MLP2007-00005 NOTICE 4F TYPE II DECISION
„
MINOR LAND PARTITION (MLP) 2007-00005 : ��.�.
CE DARCRE ST PARTITION . .t �
120 DAYS = 7/24/2007
SECTION I. APPLICATION SLT�vIMARY
FILE NAME: CEDARCREST PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00005
PROPOSAL: The ap licant is requesting a Minor Land Partition to partition one (1) e�risting .75-acre lot into
three (3�parcels fordetached single-familyresidences.
APPLICANT/ Lawrence Resources,Inc. APPLICANT'S S R Design,LLC
OWNER 6770 SW Alfred Street REP.: 8196 SW Hall Blvd.,Suite 232
Tigard,OR 97223 Beaverton,OR 97008
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensityResidential.
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 minirnum lot size
of 7,500 square feet. Duplexes and attached single-family uniu are pern�itted conditionally_
Some civic and institutional uses are also pemzitted conditionally.
LOCATION: 7412 SW Cedarcrest Street;WCTM 1S125CA,Tax Lot 3800.
PROPOSED PARCEL 1: 7,757 Square Feet.
PROPOSED PARCEL 2: 8,982 Square Feet.
PROPOSED PARCEL 3: 15,025 Square Feet (13,489 excluding the accesswa�.
APPLIC.ABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (I.and
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (Landscaping and Screer�ing); 18.765 (Off-Street
parking and Loading Requirements�; 18J90 (Tree Removal); 18J95 (Visual Clearance Areas�;
and 18.810 (Street and Ihility Improvement Standards).
SECTION II. DEQSION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V. �'
NOrTICE OF DEQS30N ML.P2007-000051C�DARCRESTPAR7ITION PAGE 1 OF 2]
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app cant s �prepare a cover etter an su mit rt, a ong wi any suppomng ocuments an or ans
that address the folIowing requirements to the PLANNING DIVISION ATTN: CHERYI. CAINE�503-
639-4171, EXT 2437. The cover letter shall cleady identify where in the su�mittal the required information is
found:
1. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location
and rype of screerung to be provided along the access dnve to Parcel3.
2. Prior to final plat, the applicant shall provide the C'�.ity with a letter of approval from Tualatin Valley Fire and
Rescue f or the proposed mu�or land partition.
3. Prior to final plat the applicant shall show that the inuuinum lot size of 7,500 square feet is still met if
Washington County requu-es addiuonal right-of-way dedication above Caty standards.
4. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by
the City for the equivalent value of miugauon required. If additional trees are preserved through the
subdiv�sion improvements and construction of houses, and are properly protected through these stages by the
same measures afforded to other protected trees on site, the amount of the ap�roved assurance may be
correspondingly reduced. Any trees planted on the site or off site ui accordance with 18.790.060 �D) will be
credited agau�st the approved assurance, for two years following final plat approval. Required parking lot and
landscape trees cannot be credited. After such time,the apphcant shall pay the remainuig value of the approved
assurance as a fee m licu of planting.
5. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The
fencing shall be inspected and approved by the Pro�ect Arborist and Gty Planner (Cheryl Caines) pnor to
commencing any sne work The tree protection fencing shall remain uz place through the duration of all of the
building construcuon phases,until the Certificate of Occupancyhas been approved.
6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written
reports to the Planrung Department (C�eryl Caines), at least once every two weeks, as the Project Arborist
morutors the constniction activit�es from uiitial tree protection zone (TPZ) fenculg installation through the
building construction phases. The reports shall evaluate the condition and location of the tree protect�on
fencuig deterniuie if any chan� ges oc;curred to the TPZ, and if any part of the Tree Protecuon Plan has been
violatec�. If the amount of TPZ was reduced,then the Project Arbonst shall�ustifywhy the fencing was moved
and shall certify that the construction actrviues did not adversely imp act the overall, long-term health and
stability of the tree(s). If the reports are not submitted to the City 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 C�ity
can stop work on the project until an inspection can be done by Ciry Staff and the Pro�ect Arborist. Prior to
issuance of any Certificates of Occupancy, the Pro�ect Arborist will submit a final certification indicating the
elements of the Tree Protection Plan were followe�and that all rema;n�ng trees on the site are healthy, stable,
and viable in their modified growing environment.
7. Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance areas accurately, in
accordance with Tigard�ommunity Development Code (TCDC� Section 18.795.040.
