposed development.
Fire Protection:
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
CI1110F i16ARD Pre-Applicatlon Comerence Notes Page 3 of 6
Englne�Mng��partment SecUen
drainage plan for the site, ar ' �ay be required to prepare a sub ' ,in drainage analysis to ensure
that the proposed system will ommodate runoff from upstream �, ,,erties when fully developed.
On-site detention may be required. Must discharge site runoff to an approved system.
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 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 impervious
surfaces created; for every 2,640 square feet, or portion thereof, the fee shall be $210. Preliminary
sizing calculations for any proposed water quality facility shall be submitted with the development
application. It is anticipated that this project will require:
❑ Construction of an on-site water quality facility.
� Payment of the fee in-lieu.
Other Comments:
All proposed sanitary sewer and storm drainage systems shall be designed such that City
maintenance vehicles will have unobstructed access to critical manholes in the systems. Maintenance
access roadways may be required if existing or proposed facilities are not otherwise readily
accessible.
TRAFFIC IMPACT FEES
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 sha�l be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of building permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the T!F
CITY OF TI6AR0 Prealpplicatlon Comerence Motes Page 4 of 6
Engineering Depar[meM SecU�n
PERMITS
Public Facility Improvement (PFI) Permit:
Any work within a public right-of-way in the City of Tigard requires a PFI permit from the Engineering
Department. A PFI permit application is available at the Planning/Engineering counter in City Hall.
For more extensive work such as street widening improvements, main utility line extensions or
subdivision infrastructure, plans prepared by a registered professional engineer must be submitted for
review and approval.
The Engineering Department fee structure for this permit is considered a cost recovery system. A
deposit is collected with the application, and the City will track its costs throughout the life of the
permit, and will either refund any remaining portion of the deposit, or invoice the Permittee in cases
where City costs exceeds the deposit amount. NOTE: Engineering Staff time will also be tracked for
any final design-related assistance provided to a Permittee or their engineer prior to submittal of a PFI
permit application. This time will be considered part of the administration of the eventual PFI permit.
The Permittee will also be required to post a performance bond, or other such suitable security.
Where professional engineered plans are required, the Permittee must execute a Developer/Engineer
Agreement, which will obligate the design engineer to perform the primary inspection of the public
improvement construction work. The PFI permit fee structure is as follows:
HOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from the Building Diuision.
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.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
CITY OF TI6ARD Pre-Applicadon Co�erence Notes Page 5 of 6
Englnesring Department Sectlon
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPARED BY: � �Y� �y��'1 �Lt ,(�, , i I ' l � `Q�
ENGINEERING DEPARTMENT STAFF DATE
Phone: [5031639-4111
Fax: [5031624-0752
document4
Revised: September 2,2003
CITY OF i16AR� Pre-Applicatlon Co�erence Notes Page B of 6
Englneering DeaartmeM E�cUon
� �' ke�s l.r rr�
November 2006 ��v� December 2006
S M T W T F 3
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1 2 3 4 �31 1 2 '.
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12 13 14 15 16 17 18 10 11 12 13 14 15 16 I
19 20 21 22 23 24 25 17 18 19 20 21 22 23 I
zs zi za s9 so Tuesday, November 14, 2006 Za 2s zs z� za zs ao,'
-Pre-Apps CD Meetinqs
Early ^�
' 8:00 AM
�
i 9:00 AM (9:00 AM -10:00 AM)(SR Design Michelle Miller 469-1213 7412 SW Cedarcrest 3 lot partition Lawrence �
, � Partition) �
� I I
� �
I
! 10:00 AM (10:00 AM- 11:00 AM)(SR Design Michelle Miller 469-1213 9265 SW 74th 2 lot partition Burke Partition) �
�
11:00 AM
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
5:00 PM
Late
Tasks '
Notes �
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Shirley Treat �
10/18/2D06-10:D3 AM
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.
�ITY 4F TIGARD -
,,
PRE-APPLICATION CONFERENCE NOTES '
(Pre-Application Meeting Notes are Valid for Siz (6) Months)
' PRE-APP.MTG.DATE: O� �
STAFF AT PRE-APP.: �o't��� Y t
�- --- - -- �����-{= RESIDENTIAL
�;������
APPLICANT: (aPr�tc.c �� d 1 P i-r•� �.cr{Le AGENT: S R � � wt� ��.rL
Phone: ( 1 Phone: (�a3} �b�t- i 3
PROPERTY LOCATION:
ADDRESS/GENERAL LOCATION: � a�,� S UJ �4-�` �_�.,�.�
TAX MAP(S)/LOT #(S): I S i �� �of �(�po
NECESSARY APPLICATIONS: �/vl �n o r Lc._.�.1 C�"c.�r{-i ti c�vt � i�L,�l
PROPOSAL DESCRIPTION: �,,..< �� Z (�� i v.�-�o � �o't-t� -�r Siv�S{c -�,i y
��..lc << i v�c.r S�'iGi rr (�r� 7, d r� ,, ��� � �
C rea:tin � �lac (�t- ;�. 1�a�
COMPREHENSIVE PLAN !
MAP DESIGNATION: 1_vw - d�s�;�,► (��s��d�h �--r��
ZONING MAP DESIGNATION: (Z -�t• �
ZONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.5 i o l
MINIMUM LOT SIZE:1�sq. ft. Average Min. lot width:�ft. Max. building height:�v ft.
Setbacks: Front�ft. Side � ft. Rear�ft. Corner�ft. from street.
MAXIMUM SITE COVERAGE: _�% Minimum landscaped or natural vegetation area: O %.
GARAGES:��ft. OS�ee �'�4� �or Q����'s��r� � l � _Z3C> � -�;r ��artr_i �
❑ NEIGHBORHOOD MEETING [Refer to ihe Neighborhood Meetlng HandouU
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD P ANNING DIVISInN 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
submittinca vour application or the application will not be accepted
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 9
Residential Application/Planning Division Section
�( NARRATIVE [Refer to Code Chapter 18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
� IMPACT STUDY [Refer to Code Sections 18.390.040 and 18.390.0501
" As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
AN IMPACT STUDY with their submittal package. The impact study shall quantify the effect of the
development on public facilities and services. The study shall address, at a minimum, the
transportation system, including bikeways, the drainage system, the parks system, the water system,
the sewer system and the noise impacts of the development. For each public facility system and type
of impact, the study shall propose improvements necessary to meet City standards, and to minimize
the impact of the development on the public at large, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
.,� ACCESS [Refer to Chapters 18.105 and 18.7651
Minimum number of accesses: I Minimum access width: � .� �ec� .
Minimum pavement width: I (7 F�r�{
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.7051
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
.� RESIDENTIAL DENSITY CALCULATION [Refer to Code Chapter 18.1151-SEE El(AMPLE 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 includina:
➢ Land within the 100-year floodplain;
➢ Slopes exceeding 25%;
➢ Drainageways; and
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts.
Public right-of-way dedication:
➢ Single-family allocate 20% of gross acres for public facilities; or
➢ Multi-family allocate 15% of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
EllAMPLE Of RESIDENTIAL DENSITY CALCULATIONS:
EXAMPLE: USING A ONE ACRE SITE IN THE R-12 ZONE(3,050 MINIMUM LOT SIZE)WITH NO DEDUCTION FOR SENSITIVE LANDS
Single-Family Multi-Family
43,560 sq. ft. of gross site area 43,560 sq.ft. of gross site area
8,712 sq. ft. (20%)for public right-of-way 6 534 sq.ft. (15%)for public riqht-of-wav
NET: 34,848 square feet NET: 37,026 square feet
- .050(minimum lot area) - 3.050(minimum lot area)
= 11A Units Per Acre = 12.1 Units Per Acre
�The Developmem Code requtres that the net site area exist for the next whole dwelUng unit NO RDUNDING UP IS PERMITTEO.
�Mtnlmum Prolect Denstty Is 80%of the maximum allowed density.TO OETERMINE THIS STANDAR�,MULTIPLY TNE MA1(IMUM NUMBFR OF UNITS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential Application/Planning Division Section
� � SPECIAL SETBACKS [Refer to C� leciion 18.1301
➢ 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 shali be maintained
between each dwelling unit or garage.
➢ MULTI-FAMILY RESIDENTIAL building separation standards apply within multiple-family
residential developments.
ACCESSORY STRUCTURES UP TO 528 SQUARE FEET in size may be permitted on lots less
than 2.5 acres in size. Five (5)-foot minimum setback from side and rear lot lines.
ACCESSORY STRUCTURE UP TO 1,000 SQUARE FEET on parcels of at least 2.5 acres in size.
[5ee applicable zoning district for the primary structures'setback requirements.l
� fLAG LOT BUILDING HEIGNT PROYISIONS [Refer to Code Chapter 18.7301
MAXIMUM HEIGHT OF 1%2 STORIES or 25 feet, whichever is less in most zones; 2%2 stories, or 35
feet in R-7, R-12, R-25 or R-40 zones provided that the standards of Section 18.730.010.C.2 are
satisfied.
� BUFFERING AND SCREENING [Refer to Code Chapter 18.145)
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may o� be occupied by
vegetation, fences, utilities, and walkways. Additional information on required buffer area materials
and sizes may be found in the Development Code.
The ESTIMATED REQUIRED BUFFERS applicable to your proposal area is�
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
�IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: dn ue� wl�e�� r�-
d I�,�x t ru.�'sl�l�-�,'� 1"`;t'.'-�E`f Iv s�,�l,�
,� LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.705]
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLING [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residential ApplicatioNPlanning Division Section
�' � PARKING [Refer to Code Chapte 3.165 a 18.7051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One 1 off-street parking space per dwelling unit; and
One 1 space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
A COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parking stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACNS [Refer to Code Section 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 [Refer to Code Chapter 18.T151
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to preciselv
identify sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas
meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
❑ STEEP SLOPES [Refer to Code Section 18.715.OTO.CI
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
,� CLEANWATER SERVICES[CWSI BUfFER STANDARDS [Refer to R a 0 96-44/USA Regulations-Chapter 3l
� LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Design Criteria:
The VEGETATED CORRIDQR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential ApplicationlPlanning Division Section
' LE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8 ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT� WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
♦ Streams with intermittent flow draining: <25%
� 10 to <50 acres 15 feet
► >50 to <100 acres 25 feet
• Existing or created wetlands <0.5 acre 25 feet
♦ Existing or created wetlands >0.5 acre <25% 50 feet
• Rivers, streams, and springs with year-round flow
♦ Streams with intermittent flow draining >100 acres
♦ Natural lakes and onds
• Streams with intermittent flow draining: >25% 30 feet
� 10 to <50 acres
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
• Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
♦ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
ZVegetated corridor averaging or reduction is ailowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated corridor extends 35 feet from the top of the ravine and sets the outer boundary of the vegetated corridor. The 35 feet may be reduced to
15 feet,if a stamped geotechnical report confirms slope stability shall be maintained with the reduced setback from the top of ravine.
Restrictions in the Vegetate Corridor:
NO structures, development, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which otherwise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
USA Design and Construcfion Standards.
Location of Veqetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
'-�r CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.1801
SIGN PERMITS MUST BE OBTAINED PRIOR TO INSTALLATION OF ANY SIGN in the City of
Tigard. A "Guidelines for Sign Permits" handout is available upon request. Additional sign area or
height beyond Code standards may be permitted if the sign proposal is reviewed as part of a
development review application. Alternatively, a Sign Code Exception application may be filed for
Director's review.
,� TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 9
Residential Application/Planning Division Section
' � THE TREE PLAN SHALL If .UDE the following:
➢ Identification of the location, size, species, and condition of all existing trees greater than 6-
inch caliper.
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for fandscaping, streets and parking lots:
. Retainage of less than 25% of existing trees over 12 inches in caliper requires a
mitigation program according to Section 18.150.070.D. of no net loss of trees;
. Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that
two-thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that
50% of the trees to be removed be mitigated according to Section 18.790.060.D.;
. Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
,� MITIGATION [Refer to Code Section 18.790.060.EJ
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
:� ( �� f e r L.-,y-�"���- i✓i cl� f-o l►-e rtii h��C d
�CLFAR VISION AREA (Refer to Code Chapter 18.795]
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3) AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas. S�:,� �us,�� �g ,��15 . ��{-t�_3. �
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential ApplicalionlPlanning Division Section
� � FUTURE STREET PLAN AND EKTENS. DF STREETS [Refer to Code Section 18.. ..030.FJ
A FUTURE STREET PLAN shall:
➢ Be filed by the applicant in conjunction with an application for a subdivision or partition. The
plan shall show the pattern of existing and proposed future streets from the boundaries of the
proposed land division and shall include boundaries of the proposed land division and shall
include other parcels within 200 feet surrounding and adjacent to the proposed land division.
➢ Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes and
pedestrian facilities on or within 500 feet of the site.
Where necessary to give access or permit a satisfactory future division of adjoining land, streets shall
be extended to the boundary lines of the tract to be developed.
� ADDITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Section 18.810.090]
The perimeter of BLOCKS FORMED BY STREETS SHALL NOT EXCEED 1,800 FEET measured
along the right-of-way center line except where street location is precluded by natural topography,
wetlands or other bodies of water or, pre-existing development.
When block lengths greater than 330 feet are permitted, pedestrian/bikeways shall be provided
through the block.
CODECNAPTERS
_ 18.330(Conditional use) 'IB.F)ZO(Tigard Triangle Design Standards) � �B.�F)5(Off-SVeet ParkinglLoading Requirements)
_ 18.340(Directors Interpretation) 1 H,F)3O(Washington Square Regional Center) _ 1 H.775(5ensitive�ands Review)
_ 18.350(Planned Development) x �H.705(Access/Egress/Circulation) _ �H.78O(Signs)
_ �H.3F>O(Site Development Review) �S.7�O(Accessory Residential Units) _ �H.7H5(Temporary Use Permits)
� �$.370(VarianceslAdjustrnents) �� �p�����c � 18.715(Density Computations) �. 18.790(Tree Removaq
_ �B.3HO(Zoning Map/Text Amendments) �S.72O(Design Compatibility Standards) � 18.795(visua�C�earance Areas)
_ 18.385(Miscellaneous Permits) �5.725(Environmental Performance Standards) _ �H.79H(Wireless Communication Facilities)
� 'I S.3gO(Decision Making Proceduresllmpact Study) _�C �H.73O(Exceptions To Devebpment Standards) � 18.81 O(SVeet&Utility Improvement Standa�ds)
_ �8.4�O(Lot Line Adjustrnents) �S.74O(Historic Overlay) _
.,2�_ �H.42O(Land Partitions) 1 H.742(Home Occupation Permits)
_ 18.430(Subdivisions) �1� �H.�45(Landscaping 8 Screening Standards)
� �H.S�O(Residential Zoning Districts) 'I H.75O(Manufactured/Mobil Home Regulafions)
_ �5.520(Commercial Zoning Districts) 'I 8.75�J(Mixed Solid Waste/Recycling Storage)
_ 1 S.53O(Industrial Zoning Districts) �H.TCO(Nonconfortning Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicaUon/Planning Division Section
ADDITIONAL CONCERNS OR COMMENI...
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(e� u i t� �e�.t�
PROCEDURE
X Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma be
returne . he anninq counter c oses at 5:00
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/z" x 11". One 8'/z" x 11"
ma o a ro ose ro ect s al also be su mitte or attac ment to t e sta re ort or
administrative ecision. pp ications with un o e maps s a not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residentlal ApplicationlPlanning Divisbn Section
'' � � The administrative decision �ublic hearing will typically occur ap, ;imately 45 to 60 days after an
application is accepted as be�ng complete by the Plannin� Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter
would be heard by the Tigard Hr�u r�vt5s o�f,�e� . A basic flow chart
which illustrates the review process is availa e from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PLAT NAME RESERYATION (County SurueyoMs Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re uired to complete and file a subdivision plat naming request with the Washington
County Surveyor s Office in order to obtain approval/reservation for any subdivision name.
Applications will not be accepted as complete until the City receives the faxed confirmation of
approval from the County of the Subdivision Name Reservation.
BUILDING PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Citv's qolicv is to applv those system
development credits to the first buildinq permit issued in the development (UNLESS OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME THE DEMOLITION PERMIT IS OBTAINED).
e con erence an no es canno cover a o e requiremen s an aspec s re a e o
site planning that should ap ply to the development of your site plan. Failure of the staff to provide
information required by the Gode shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask an questions of Cit staff relative to Code re uirements prior to submittin an a lication.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division}.
PREPARED BY: ���
(ITY Of TIGAR PLAN DIVISION - STAFf PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4171 FAX: 503-684-7297 Sp.3 �� g -�� � a
EMAIL• �sta�'s fint namea q��i.tigard.o►'.us -tvn���� �5��d _��`. J✓
��
TITLE 18(CITY OF 11GARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: WWW.CI.tigard.Ot'.IIS
H:IpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section: preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential ApplicationlPlanning Division Section
EXHIBIT B- PROPERTY TITLE
INFORMATION
� TICQR TITIE INSURANCE CAMPANY
STATUS OF RECORD TITLE REPORT SUPPLEMENT 1
PORTLAND OFFICE (TiTI.E}
1629 SW Sa3mon •Portland OR 97205
{503)2240550 • FAX:(503}219-2219
January 19, 2007
Diane K Coler
Ticor Title lnsurance Company
Peterkort Branch
9755 SW Barnes Rd, Suite 255
Portiand OR 97225
Phone: {503) 219-1160
FAX: {503}297-5991
Order Number: gg2576
Regarding: Lawrenc� Resources, Inc(Barrower}
Praperty Address: 9265 SW 74th Avenue
Tigard, OR 97223
County: Washington
DATE�AS OF: January 1Q, 2Q07, 8:00 am
PROPERTY
We have searched our Tract Icxiices as to the following described real property:
See Attached Legal Descript�on.
VESTiNG
LAWRENCE RESOURCES, fNC
RECORDED INFORMATION
Said property is subject to the following on record matter(s):
1. Property taxes UNPAID
Tax Year. 2046-07
Tax Amount: $2,196.84
Unpaid Amount: $75.68, unpaid plus interest
Tax Acct Number: R227800, 1 S125CA-�3604, Code 023.81
2. Easement, including the terms and provisions thereo#,
From: George H. Burke and Betty R. Burke
To: Alan R. Chinnock and Debbie A. Schluster
STA7U5 4F RECORO TI11E REPORT SUPPIEMENT 1(T�a) �
Recarded Date: February 2'1, 2003
Recording Number: 2403-025824
For: Utilities
Affects: West iine
3. Deed af Trust, inciuding the terms and provisions thereof, given to secure a note,
Amount: $471,250.00
Executed By: Lawrence Resources, Inc., an (7regan corporation
Trustee: Ticor Title Insurance Company
Beneficiary: Sterling Savings Bank
Dated: November 1, 2046
Recorded Date: November 17, 2�Ofi
Recording Number. 2006136379
Laan/Ref. Number: 151117746
AfFects: Other property also
THIS RERORT IS TU BE UTILIZED FOR IN�'ORMATION �NLY. Any use af this report as a basis far
transferring, encumbering or foreclosing the real property described wi1! require payment in an amount
equivalent to applicable title insurance premium as required by the rating schedule on frle with the
Oregon Insurance Division.
The liability for TICOR TITLE 1NSURANCE COMPANY is limited to the addressee and shall not exceed
the prerriium paid hereunder.
TICQR TITLE INSURAhICE COMPANY
Lori Guzman
Title Officer
5TATUS QF RECOFtD TITIE REPORT SUPPIEMENT t(Tt2a) �
A tract ofi land in the Southwest one-quarter af Section 25, Township 1 South, Range 1 West of the
Willamette Meridian, in the City af Tigard, Caunty of Washington and Stafe of �regon, being a partion
of Lot 10, Block 1 BOULEVARD HEIGHTS, also being all of that tract of land conveyed to George H.