S. Place a note on the final plat for visual clearance easements to the benefit of the City of Tigard. Said easements
are subject to the Ciry of T'igard Visual Qearance Area standards that restrict the height of plantings and
structures (7"igard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, alon with any supportin documents and/or plans
that address the following requirements to the ENGINEERI�G DIVISION,AT�: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall cleariy identify where in the submittal the mquired information is
found:
NOTT�OF DEQSION MLI'2007-00005/�DARCREST PARTITION PAGE 2 OF 21
9. A I'ublic Facility Improvement (PFI) ernut is requ� ired for this pro'ect to cover construction of the sidewalk
along 74th Avenue and any other wor in the pubIic ri ht-of-way. ix (6 sets of detailed public improvement
� ) �
plans shall be submitted for review to the Engineenng��epartment. NOTE: these plans are in addition to any
drawui�s required by the Buil � Division and should only u-iclude sheets relevant to public improvements.
Public acility Improvement (P pemut plans shall conform to City of Tigard Public Improvement Design
Standards,which are available at tyHall and the Cat}�s web page (�vww.tigard-or.gov).
10. The PFI permit plan submittal shall include the e�ct legal name, address and tele�phone number of the
individual or corporate enuty who will be designated as the "Pernlittee", and wiio will provide the financial
assurance for the public unprovements. For example, specify if the entity is a co oration,luruted partnership,
LLC,etc. Also spec�fy the state withm which the entity is mcorporated and provi�e the name of the corporate
contact person. Failure to provide accurate inforn�ation to the Engineering Department will delay processing
of pro�ect documents.
11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is f or parking and traf f ic control during the public unprovement construction phase.
12. The CityEngineer maydetem�ine the necessity for, and require submittal and approval of,a consuuction access
and�parkuig plan for the.home building phase..If the GtyEngineer deems such a plan necessary, the applicant
shalCprovide the plan pnor to�ssuance o} huildmg pernuts.
13. Prior to final plat approval,the applicant shall pay the addressing fee. (STAFF GONTACI': Bethany Stewart,
Engineering�.
14. 11ie applicant shall submit construction plans to the En ineering Department as a part of the I'ublic Faciliry
Improvement pernzit, indicating that they will constnict �e followuig frontage improvements along SW 74th
Avenue as a part of th�s project:
A. 5-foot concrete sidewalk at ultimate locauon;
B. street trees in the planter strip spaced per TDC requirements;and
G driveway aprons.
15. A profile of 74th Avenue and of Cedarcrest Street shall be regui�red,e�ending 300 feet either side of the subject
site skowui�the existing rade and proposed future grade. "1'his is being required in order to set the grade and
location of the sidewalks �ong both frontages.
16. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
im�provements of SW 74th Avenue and SW Cedarcrest Street adjacent to the subject property,when any of the
foIlowing events occur:
A. when the improvements are part of a larger project to be financed or paid for by the fom�ation of a
Local Improvement D�stnct,
B. when the unprovements 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 unprovements 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 addiuon to
the subject property,or
D. when construcuon of the improvements is deemed to be approPriate by the Ciry Engineer in
conjunction with construction of unprovements by others adjacent to the sub�ect site.
17. The applicant shall obtain a facility pemzit from the Department of Land Use and Transp ortation of
Washin��t on Counry to perform work wrthui the n'ght-of-way of Cedarcrest Street, including a 5-toot concrete
sidewalk at ultimate jocat�on. A co y shall be provided to the City Engineering Department pnor to issuance of
a Public Facility Improvement (PF�pernvt Pernut.
18. The applicant shall obtain approval from the Tualatin Valley Water District for the proposed water connection
pnor to�ssuance of the Cit}�s Public Facility Improvement pemzit.
19. An erosion control plan shall be �rovided as part of the Public Faciliry Improvement (I'FI) pe mut drawings_
The plan shall conform to the Erosion Prevent�on and Sediment Control Design and Plaruiing Manual,
Febniary 2003 edition."
NO'1]CE OF DECISION MLI'2007-00005/C�DARCREST FARTITfON PAGE 3 OF 21
20. 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 shall e 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 ground
measurements to grid measurements and the angle 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 surveymg methods.
21. Final Plat Application Submission Requirements:
A Submit for City review four (4) pap er copies of the final plat prepared by a land surveyor licensed to
practice in Qregon and necessary data or narrauve.
B. Attach a check in t�e amount of the clurent final plat review fee (Contact Plannuig/Engineering Permit
Technicians,at (503 639-4171,ext.2421).
G The final plat and ata or narrative shall be drawn to the m;n;m�n standarris set forth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and bythe Cityof Tigard.