Burke and Betty R. Burke by Deed Document No. 87-055888, Washington County Deed Reeords, and
being more particulariy described as foliows:
Commencing at the Sautheast corner af said Lot 10, BOULEI/ARD HEIGHTS; thence alang the West
�ght-of-way line of SW 74�'Avenue, being 25.00 feet from the center line thereaf, North 40° 36' 55° East
105.19 feet to the true point of beginning; thence leaving said right-of-way line, NoRh 89° 21' 07°West
23Q.20 feet to the East Gne of Lot 11, BOULEVARD HEIGHTS; thence aiong said East line North OQ°
33'39" East 90.00 feet to the South line of Partition Plat Na. 2003-049, Washington County Plat
Records; thence along the South [ine of said Partition Plat No, 2003-049, South 89° 21' 07" East, 23Q.28
feet ta#he West right-of-way line of said SW 74"'Avenue; thence along said West nght-af-way iine
South OQ° 36'S5"West 90.00 feet to the point of beginning.
LEGAL OESCRIPTION 3
TICOR TITLE INSURANCE C�MPANY
t629 SW Salmon
PortlanC,4R 97205
EXHIBIT C- CWS SERVICE PROVIDER
LETTER
FU8 • 3� • LUUb L�LyYM �LtAN �H�tK JtKVItitJ �U3 0�1443y iti0•u4�J r • µ
1))��°'tj%i ��`H�1 i�' ?���, .
� File Number �'-O Q� �a�
Clean Water �r T� '
��v� � J���� ensitive Area Pre-Screening Site Assessment
(1ur�nrnmitmen� �� eut.,
Junsdiction 4__ ,C . Date g��y�G G
Map �Tax Lot i`�/.� Sc.��`2? - U Owner G�oirGr f 6�i'rr �•���r�
� Applicant Su� ��*-'���+'Gt-
SiteAddress t� Company ��.rr.tt.srcG.e'r�o�"css ti�c '+oy'�`'��
q�WSSu�, 7y �- rr✓
i,!-Ai�� Address 677c s,i✓ . f�tF�tO sT•
Proposed Activity ,y��,, ��.,..G -- _ City state zip �;�,rrr�� � . �I7ZZ�
��T �•v�r.r.�� Phone �a3- a�S — 45�Go
Fax �0 3 —J`S — �`�`� ;
By submitting th�s torm the Owner, or Owner's authorized agent or representative, acknowledges
and agrees that empioyees of Clean Water Services have authority to enter the project site at alf
reasonable times for the purpose ot Inspecting project site conditions and gathertng information
related to the pro�ect site.
Omcl�I uti.oniy D�low tnn I�n•
Orncr.i us�onry olow t �� In� Ot11c1�1 us�only b.+o+rtnn fino
Y N �fA Y N NA
❑ � � 5ensitive Area Composite Map Stormwater Infrastructure maps
Map�,./'i![,J� ❑ ❑ � �S A KO.'��
� � � Locairy adopted studies or maps Other
Svecity � a� Specity
Based on a review of the above �nformation and the requirements of Clean Water Services
Des�gn and Construction Standards Resolution and Order No. 04-9: .
� 5ensi�ive areas potentially exisl on site or within Z00' of ihe site. THE APPLICAN7 MUST
PERFORM A SITE GERTIFICATION PRIOR TO 1SSUANCE OF A SERVICE PROV►dER. li
Sensitive Areas ezist on the site or within Z00 feet on adjacent properties, a Natural
Resources Assessment Report may also be required.
� Sens�tive areas do not appear to exist on s�te or within 200' of the site. This pre-screen�ng
s�te assessment does NOT eliminate the need ta evaluate and protect water quality
sensitive areas if they are subsequenUy discovered. This document will serve as your
5ervice Provider letter as required by Resolution and O�der 04-9, Section 3.OZ.1. Atl
required permits and approvals must be obtained and completed under applicable local,
state, and federal caw,
� The proposed act�vity does not meet the def�nition oi development. NO SITE ASSESSMENT
OR SERVICE PROVIDER IETTER 15 REQUIRED.
Reviewer Comments:
Revi:wed By: G���-� ����' Date 6
Off cial use only
Post-It`Fax Note 7671 �d�� fr jt �G Na9��/ Returned�o ��pl+ca�r
To F►�^��,v`� ry / Mail Faz� Counrer
coJDov�. co. `/w5 Dcnc--�/n6 By�
fy
Phonr.u Pht�i�V• Td3 �68/•.f�
F:u f ra J ' �'V S•'IZr f3x 11
EXHIBIT D- ARBORIST REPORT-
TREE REMOVAL
AND MITIGATIQN PLAN
Teragan & Associates, Inc.
Terrence P. Flanagan Arboricultura]Consultants
1-12-07
Robert H. Lawrence
6770 SW Alfred Street
Tigard,OR 97223
Re: Tree Plan for Tax Lot 3600
� Enclosed is the necessary certified arborist report to complete the property division for lot 3600 on SW 74'i'Ave
north of SW Cedarcrest, Tigard, Oregon as required by the City of Tigard code.
Summary
Ten of the 19 trees currently on the property are to be retained on site. These ten trees equa152.63%of all of the
trees on site. This percentage is between 50 and 75% of the total trees on site requiring the owner to have to
mitigate 50%of the diameter inches of the trees that are to be removed from the property.
Assignment
The assignment that you requested I complete is to;
1. Inventory all trees that are on site. Evaluate the condition of trees in regard to tree health and tree
structural condition
2. Identify those trees that are to be retained on site.
3. Evaluate if the site will allow the tree protection as required by the City of Tigard given the level of
development of the site. If not,proposed and justify an alternate tree protection plan to protect the
trees.
4. Calculate the percentage of tree retention and required mitigation.
Report Use
This report is to certify the trees that are on site,their condition and outline the tree protection steps to protect
the trees to be retained on site. This report is written to meet the requirements of the City of Tigard for tree
protection on properties that are to be divided into smaller lots.
Assumptions and Limiting Conditions
1. Any legal description provided to the consultant is assumed to be correct. The survey provided
prepared by SR Design, LLC was the basis of the information provided in this report. The species
identification and tree diameters were checked in the field by Teragan and Associates, Inc.
2. It is assumed that this property is not in violation of any codes, statutes, ordinances, or other
governmental regulations.
3. The consultant is not responsible for information gathered from others involved in various activities
pertaining to this project. Care has been taken to obtain information from reliable sources.
4. Loss or alteration of any part of this delivered report invalidates the entire report.
5. Drawings and information contained in this report may not be to scale and are intended to be used
as display points of reference only.
6. The consultants' role is only to make recommendations inaction on the part of those receiving
the report is not the responsibility of the consultant.
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Lot 3600,Tigard,Oregon 1/17R007
Pacific Homes Page 2 of 5
7. This report is to certify the trees that are on site,their condition, outlining the tree protection steps to
protect the trees to be retained on site. 'This report is written to meet the requirements of the City of
Tigard for tree protection on properties that are to be developed for residential or commercial use.
Observations
On December 14, 2006 the tree inventory was completed. A spreadsheet of the trees inventoried can be found
in appendix#2 which lists tree number, species(common and botanical name),tree DBH,tree condition,tree
structural condition,pertinent comments and tree recommendation. Calculations for the percentage of retained
trees and necessary mitigation are also found on the inventory spreadsheet found in appendix# 2.
Discussion
The subject property is to be divided into two lots. The numbers in the Tree Inventory Chart correspond to the
numbers tagged to the trees and indicated on the survey of the property.
There are 19 viable trees on site that are over 12 inches in diameter that are not hazardous. Ten of the trees on
site will be retained resulting in 52.63%retention percentage rate. The total number of inches that are to be
removed equals 218 inches. With the retention rate of trees being between 50 and 75%,fifty percent of the
, diameter inches of the trees to be removed need to be mitigated. 50% of 218 inches equals 109 inches. If the
owner chooses to pay into the Tigard tree fund,the amount would be $13,625.00($125.00 x 109 inches); every
inch of tree caliper planted on property owned by you reduces the number of diameter inches that have to be
paid for.
Exempt Trees
There are three trees that are exempt due to the fact that there are hazardous trees(#360,#354,#368.1). Another
seven of the trees listed in the inventory are less than 12 inches in diameter and are listed in the inventory per
Tigard code requirements. Both the hazardous trees and the trees less than 12 inches diameter are not included
in the summary of the total trees or inches on site.
Tree Protection
Two trees are to be retained are located along the north property line(#358,#352),two are toward the south
property line to the west end of the property(#345,#268), the remaining six are in the southeast corner of the
property(#366, #367,#331,#332, #333,#334). It should be possible to properly protect these trees during
construction by following the tree protection as indicated on the site plan found in appendix# 3 and following
the tree protection steps in appendix# l.
The trees will only be impacted on one side as the trees are located on the property line. The fact that only one
side of the root system will be impacted allows for the tree protection to be reduced from the optimum.
No storage of any material,parking of extra vehicles for construction,parking of utility or office trailers and
even the pedestrian traffic of construction workers should be allowed within the tree protection areas. Please
refer to appendix# 1 for additional steps in tree protection.
Certification of Performance
I, Terrence P. Flanagan, Certify:
• That a representative of Teragan and Associates, Inc, has inspected the tree(s)and/or the property
refened to in this report,and have the findings have been accurately stated. The extent of the
evaluation and appraisal is stated in the attached report;
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Lot 3600,Tigazd,Oregon 1/17/2007
Pacific Homes Page 3 of 5
• That Teragan and Associates, Inc. has no current or prospective interest in the vegetation or the property
that is the subject of this report, and Teragan and Associates, Inc. has no personal interest or bias with
respect to the parties involved;
• That the analysis, opinions and conclusions stated herein are our own and are based on current industry
procedures and facts;
• That Teragan and Associates, Inc. compensation is not contingent upon the reporting of a predetermined
conclusion that favors the cause of the client or any other party,nor upon the results of the assessment,
the attainment of stipulated results,or the occunence of any subsequent events;
• That the analysis, opinions, and conclusions that were developed as part of this report have been
prepared according to commonly accepted arboricultural practices;
• That a certified arborist has been utilized to oversee the gathering of data
� I further certify that I am a member of the International Society of Arboriculture, and am a Board
Certified Master Arborist
Conclusion
The trees that are to be retained should be far enough away from the planned construction envelope that they
should be able to be protected from any construction damage. The tree protection areas will have to be
established during construction at as shown on the site plan or the direction of the project arborist.
Please call if you have any questions or concerns regarding this report.
Sincerely,
Terrence P.Flanagan
ISA Board Certified Master Arborist, PN-0120 BMT
Member,American Society of Consulting Arborists
Enclosures: Appendix# 1 —Tree Protection Steps
Appendix#2—Survey with Tree Protection Areas for Retain Trees
Appendix#3—Inventory of Trees
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Lot 3600,Tigard,Oregon 1/17/2007
Pacific Homes Page 4 of 5
Appendix# 1
Tree Protection Steps
It is critical that the following steps be taken to ensure that the trees that are to be retained are protected.
Before Construction Begins
1. Notify all contractors of the trees protection procedures. For successful tree protection on a construction
site,all contractors must know and understand the goals of tree protection. It can only take one mistake
with a misplaced trench or other action to destroy the future of a tree.
a. Hold a Tree Protection meeting with all contractors to fully explain goals of tree protection.
b. Have all sub contractors sign memoranda's of understanding regarding the goals of tree
protection. Memoranda to include penalty for violating tree protection plan. Penalty to equal
appraised value of tree(s)within the violated tree protection zone per the current Trunk Formula
Method as outline by the Council of Tree& Landscape Appraisers cunent edition of the Guide
for Plant Appraisal.
_ Penalty is to be paid to owner of the property.
2. Fencing
a. Establish fencing around each tree or grove of trees to be retained.
b. The fencing is to be put in place before the ground is cleared in order to protect the trees and the
soii around the trees from any disturbance at all.
c. Fencing is to be placed at the edge of the root protection zone. Root protection zones are to be
established by the project arborist based on the needs of the site and the tree to be protected.
d. Fencing is to consist of 6-foot high steel fencing on concrete blocks or 6-foot metal fencing
secured to the ground with 8-foot metal posts to prevent it from being moved by contractors,
sagging or falling down.
e. Fencing is to remain in the position that is established by the project arborist and not to be
moved without written permission from the project arborist until the end of the project. .
4. Signage
a. All tree protection fencing should have signage as follows so that all contractors understand the
. purpose of the fencing;
TREE PROTECTION ZONE
DO NOT REMOVE OR ADJUST THE APPROVED LOCATION OF THIS
TREE PROTECTION FENCING.
Please contact the project arborist or owner if alterations to the approved location of the
tree protection fencing are necessary.
b. Signage should be place as to be visible from all sides of a tree protection
area and spaced every 75 feet.
During Construction
1. Protection Guidelines Within the Root Protection Zone
a. No traffic shall be allowed within the root protection zone. No vehicle, heavy equipment,or
even repeated foot traffic.
b. No storage of materials including but not limiting to soil, construction material, or waste from
the site.
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Lot 3600,Tigazd,Oregon 1/17/2007
Pacific Homes Page 5 of 5
i. Waste includes but is not limited to concrete wash out,gasoline, diesel, paint, cleaner,
thinners, etc.
c. Construction trailers are not to be parked/placed within the root protection zone without
written clearance from project arborist.
d. No vehicles shall be allowed to park within the root protection areas.
e. No activity shall be allowed that will cause soil compaction within the root protection zone.
2. The trees shall be protected from any cutting, skinning or breaking of branches,trunks or roots.
3. Any roots that are to be cut from existing trees that are to be retained,the project consulting arborist
shall be notified to evaluate and oversee the proper cutting of roots with sharp cutting tools. Cut roots
are to be immediately covered with soil or mulch to prevent them from drying out.
4. No grade change should be allowed within the root protection zone. .
5. Any necessary deviation of the root protection zone shall be cleared by the project consulting arborist or
project owner.
6. Provide water to trees during the summer months. Tree(s)that will have had root system(s) cut back
will need supplemental water to overcome the loss of ability to absorb necessary moisture during the
summer months.
7. Any necessary passage of utilities through the root protection zone shall be by means of tunneling under
roots by hand digging or boring.
After Construction
1. Carefully landscape in the area of the tree. Do not allow trenching within the root protection zone.
Carefully plant new plants within the root protection zone. Avoid cutting the roots of the existing trees.
2. Do not plan for irrigation within the root protection zone of existing trees unless it is drip irrigation for a
specific planting or cleared by the project arborist.
3. Provide for adequate drainage of the location around the retained trees.
4. Pruning of the trees should be completed as one of the last steps of the landscaping process before the
final placement of trees,shrubs, ground covers, mulch or turf.
5. Provide for inspection and treatment of insect and disease populations that are capable of damaging the
retained trees and plants.
6. Trees that are retained may need to be fertilized as called for by project arborist after final inspection.
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail:Terry(a�Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Appendix#2
Tree Plan for Tax Lot 3600
Name: Lawrence
Location: 74th Ave. &Cedarcrest St.
Lot
3600
Viable
Trees
Greater Viable Trees
COMMON BOTANICAL than 12 Remove to be
NO. NAME NAME DBH Inches CONDITION STRUGTURE COMMENTS Tree DBH Removed
Listed on site but not found
301 on site
331 Red Alder Alnus rubra 23 1 Fair Fair Mature no
332 Red Alder Alnus rubra 15 1 Fair Fair Mature no
333 Red Alder Alnus rubra 17 1 Fair Fair Mature no
334 Red Alder Alnus rubra 14 1 Fair Fair MaEure no
Bigleaf Acer
345 Maple macrophyllum 18 1 Fair Fair no
12 inch diameter tree thus
Bigleaf Acer considered less than 12
346 Maple macrophyllum Fair Fair inch tree per LUBA decision es
Douglas Psuedotsuga
347 Fir menziesir 22 1 Fair Fair High crown. es 22 1
Douglas Psuedotsuga
348 Fir menziesii 27 1 Fair Fair High crown. es 27 1
Douglas Psuedotsuga
349 Fir menziesii 35 1 Fair Fair es 35 1
Bigleaf Acer 11 inch diameter equivilent,
350 Maple macrophyllum Poor Poor 2 stems 10,6. Broken top. es
3145 Westview Circle
Lake Oswego, OR 97034 Page 1 of 3
503-697-1975 1/17/2007
Appendix#2
Tree Plan for Tax Lot 3600
Viable
Trees
Greater Viable Trees
COMMON BOTANICAL than 12 Remove to be
NO. NAME NAME DBH Inches CONDITION STRUGTURE COMMENTS Tree DBH Removed
Listed on site plan but not
351 found in the field
Sweet
352 Cherry Prunus avium 17 1 Fair Fair High crown. no
Bigleaf Acer 7 inch diameter, Broken
353 Maple macrophyllum Poor Poor top, es
30 inch diameter, Red ring
Douglas Psuedotsuga Very Poor/ rot conk on east side at 2',
354 Fir menziesii Hazardous Fair 7', 9', 14' above ground. es
Sweet 5 inch diameter, High
355 Cherry Prunus avium Fair Fair crown. es
Douglas Psuedotsuga
356 Fir menziesii 28 1 Fair Fair High crown. es 28 1
Douglas Psuedotsuga
357 Fir menziesii 20 1 Fair Fair High crown. es 20 1
16 inch diameter, 3 stems
Bigleaf Acer 10,10,8. Broken top all
358 Maple macrophyllum 16 1 Poor Poor stems. no
Douglas Psuedotsuga
359 Fir menziesii 24 1 Fair Fair High crown. es 24 1
18 inch diameter, High
Douglas Psuedotsuga Very Poor/ crown. Thin crown.
360 Fir menziesir Hazardous Poor Broken top. es
Bigleaf Acer
361 Maple macrophyllum Fair Fair 7 inch diameter yes
Douglas Psuedotsuga
362 Fir menziesii 25 1 Fair Fair es 25 1
Douglas Psuedotsuga 19 inch diameter, High
363 Fir menziesii 19 1 Poor o��. Thin crown. es 19 1
3145 Westview Circle
Lake Oswego, OR 97034 Page 2 of 3
503-697-1975 1/17/2007
Appendix#2
Tree Plan for Tax Lot 3600
Viable
Trees
Greater Viable Trees
COMMON BOTANICAL than 12 Remove to be
NO. NAME NAME DBH Inches CONDITION STRUCTURE COMMENTS Tree DBH Removed
Douglas Psuedotsuga
364 Fir menziesii 18 1 Fair Fair High crown. es 18 1
Douglas Psuedotsuga
366 Fir menziesii 35 1 Fair Fair 2 stems 32,15. no
367 estern
Red
Cedar Thuja plicata 30 1 Good Good no
9 inch diameter, tree, 10'
North of#599, 10' East of
367.1 Apple Malus sp. Poor Poor #367. es
11 inch diameter, 2 stems
7,9. 22' North of#599, 16'
367.2 Pear Pyrus sp. Poor Poor Northeast #367. es
Bigleaf Acer High crown. 2 leaders at 5'
368 Maple macrophyllum 19 1 Fair Fair above ground. no
inc iame er, ree was
partially cut and then hung
Bigleaf Acer Very Poor/ Very Poor/ up in tree nearby,
368.1 Maple macrophy!!um Hazardous Hazardous extremely hazardous yes
Total Inches of Removed Trees Greater than 12 Inches 218
422 Total Diameter Inches of all Trees Greater Than 12 Inches
( 19 Total Number of Viable Trees Greater than 12 Inches
Total Number of Viable Trees Greater than 12 Inches to be Removed 9
Total Number of Viable Trees �9
Total Number of Viable Trees to be Retained 10
Percentage of Retained Viable Trees 52.63°/a
Total Diameter Inches to be Mitigation 218
Inches Mitigated x .5 109
Total Cost for Mitigation if all Inches are to be Paid Into Tree Fund $13,625.00
Teragan Associates, Inc
3145 Westview Circle
Lake Oswego, OR 97034 Page 3 of 3
503-697-1975 1/17/2007
Teragan & Associates, Inc.