D. The right-of-way dedication for 74th Avenue (29 feet from centerluie) and Cedarcrest Street (27 feet
from centerline� shall be made on the final plat.
E. NOTE: Waslungton County will not begin their review of the final plat until they receive notice from
the Engineeruig Department uidicatuzg that the City has revrewed the fu7a1 plat and submitted
comments to the applicant's surveyor.
F. After the Ci ty and C:oun have reviewed the final plat, submit two m y iar co pies of the final plat for
Ci t}� En gineer s��gnature�for partitions), or Ci t y En gineer an d Commucu t y Deve lo pment Director
s�gnatures (forsubdivisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUAN(:�E OF BUILDING PERMITS:
e app icant s -p repare a cover etter an su rrut it, a on an any supporbng ocuments an or ns
that address the fol�owing requirements to the PLANNIN�DIVISION ATTN C�-IERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleariy identify where in the su�mitxal the required infonnation is
found:
22. Prior to issuance of building pernuts, the applicant shall demonstrate that the site coverage, height, and front,
rear,and side yar�d setbacks for structures are as reqwred in the base zone,or as otherwise adjusted.
23. Prior to the issuance of building pernuts on Parcel3, the applicant shall supply building elevations and/or
site plans showing how the flag lot height standards are met.
24. Prior to building pernut issuance,the applicant shall submit a landscape�lan that indicates the rype and location
of street trees aiong SW 74'� Avenue and Cedarcrest Street for the �ty� taff's review and app ro�val. Spacing of
such trees shall be in accordance with Section 18.745.040.G2.0 of the Tigard Development C;ocie.
25. At the time of submittal for building permits for individual homes within the development,the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets nununum dimensional
requirements and setback reqwrements as spec�fied in Title 18,will be provided on-site for each new home.
26. The applicant shall submit a tree mitigation plan for review and approval bythe C'it�s Planning Staff.
27. Prior to issuance of buildingpemuts the applicant shall submit site plan drawings indicating.the location of the
trees that were preserved on the lot c�uring site development,location of tree protectaon fencu�g, and a signatw-e
of approval from the proJ'e--ct arborist regarding the placement and construcuon techru ques to be employ�d in
building the structures. All proposed protection fencmg shall be installed and inspected prior to commencuig
construcuon. The fencing sfiall reinain in place through the durat�on of all of the 6uildin$construcuon phases,
until the Certificate of (�ccupancy has 6een approved. After approval from the City Forester, the tree
protection measures may be removed.
NOTTCE OF DEQSION MLI'2007•00005/�DARQtEST PARTITION PAGE 4 OF 21
The applicant shall prepare a cover letter and submit it, along with any supportin documents and/o�r plans
that address the following requirements to the ENGINEERING DIVISION,AT�: HIM MQI�ILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required infomiation is
found:
28. Prior to issuance of building permits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
29. Prior to issuance of buil� pernuts�e �pplicant shall provide the Cit�with as-built drawings of the public
�� rovements as follows: 1 3 mil m ar 2 a diskette of the as-builts in`DWG" format,if available;othervv�se
will be acceptable,and 3) the as-�uilt drawings shall be tied to the Cit�s GPS network The applicant s
engineer shall provide the Gty with an electronic file with poinrs for each structure (manholes, catch basins,
water valves hydrants and other water system f eatures) in the development, and their respective X and Y State
Plane Coor�inates,referenced to NAD $3 (91).
30. The applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part
of this pro�ect,or theyshall paythe fee in-heu of undergrounding. The fee shall be calculated bythe frontage of
the site that �s parallel to the utiliry Iines and will be $35.00 per lineal foot. If the fee option �s chosen, the
amount will be$4,252.50 and it shall be paid prior to issuance of building pemuts.
31. Diuuig issuance of the building pern�it for Parcels 1,2 &3 the applicant shall pay the standard water quality and
water quantity fees per lot (fee amounts will be the latest approved by G�X/5).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BLJILDING INSPECTION:
e a icant s �pre are a cover etter an su mit it, a ong wi any supportYng ocuments an or ns
that address the folIowing requirements to the PLANNING DIVISION ATTN CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall cleady identify where in the su�mittal the required infoimation is
found:
32. Prior to issuance of any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the
effect that any e�stin tree g,reater than 12" diameter may be removed only if the tree dies or is hazardous
according to a cen�fi� arbonst. The deed restriction may be removed or will be considered invalid if a uee
preserved in accordance with this decision should either die or be removed as a hazardous uee.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGH'I'EEN (18} MONTHS OF THE
EFFECTIVE DATE OF THIS DEQSION NOTED UNDER THE PROG'ESS AND APPEAL SECTION
�F THIS DECISION.