Terrence P. Flanagan Arboricultural Consultants
1-12-07
Robert H.Lawrence
6770 SW Alfred Street
Tigard, OR 97223
Re: Tree Plan for Tax Lot 3600
Enclosed is the necessary certified arborist report to complete the property division for lot 3600 on SW 74'�Ave
north of SW Cedarcrest, Tigard,Oregon as required by the City of Tigard code.
Summary
Ten of the 19 trees cunently on the property are to be retained on site. These ten trees equa152.63% of all of the
trees on site. This percentage is between 50 and 75%of the total trees on site requiring the owner to have to
mitigate 50% of the diameter inches of the trees that are to be removed from the properiy.
Assignment
The assignment that you requested I complete is to;
1. Inventory all trees that are on site. Evaluate the condition of trees in regard to tree health and tree
structural condition
2. Identify those trees that are to be retained on site.
3. Evaluate if the site will allow the tree protection as required by the City of Tigard given the level of
development of the site. If not,proposed and justify an alternate tree protection plan to protect the
trees.
4. Calculate the percentage of tree retention and required mitigation.
Report Use
This report is to certify the trees that are on site,their condition and outline the tree protection steps to protect
the trees to be retained on site. This report is written to meet the requirements of the City of Tigard for tree
protection on properties that are to be divided into smaller lots.
Assumptions and Limiting Conditions
1. Any legal description provided to the consultant is assumed to be correct. The survey provided
prepared hy SR Design, LLC was the basis of the information provided in this report. The species
identification and tree diameters were checked in the field by Teragan and Associates, Inc.
2. It is assumed that this property is not in violation of any codes, statutes, ordinances,or other
governmental regulations.
3. The consultant is not responsible for information gathered from others involved in various activities
pertaining to this project. Care has been taken to obtain information from reliable sources.
4. Loss or alteration of any part of this delivered report invalidates the entire report.
5. Drawings and information contained in this report may not be to scale and are intended to be used
as display points of reference only.
6. The consultants' role is only to make recommendations inaction on the part of those receiving
the report is not the responsibility of the consultant.
3145 Westview Circle•Lake Oswego,OR 97034•(503)697-1975•Fax(503)697-1976
E-mail: Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
EXHIBIT E- PRELIMINARY STORM
DRAINAGE PLAN
January 18, 2007
Storm Drainage Report
Lawrence Land Partition
Map 1S 1 25CA, Tax Lot 3600
(A 2-Parcel Land Partition)
City of Tigard, Oregon
Prepared For:
Lawrence Resources Inc.
6770 SW Alfred
Tigard, OR 97223
Prepared By:
SR Design ��C
8196 SW Hall Blvd, Suite 232�
Beaverton, OR 97008
Tax Lot 3600
Drainage Report
City of Tigard
January 18,2007
TL 3600, A Land Partition
Onsite Drainage Report
January 18,2007
Pur ose:
The purpose of this report is to evaluate the proposed site conditions, quantify runoff,
and evaluate the downstream conveyance system. We are requesting a fee-in-lieu charge
for water quality from the runoff of the newly created impervious surfaces.
Pre-Develo ment Conditions within TL 3600:
The analysis of the existing conditions is for the proposed 2-Parcel partition on TL 3600
from Tax Map 1 S125CA.The existing stormwater runoff was calculated using the SCS
Type lA,24 hour,25-year storm event(3.9"depth).Hydrocad version 8.0 was used to
model the hydrologic scenario on the site.The partition is located at the North of SW
Cedarcrest Street west of SW 74�'Avenue in City of Tigard,Oregon. The subject
property occupies 0.48 acres and includes an existing house located on TL 3600,an out
building, and a landscaped yard. The existing parcels slope from the northeast to the
southwest,where the existing runoff drains onto a conservation easement and the
neighbor's property to the south,via overland flow.
Properties of TL 3600
Itnpervious Area: 0.06 ac(CN=98) ,
Pervious Area: 0.47 ac(CN=79)
Q25=0.17 cfs
The Hydrocad reports can be found on Appendix C.
Soils within our site are HSG Class C soils(45B,Woodburn Silt Loam,3 to 7 percent
slopes) See Appendix A Figure 2.
Post-Develo ment Conditions within TL 3600:
The parcel and lot line adjustment for Tax Lot 3600 will create a total of 2 parcels.
Site grading will be minimal with the site to remain sloping from the northeast to the
southwest. There will be an increase in impervious area with the addition of the houses
the additional runoff generated will be picked up by the storm system via laterals and
conveyed to the roadside ditch(flowing west) located along SW Cedarcrest Street.
This total basin drainin gi°Vas alculated using the SCS Type 1Aa24 hour 250-ye storm
The proposed stormwat
event(3.9"depth).
Tax Lot 3600
Drainage Report
City of Tigard
January 18,2007
Post-development site characteristics and runoff summaries:
Impervious Area: 0.12 ac(CN=98)
Pervious Area: 035 ac(CN=79)
Q25=0.20 cfs
The Hydrocad reports can be found on Appendix C. ,
Water Qualitv:
Per CWS 3.12.b.1b a�'�'alir afrom theclrunoff of he newly c eat d imperv oug surface.
lieu charge for water qu ty
Convevance Svstem:
Stormwater on 740 s will be conveyed through appropriately s zed s odrm pipes�t�eter
runoff from rooft p
westerly storm drainage.
The onsite storm system has been sized to adequately convey the SCS Type lA,24 hour,
25-year storm event. The downstream storm system was evaluated, and confirmed that
the existing storm system would handle the additional runoff created from the proposed
subdivision.
See Appendix B for conveyance calculations.
Down Stream Analvsis:
Per CWS section 3.05.3.a.2b we have analyze�d��o`ur�a�dditoccurs where the channel begins
constitutes less than 5%of the total tributary
along SW Cedarcrest Street.
The additional flow generated by the improvements on TL 3600 is 0.03cfs and the total
flow of the basin is 0.71cfs.Please see Hydrocad report on Appendix C(under
downstream analysis)
The existing trapezoidal roadside ditch is 2 ft. deep,2 ft bottom,and approximately 9 ft
top,the slope of the ditch is 4%flowing to the west.The Q flowing to the ditch including
the additiona10.03cfs of our improvements is 0.71 CFS. The Existing Trapezoidal
channel along SW Cedarcrest Street will convey the post development discharge and will
have a free board of 1.88'. See Appendix C.
Tax Lot 3600
Drainage Report
City of Tigard
January 18,2007
APPENDIX A
FIGURES
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CASE FlLE NQ
�i fm�l �� �/1 > \ �, Olf.lEIIliO.• �
� MAP 1S 125CA, TAX LOT 3600 '�,;;d P' s�ss sw Hau s�w., s� zas
S �
� � °v TIGARD. OREGON �C. HEAVERTON� OR 97008
FOR UWRENCE RESOURCES INC. DcPrt�s]2-31—od— �� (�) �t2tJ FAx: (3a7)�eY—B3s.1
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C wOD�QUR-►.> 51 L7 LOqM�
si���� a
Tax Lot 3600
Drainage Report
City of Tigard
January 18,2007
APPENDIX B
HYDRAULIC WORKSHEETS
Trap Channel along cedarcrest
Cross Section for Trapezoidal Channel
Project Description
Project File untitled.fm2
Worksheet PAC-001 DITCH ALONG CEDARCREST
Flow Element Trapezoidal Channel
Method Manning°s Formula
Solve For Channel Depth
Section Data
Mannings Coefficient 0.030
Channel Slope 0.040000 ft/ft
Depth 0.12 ft
Left Side Slope 1.630000 H : V
Right Side Slope 1.630000 H : V
Bottom Width 2.50 ft
Discharge 0.71 cfs
- �0.12 ft
1
2.50 ft V�
H 1
NTS
01/16/07 FlowMaster v5.11
03:19:16 PM Haestad Methods, Inc. 37 Brookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1
Worksheet
Worksheet for Trapezoidal Channel
Project Description
Project File untitled.fm2
Worksheet PAC-001 DITCH ALONG CEDARCREST
Flow Element Trapezoidal Channel
Method Manning's Formula
Sofve For Channel Depth
Input Data
Mannings Coefficient 0.030
Channel Slope 0.040000 fUft
Left Side Slope 1.630000 H : V
Right Side Slope 1.630000 H : V
Bottom Width 2.50 ft
Discharge 0.71 cfs
Results
Depth 0.12 ft
Flow Area 0.32 ftZ
Wetted Perimeter 2.95 ft
Top Width 2.88 ft
Critical Depth 0.13 ft
Critical Slope 0.027330 ft/ft
Velocity 2.24 ft/s
Velocity Head 0.08 ft
Specific Energy 0.20 ft
Froude Number 1.19
Flow is supercritical.
01l16/07 FlowMaster v5.11
03:19:34 PM Haestad Methods, Inc. 37 8rookside Road Waterbury,CT 06708 (203)755-1666 Page 1 of 1
Tax Lot 3600
Drainage Report
City of Tigard
January 18,2007
APPENDIX C
HYDROLOGIC WORKSHEETS
TAX LOT 3600
PAC001 Type IA 24-hr 25-YR Rainfa!l=3.90"
Prepared by{enter your company name here} Page 1
HvdroCAD�8 00 s/n 004357 O 2006 HvdroCAD Software Solutions LLC 1/17/2007
Time span=0,00-24.00 hrs, dt=0.05 hrs, 481 points
Runoff by SBUH method
Reach routing by Stor-Ind+Trans method - Pond routing by Stor-Ind method
Subcatchment 19S: PRE DEV TL 3600 RunoffArea=20,722 sf Runoff Depth>2.01"
Flow Length=200' Slope=0.0320 '/' Tc=23.3 min CN=81 Runoff=0.17 cfs 0.080 af
Subcatchment 21S: POST DEV TL 3600 RunoffArea=20,722 sf Runoff Depth>2.26"
Flow Length=200' Slope=0.0320 '/' Tc=23.3 min CN=84 Runoff=0.20 cfs 0.089 af
Subcatchment 23S: TOTAL POST DEV TL 3600 Runoff Area=72,130 sf Runoff Depth>2.34"
Flow Length=500' Slope=0.0320 '/' Tc=27.3 min CN=85 Runoff=0.71 cfs 0.323 af
Total Runoff Area = 2.607 ac Runoff Volume= 0.492 af Average Runoff Depth = 2.26"
71.33%Pervious Area = 1.860 ac 28.67% Impervious Area= 0.747 ac
TAX LOT 3600
PAC001 Type IA 24-hr 25-YR Rainfall=3.90"
Prepared by {enter your company name here} Page 2
HvdroCAD�8 00 s/n 004357 O 2006 HydroCAD Software Solutions LLC 1/17/2007
Subcatchment 19S: PRE DEV TL 3600
Runoff = 0.17 cfs @ 8.05 hrs, Volume= 0.080 af, Depth> 2.01"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs
Type IA 24-hr 25-YR Rainfa11=3.90"
Area (sfl CN Description
18,082 79 50-75% Grass cover, Fair, HSG C
2 640 98
20,722 81 Weighted Average
18,082 Pervious Area
2,640 Impervious Area
Tc Length Slope Velocity Capacity Description
(min) (feet) (ft/ft) (ft/sec) (cfs)
23.3 200 0.0320 0.14 Sheet Flow,
Grass: Dense n= 0.240 P2= 2.50"
Subcatchment 21 S: POST DEV TL 3600
Runoff = 0.20 cfs @ 8.04 hrs, Volume= 0.089 af, Depth> 2.26"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs
Type IA 24-hr 25-YR Rainfa11=3.90"
Area (sfl CN Description
15,442 79 50-75°/a Grass cover, Fair, HSG C
5,280 98
20,722 84 Weighted Average
15,442 Pervious Area
5,280 Impervious Area
Tc Length Slope Velocity Capacity Description
(min) (feet) (ft/ft) (ft/sec) (cfs)
23.3 200 0.0320 0.14 Sheet Flow,
Grass: Dense n= 0.240 P2= 2.50"
Subcatchment 23S: TOTAL POST DEV TL 3600
Runoff = 0.71 cfs @ 8.05 hrs, Volume= 0.323 af, Depth> 2.34"
Runoff by SBUH method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs
Type IA 24-hr 25-YR Rainfa11=3.90"
Area (s� CN Description
47,490 79 50-75% Grass cover, Fair, HSG C
24,640 98
72,130 85 Weighted Average
TAX LOT 3600
PAC001 Type IA 24-hr 25-YR Rainfa11=3.90"
Prepared by {enter your company name here} Page 3
HvdroCAD�8 00 s/n 004357 �O 2006 HydroCAD Software Solutions LLC __ 1/17/2007
47,490 Pervious Area
24,640 Impervious Area
Tc Length Slope Velocity Capacity Description
(min) (feet) (ftlft) (ft/sec) (cfs)
23.3 200 0.0320 0.14 Sheet Flow,
Grass: Dense n= 0.240 P2= 2.50"
4.0 300 0.0320 1.25 Shallow Concentrated Flow,
Short Grass Pasture Kv= 7.0 fps
27.3 500 Total
EXHIBIT F- SIGHT DISTANCE
VERIFICATIQN
lNTERSECTIDN SIGHT DlSTANCE CERTlFICATION
January 17, 2007
City of Tigard
CD- Development Engineering
13125 SW Hail Blvd., Tigard, OR 97223
503-639-4171 Fax: 503-624-0752
http://www.tiqard-or.qov
Attn: Kim McMillan
RE: SW 74th Avenue, Lawrence Land Partition —
Sight Distance Certification
The access for this proposal is located at the site's northern property line, on SW
74th Avenue. The speed limit along SW 74th Avenue is 25 M.P.H., based upon
the posted speed limit, requiring 250 feet of sight distance in both directions, in
accord with Tigard Development Code Section 18.705.030.H.1.
As required by Code Sections 18.705.030.H.1, sight distance from the access to
SW 74th Avenue was measured 250 feet to the north of the access point and 250
feet from the south at SW 74th Avenue. In both directions, adequate visibility was
achieved. The Code Section requires that measurements be based on an eye
height of 3.5 feet and an object height of 4.25 feet above the road; and be
assumed to be 10 feet from the near edge of pavement to the front of a stopped
vehicle, (actual measurement is taken 15 feet from pavement edge).
In conclusion, I hereby certify that the intersection sight distance at the proposed
access for the Lawrence Land Partition conforms to the requirements for sight
distance as set forth in the Tigard Development Code.
P 3 `f�G� ,
� r
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Steve Roper P.E. "'w `' .
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SR Design LLC �
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C:1Documents and Settingslmichellem\My DocumentsUunklINTERSECTION SIGHT DISTANCE CERTIFICATION.doc
8/27/2007
�ACCEL/-� �LO°ditions Associated With � 3:53:32PM
Case #: MLP2007-00001
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
4. Prior to site��ork,the applicant shall submit a tree mitigation plan if choosing to plant ain mitigation trees. The
applicant may plant�rees onsite, offsite,and/or pay a fee-in-lieu at the rate of$125 per caliper inch. If the applicant
chooses not to plant any mitigation trees,the applicant shall pay the fee for all 109 inches($13,625.00). Any tree
mitigation plan must be approved by Current Planning. Only trees spaced 20 feet on center or greater will be counted
towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space
to allow them to reach full maturiry without becoming a nuisance or a danger to surrounding structures,utilities,
hardscape,etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard
and only one tree per front yard.
0001 REVISE THE LOT AREA-PAR 1 None Met 6/20/2007 EAE 6/22/2007 EAE
5. Prior to final plat approval,the applicant shall revise the lot area for Parcel I on the preliminary plat so that the
accessway is not included. The revised lot area shall be 11,122 square feet.
0001 PROVIDE SCREENING PLAN None NOT MET EAE 5/2/2007 MSB
6. The applicant shall provide screening along the north boundary of the site for the length of the accessway. Screening
shall be as described in 18J45.OSOB(5)and(6). The applicant shall indicate screening, including the type,on existing
plans.
0001 STREET TREE PLAN None Met 8/27/2007 EAE 8/27/2007 EAE
7. Prior to receiving a PFI permit,the applicant shall provide a street tree plan or revise existing plans to show street
trees, including their size and species. Street trees shall be chosen from the City's street tree list. Size and spacing of
street trees shall be as stated in Code Section 18.745.040.C.2. The applicant may also apply for a Type I adjustment to
use existing trees as street trees, if applicable.
0001 PFI PFRMIT REQUIRED None Met 8/17/2007 KSM 8/17/2007 MSB
8. A Public Facility lmprovement(PFI)per►nit is required for this project to cover any work in the public right-of-way.
Six(6)sets of detailed public improvement plans shall be submitted for review to the Engineering Deparhnent. 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.tigard-or.gov).
0001 LEGAL PERMITEE ON PFI None Met 8/17/2007 KSM 8/17/2007 MSB
9. 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.
0001 PFI PHASE-CONST PKG/ACC PLAN None Met 8/17/2007 KSM 8/17/2007 MSB
10. 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.
0001 HOME BLD PHASE-CONST ACC PLAN None Met 8/17/2007 KSM 8/17/2007 MSB
11. The Ciry Engineer may determine the necessity for,and require submittal and approval of,a construction access and
parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide
the plan prior to issuance of building permits.
0001 PAY ADDRESSING FEE None NOT MET KSM 5/3/2007 MSB
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering).
0001 74TH AVE FRONTAGE IMPROV None Met 8/17/2007 KSM 8/17/2007 MSB
13. 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 74th Avenue as
a part of this project:
A. 5-foot concrete sidewalk at ultimate location;
B. street trees in the planter strip spaced per TDC requirements;and
C.driveway apron(if applicable).
;��.
Page 2 of 4 CaseConditions..rpt
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7. IM TIIE EVENT Of OUESTQ/OR LAp(0�QAR17Y ON DR�WNGS,L�VIDSCME
. I I . CONTR�CTOR IS TO CALL LANOSCAPE ARClIITECT 9[fORE PROLEEpNC.
& LANOSCAPE CONTR�CTOR IS TO NOTfY LANDSLAPE ARp111ECT Wl10R
�, �I I I C �� TO INSTMLAIIpI 0�7L�NT 4ATERIAL.
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DATE � 8/ll/07
DE4CNED� T MEARS
ENCINEER i S ROPER
CHECKED i 7 AIEARS
SHEET TITLE
STREET TREE PLAN
SCALE: 1��=4O�-O�� SMEET NUAIBER
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PACIFIC HOMES
6770 SW ALFRED ST. J1
TIGARD, OR 97223
��
. -,,.,-�
11/20/07
TO: Emily Eng—City of Tigard Planning Department
RE: Lot Partition MLP 2007-00001
Screening Plan Requirement Condition#6
Attached is a site plan indicating the screening to be installed to satisfy condition#6. The
screening will be placed along the access way on Parcel #1, in compliance with code
section 18.745.050 (5) and(6). We will plant arborvitae,approximately 48"tall and
spaced at 36"on center to form a hedge. All work will be completed prior to occupancy
of the home to be constructed on Parcel #1.
Sincerely,
�/� �t�.�
Robert H. Lawrence
President
Lawrence Resources Inc. (DBA Pacific Homes)
Phone: 503-975-6560
Email: bahamabob@gmail.com
�
1 I/20/2007
�-ACCEL/7 Conditions Associated With i ►:�6:�3AM
Case #: MLP2007-00001
Condition Status Updated
Code Title Hold Status Changed By Tag Date By
4. Prior t�>site���<�rh, thc ��pplicant shall submit a trec miti��ation plan if choosin��to plant any miti��ation h�ees. Thc
applicant may plant trees onsite,offsite,and/or pay a fee-in-lieu at the rate of$125 per caliper inch. If the applicant
chooses not to plant any mitigation trees,the applicant shall pay the fee for all 109 inches($13,625.00). Any tree
mitigation plan must be approved by Current Planning. Only trees spaced 20 feet on center or greater will be counted
towards mitigation unless otherwise approved by the City. The trees must have enough soil volume and growing space
to allow them to reach full maturiry without becoming a nuisance or a danger to surrounding structures, utilities,
hardscape,etc. Unless otherwise approved by the City,only two mitigation trees may be planted in a single backyard
and only one tree per front yard.
0001 REVISE THE LOT AREA- PAR 1 None Met 6/20/2007 EAE 6/22/2007 EAE
5. Prior to final plat approval,the applicant shall revise the lot area for Parcel 1 on the preliminary plat so that the
accessway is not included. The revised lot area shall be 1 1,122 square feet.
0001 PROVIDE SCREENING PLAN None Met 11/20/2007 EAE 11/20/2007 EAE
6. The applicant shall provide screening along the north boundary of the site for the length of the accessway. Screening
shall be as described in 18.745.OSOB(5)and(6). The applicant shall indicate screening, including the type,on existing
plans.
0001 STREET TREE PLAN None Met 8/27/2007 EAE 8/27/2007 EAE
7. Prior to receiving a PFI permit,the applicant shall provide a street tree plan or revise existing plans to show street
trees, including their size and species. Street trees shall be chosen from the City's street tree list. Size and spacing of
street trees shall be as stated in Code Section 18.745.040.C.2. The applicant may also apply for a Type I adjustment to
use existing trees as street trees, if applicable.
0001 PFI PERMIT REQUIRED None Met 8/17/2007 KSM 8/17/2007 MSB
8. A Public Facility Improvement(PFI)permit is required for this project to cover any 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 Faciliry Improvement(PFI)permit plans shall conform to City of Tigard Public
Improvement Design Standards,which are available at City Hall and the City's web page(www.tigard-or.gov).
0001 LEGAL PERMITEE ON PFI None Met 8/17/2007 KSM S/l7/2007 MSB
9. The PF[ 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.
OOOI PFl PHASE-CONST PKG/ACC PLAN None Met 8/17/2007 KSM 8/17/2007 MSB
10. 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.
0001 HOME BLD PHASE-CONST ACC PLAN None Met 8/17/2007 KSM 8/17/2007 MSB
11. The City Engineer may determine the necessity for,and require submittal and approval of, a construction access and
parking plan for the home building phase. If the City Engineer deems such a plan necessary,the applicant shall provide
the plan prior to issuance of building permits.
0001 PAY ADDRESSING FEE None Met 1 I/20/2007 KSM I 1/20/2007 BRS
12. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering).
0001 74TH AVE FRONTAGE IMPROV None Met 8/17/2007 KSM 8/17/2007 MSB
13. 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 74th Avenue as
a part of this project:
A. 5-foot concrete sidewalk at ultimate location;
B,street trees in the planter strip spaced per TDC requirements;and
C. driveway apron(if applicable).
Page 2 of 4 CaseConditions..rpt
FROM :LAWRENCE FAX N0. :503 265 8243 ul. 20 2007 01:25PM P2
� ' � .
:� � Bob Lawrenc�Kbahamabob(�gmail.comr
,..,¢�,.r �3 I;f i1.
�,
Tree Protection Fencing Check an tax lots 3600 and 3$00
� �ssa�e
. _ . _ _ _ _ _
7ere�nn&Associates�terry�tsragan.aom> Fh,Jut 20,2007 at 11:48 AMA
Reply-To' 1'eragan &Associates<terryC�teragan,com�
To:emily(�tigard-or.gov,cheryl(�tig��ci-or.gov, bahamabob(�$gmail.com
Bob,
This email is to rep�rt at my inspection of the tree protection fencing that you hsve erected on tax Iots 3fi00 north of SW
Cedarcrest and tax Iqt 3800 south of SW Gedarcrest on the avening of July 18, 2007.
The tr�e protection that has been erected on bath lots is adaquate t+o�the rempval of!he trees that have b�en slat�d for
removal based an my report dated 1-11-07 for tsx lot 3800 and 1-12-07 for tax lot 3600. Please be aware that some of the
fencing has been placed closer to the retained trees than on the plan due to the need to remove trees within some of the tree
protection areas. The final pl�cement of the tree protectiQn tenci�g will have to be moved to the locations as indicated on the
tree protection pian once the lots have been cleared af the trees to be removed. Also, infqrrn the r,ontractors that are
completing the removals that they are to reach In to the areas adjacent to the tree protection areas to�emove the felled trees
to prevent any soil compaction. They should also be instructed that any tr�falling,clean up of debrls or any other activity
should be done In such a manne�as to irtsure that no damag�pr,�u�s to#he trees that are to be�etafrted and the a�ea around
the trees to be r�tained is to be protected from any damege 4r soil compactian,
If you have any quesUons, please call or emaii.
Terry
Tarrence P. FfBnagan
Board CeRifled Master Arborist#PN-0120BMT
Cefified Tree Risk Assessor#PNW-0152
Member, American Society of Consul6ng Atborists
,
FROM :LAWRENCE � FAX N0. :503 265 8243 ��ul. 20 2007 01:24PM P1
PACIFZC HaMES A DMSION OF I.AWR�NCE R�SOURCE5 INC.
DATE; �
� Z� G �
Send ta:��f-�-�' �� ��6/��i' �m���N��"rence, Presldent
Atkantlon; ���,,�jy/y1 --f ��e Locatlon:6770 SW Alfred Se,llqard,OR 97223
OMce lotatlon:��"'�'w��� �~� PhonO; 503-975-65b0 Fax:503-265-82A3
.ry ,c rr ..�f'
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O URGENT U REPI.Y ASAP ❑PIFASE COMMEN'P �PLEASE REVtk'Nl O FOR YOUR INFORMATION
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Robert H. �.awrence, Presld�nt
67�0 SW Alfred St. `f'Igard, OR 97223
j City of Tigard, Oregon � 13125 SWHalI Blvd. e Tigard, OR 97223
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July 27, 2010
� ��
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Lawrence Resources Inc
Attn: Bob Lawrence
6770 SW 1Alfred Avenue
Tigard, OR 97223
Re: Status of Tree Mitigation Cash Assurance for Lawrence Minor Land Partition,
(MLP2007-00001)
Dear Mr. Lawrence,
With this letter, the City is providing notice of the status of the tree mitigation cash assurance for the
above mentioned minor land partirion. No action is required by you. On August 2, 2007 you
deposited a cash assutance for the equivalent value of tree mitigation required by Condition of
Approval #3 in the amount of$13,G25.00.
Pursuant to Condition of Approval #3, "I'rior to site work, the applicant shall submit security in the
form of cash ox other means acceptable to the City for the equivalent value of tree mitigation
required at $125.00 per calij�er inch. If additional mitigation trees are preserved thYOUgh the
partition unprovements and construction of houses, and are properly protected through these stages
by the same measures afforded to other protected trees on site, the amount of the cash assurance
may be correspondingly reduced. Any trees planted on the site or off site in accardance with
18.790.060.D will be credited against the assurance for two years following fmal plat approval. After
such time, the applicant shall pay the remaining value of the assurance as a fee in-lieu of planting.
Any planting by the applicant must be approved by the City Arborist."
The final plat approval date for this subdivision was December 3, 2007. A review of the land use file
shows that the City did not receive any information or a mitigation plan to account for trees that
could be credited against the cash assurance within the two-year period from final plat approval
(December 3, 2009). Therefore, the cash assurance, as a fee in-lieu of planting, has been deposited
into the City's Tree Replacement Fund.
I would be happy to answer any questions you may have regarding this matter (503-718-2434).
Sincerely,
� ,
L_y-c�.�-v� � /�j E?�-�i �' _ .
� / _�.___-
Gary Pagenstecher
Associate Planner
C: Land Use File MI.P2007-00001
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
. .
� � : ° Community Development
. . �
Request for Permit Action
TO: CITY OF TIGARD
Building Division Services Coordinator
13125 SW Hall Blvd.,Tigard, OR 97223
Phone: 503.718.2430 Fax: 503.598.1960 www.tigard-or.gov
FROM: � Owner ❑ Applicant ❑ Contractor � City Staff
(check one)
REFUND OR Name: Lawrence Resources Inc
INVOICE TO• (�usiness or Indi�-idual) Attn: Bob Lawxence
Mailing Address: 6770 SW Alfred Avenue
City/State/Zip: Tigard, OR 97223
Phone No.: 503-975-6560
PLEASE TAKE ACTION FOR THE ITEM(S) CHECKED (✓):
❑ CANCEL PERMIT APPLICATION.
❑ REFUND PERMIT FEES (attach receipt,if available).
❑ INVOICE FOR FEES DUE (attach case fee schedule and explain below).
❑ REMOVE CONTRACTOR FROM PERMIT (do not cancel permit).
Permit#: MLP2007-00001
Site Address or Parcel #:
Project Name:
Subdivision Name: Lawrence Minor Land Paxrition Lot #: NA
EXPLANATI ON:
Transfer from Cash Assurance to Tree Replacement Fund $13,625.00
�� .
Signature: ��� Date: July 27, 2010
Gary Pagenstecher
Print Name:
Refund Poli�y
1. The Director or Bwlding Official may authorize the refund of.
a) any fee�vhich�vas erroneously paid or collected.
b) not more than 80°io of the land use appGcanon fee when an appGcation is�vithdra�vn or canceled before any re�-iew effort has been espendcd.
c) not more than 80:%of the land use applicauon fee for issucd permits.
d) not more than 80°o of the huilding plan reciew fee when an application is canceled before any plan re�•iew effort has been expended.
e) not more than SO°'o of the building perrrvt fce for issued pemvts prior to any inspection requests.
^_. ltcfunds will be rcnirned t��the��riLnn�,il Paver in[he same method in�vhich pacment�ea�recci�'ed. Pltasc allo�v 7-Z�ve��ks for��rr,cr��inp rrt,in�i<
� � � �
Rte to S s?�dmin: Date B Rte to Bld 1�ldmin: Date B
Refund Processed: Date B Invoice Processed: Date B�
Pemut Canceled: Date B Parcel Ta .�dded: Date B
Recei t# Date ;Vlethod .�mount�
I:\Building\l�orms\RcyPcimitAcuon.doc Re��07/2G/07
Washington County, Oregon 2008-063726
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o�iz�rsoos io:2�:s� am
�/B Cnt=1 Stn=7 K GRUNEWALD
(�� �.00 55.00 511.00-Total=526.00
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I 1 :�tter Recordin Send A Co To: IIII I
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:� licant or Owner: Lawrence Resources Inc. o12�zsae2ooeooss�zsoozoozz
PP I,Richarq Hobemicht.DireCtor o1 Assessmmt antl —
� .Address: 6770 S W Alfred St. Tipard OR 97223 Texation and Ex-O�cio County Clerk for Washington ' -�
ly b + Counry,Oropon,do hereby certify that the within -���.8�:'-•�.
�. . � instrument o/writinp was roceived and retorded in the I+��� ;"
� � M �� a o n 7 '� `-� �U � 1 book o(records of said tourytX_��n T+� ! Z��'� '
��•� �� f-�L"�+t.��w..C��
� � �l le NO.. Rlchard Hobernicht,Director of Aseessmmt and �- �
� W Taxation.Ex-OTuo County Clerk �
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�' z
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°D � TREE RESTRICTIVE COVENANT
� z
o � DEED RESTRICTION
� �
o 'n
W
,� � Declarant is the owner of property described as Parcels 1 and 2 of Partition Plat
o No. 2007-083, recorded as Document No. 2007124348.
�� �� Declarant has preserved or retained trees over and across portions of said property
-� as shown in "Exhibit A", in accordance with the Conditions of Approval of said plat.
� Any such preserved or retained tree greater than 12" in diameter measured at breast
� height, may be removed only if the tree dies or is hazardous according to a certified
��, arborist. This deed restriction may be removed or will be considered invalid if all trees
� preserved in accordance with this section should die or be removed as hazardous.
�
,�
�� THIS AGREEMENT shall be deemed a Covenant ruruiing with the land and is
��
' binding upon the owners of property described as Parcels 1 and 2 of Partition Plat No.
?007-083, recorded as Document No. 2007124348
W'ashington County, Oregon, and their successors and assigns.
IN WITNESS THEREOF, The Declarant has executed this agreement on that date
alld `ear set forth below.
DF-CLARANT: � orF�c�A�s�n�
D �,'JLER
NOTARl'PUBLIC-0REGON
COMMIS510N N0. 402388
L.AW'RENCE RESOURCES INC. MY CO�.'h11SSIJN IXPIRES MAR 28, 2010
.�Z..-u/r O , ' y
Robert H. Lawrence, �dent of Lawrence Resources Inc.
SZ'ATE OF OREGON, COUNTY OF WASHINGTON
�s instrument was ackno ledged before me by . �--�Q, ��'Sf�(��
�. , � �
�� ��� J C�
ti PUBLIC — OREGON Date My Commission Expires
CXHI[3IT A
TREE RESTRICTIVE COVENANT
DEED RESTRICTION
INVENTORY OF TREES ON PROPERTY
DIAMETER CREATER THAN 12")
PARTITION PLAT NO. 2007-083
�rrtEE a $PECIES DIAMETER RECORDED AS DOCUMENT NO. 2007124348
331 RED ALDER 23"
� 332 RED ALDER I S"
333 RED ALDER 17"
334 RED ALDER (4°
345 E31G LEAF MAPLE I 8"
352 SWEETCHERRY 17"
358 BIGLEAF MAPLE 16"
366 DOUGLAS FIR 35"
367 W.RED CEDAR 30"
368 BIGLEAF MAPLE 19"
352 358
PARCEL 1 PARCEL 2
368
367
334 333 \
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34S 331 3G6
� 332
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CITY OF TIGARD RECEIPT
= 13125 SW Hatl Blvd.,Tigard OR 97223
503.639.4171
. �,
Receipt Number: 189901 - 01/22/2013
CASE NO. FEE DESCRIPTION REVENUE ACCOUNT NUMBER PAID
MLP2007-00001 Tree Replacement 260-0000-48101 $2,375.00
Total: $2,375.00
PAYMENT METHOD CHECK# CC AUTH.CODE ACCT ID CASHIER ID RECEIPT DATE RECEIPT AMT
Check 8848 CCAINES 01l22/2013 $2,375.00
Payor: Bella Tora Homes
Total Payments: $2,375.00
Balance Due: $0.00
Ms ( a D I a - o� i�"7 a p p�ve-� �' 'i ss u a r.c.� w �-�'►ti- w,�.�+'q o�-�►'u., -}-r e e s
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Page 1 of 1
� y�y5 ��v �y- �v�
!`Aw��n)C�. {"�n no�,
a ° Building Division R�ee E c_ ���
Development Code Provision Review
' Residential Projects
Building Petmit No: M��o�a c�c ��
C��1S Service Provider Letter Received: Yes ❑ No ❑ N/A�
Routcd Plans: n
Original Plan Submittal Date: � �O�
1�� Revision Subrnittai Date: ❑ Site Plan Only
2^�Revision Submitta] Date: ❑ Site Plan Only
To the Applicant:
Each review type must be approved. If the plan is not approved, please revise and resubmit three (3) copies to the
Building Division. Only checked (✓) items are approved. Items not approved and those tisted in the notes must be
revised prior to re-submittal. For quesdons please contact the appropriate staff person(s) listed above each section.
Staff: please check items along left only if approv .
Plannin Review contact at 503-718- or @a rd-or. ov
Land Use Case No. ' o � — Name /
0'Zoning ��-
� Setbacks:
�ront � Rear � Side � Street Side N� � Garage 2
Maacimum Building Height �'C� Actual Building Height ZC-/'
� Visual Cleatance
�Easements
❑ Sensitive Lands Type: ��
N otes:
Original Plan: Approved Not Approved ❑ Date: � "
Revision 1: A��r�ved � Not Approved ❑ Date:
Revision 2: Approved O Not Approved ❑ Date:
Engineering Review contact Mike White at 503-718-2464 or Mil:eW a rd-or. ov
.�Actual Slope: %
Notes:
Original Plan: Approve Not Approved O Date: �
Revision 1: Approved � Not Approved ❑ Date:
Revision 2: Approved ❑ Not Approved ❑ Date:
(Review Con[inues on Page 2)
Page 1 of 2
Ci borist Reyiew(contact Todd Pra er at 503-718-2700 or todd@ti ard-or.go.�)
Street Trees
�I'rotected'1'r�es � 1 f J
Nqies: A�cc '�}wt U�► 1�`� L r � �1��I tlrv1P
rld�.. Z w�
Original Plan: Approved ❑ Not Appro<<ed Date: �' —d1
Revision 1: Approved� Not Approved � Date: �� � ``i��
Revision 2: Approved � Not Approved ❑ Date:
Permit Coordinator Review(contact Albert Shields at 503-718-2426 or albert@d rd-or. ov
O Conditions of tlpproval Prior to Issuance of Building Pernvt
Notes :
Original Plan: Date Sent to ilpplicant:
Revision 1: Date Sent to Applicant
Revision 2: Date Sent to Applicant
Oka}' to Issue Permit: Yes � �������
Date Routed to Building
Page 2 of 2
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�•��. S�AVD��QS
TREE PROTECT/ON PLAN
'REE CARE& LANDSCAPES UNLIMITED,INC. SCALE.• 1" = 20' 9245 SW 74THA1/E.
�.,,,,�4 5600 Rosewood St
� �` Islce Oswego60R 97035 DA 1F• 10-Z4-11 McGehee Homes
�
,;,�,,, 503-635-3165
SHEET 1 OF 2
�;t��:;��,� � ' MU'�2oo 7— o000�
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resEC.�rzr ' ^/�
� ARBORIST REPORT a�/e�
Subject: Tree Protection Inspection �4 ���
� ED
Address of the Report: 9245 SW 74th Avenue A
Tigard, Oregon � N 2 5��13
Date of the Report: January 4, 2013 ��NN�G EN��RD
NEER�NG
Report Submitted To: Kris McGehee
McGehee Homes, LLC
P.O. Box 25571
Portland, OR 97208
Albert Shields
City of Tigard
Permit Coordinator
al bert@tigard-or.qov
Todd Prager
City of Tigard
todd@tigard-or.gov
Current Inspection
This is the final tree protection inspection for this site. All exterior work that could compromise the continuing
health of protected trees on site has been completed. There were no changes in the condition of protected
trees at this time. Tree protection fences can be removed at this time to allow landscape work.
. Tree protection fencing is being maintained as required.
• Tree Protection Zones are being maintained free from material storage, waste material and
equipment.
• All other tree protection measures as stated in the plan for this site appear to be in place and being
maintained.
. The protected trees appear to be in good health at this time.
Past Inspection
Masonry work on the front of the house was underway at the time of the inspection. There has been no
change in the status of tree protection on the site at the time of this inspection. There were no changes in the
condition of protected trees at this time.
• Tree protection fencing is being maintained as required.
• Tree Protection Zones are being maintained free from material storage, waste material and
equipment.
• All other tree protection measures as stated in the plan for this site appear to be in place and being
maintained.
• The protected trees appear to be in good health at this time.
Sincerely,
r ,��E'� �-�'"
� �
Kay Kinyon
Tree Care & Landscapes Unlimited, Inc.
Certified Arborist by the International
Society of Arboriculture, #PN-0409
Residential and Commercial Spraying•Fertilizing•Pruning•Landscape Installation•Landscape MainTenance•Consultation
MEMBER: Tree Care Industry Association•International Society of Arboricuiture•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•Vancouver 360-737-2646•Fax 503-635-1549
Visit our website at www.tclu.com•E-mail: info@tclu,com