SE CTION III. BACKGROUND INFORMATION
Site Inforn�ation and Pro osal Descri tions
The subject parcel is located at t ie corner of SW Cedarcrest Street and SW 74`�' Avenue. The J5 acre site is zoned R
4.5 (Low Density Residential}. The owner is roposing a three lot panition for construcuon of single-fam�ily homes.
Parcel # 1 will be 7,757 square feet, Parcel #� will be 8,982 square feet and parcel 1#3 will be 13,489. The site is
currendy improved with a suigle-f arruly residence that will be removed.
Pro e I�'isto .
A searc o City records shows that a lot line adjusunent was approved between the site and the parcel to the west in
September 2006. No other land use approvals were found affecung this parcel.
Vicinit�Information
The site �s located in an area made up of properties zoned R 4.5 near the border with Washington County. Sites are
developed with a mix of single-family homes of vanous ages. A few large parcels in the area are being re-developed
with subdivisions.
NOTTCE OF DEQSION MII'2007-00005/(�DARQtEST PARTITION PAGE 5 OF 21
SECI'ION IV. PUBLIC COMMENTS
The Tigard CommunityDevelopment Code re uires that propertyowne�within 500 feet of the subject site be notified
of the proposal, and be g�ven an opportunity�or wntten comments and/or oral testimony pnor to a dec�sion being
made. In addition,staff has posted a notice on the site,visible from both streets. Staff received no comments or letters
from adjacent property owners.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Partitions�18.420):
The proposed partition complies with all statutory and ordinance requirements and regulations;
The proposed partition complies or can be made to comp l�y with all statutory and ordinance requirements and
regulat�ons as demonstrated by the analysis contained within this adinuvstrative dec�sion and tlu-ough the imposition of
conditions of development approval. All necessary conditions must be satisfied as part of the development and
building process. Therefore,th�c cntenon is met.
There are adequate public facilities available to serve the proposal;
Public f acilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement
Standarris). Based on the analysis provided herein, Staff finds that adequate pubhc faciliues are available to serve the
proposal. Therefore,this cntenon�s met.
All proposed improvements meet City and applicable agency standa�is;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.810 (Street &Utility Improvement Standards). Improvements will be reviewed as part of the permit process and
during construction, at which tune the appropnate review authority will ensure that City and applicable agency
standards are met. Based on the analysis u-i this dec�sion,Staff finds that this crnenon�s met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The ininunum lot width required for the R 4.5 zoning district is 50 feet. Parcel # 1 is 75 feet wide,Parcel#2 is 87 feet
wide,and Parcel#3 is 90 feet wide. Therefore,this standard has been met.
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 minimum lot area requirement in the R 4.5 wning district is 10,000 s uare feet for detached
single-farruly units. The proposed partition creates three (3) lots that are 7,757, 8,98� and 15,025 square feet
respectively. Parcel3 includes an access flag. The square footage minus the flag area�s 13,489. Tl�vs critenon has been
met.
Each lot created through the partition process shall front a public right-of-way by at least LS feet or have a
legally recorded minimum 15-toot wide access easemen�
The proposed partition plat illustrates that the both fronta e lots (I'arcels 1 &2) have at least 75 feet of street frontage.
The rear lot (Parcel3) has a 16-foot-wide access easement.� cnterion is met.
Setbacks shall be as required by the applicable zoning distric�
Setbacks for the R 4.5 zoning district are as follows:front,20 feer side, S feet;street side, 15 feet;and rear, l5 feet. The
setbacks for the future homes will be reviewed at the time of �uilding pernut submittal. The app licant is showing
setbacks on the prel'uninary plat. All appear to meet the re9uirements except the rear lot setback on I'arcel 2. The plan
shows 5 feet and the reqwrement is 15 feet. A condition ot approval under the Residential Zoning Districts section will
ensure the applicant shows the correct setbacks on the building sne plans. This criterion can be met conditionally.
NOT'ICE OF DEQSION MLI'2007-00005/CEDARQZESTPARTI7ION PAGE 6 OF 21
�
When the partitioned lot is a flag lot,the developer may detemune the location of the front yard,provided that
no side yard is less than 10 feet Structures shall generally be located so as to maxirriize separation from
existing structures.
Parcel3 will be a flag lot, and any proposed structure must meet the 10-foot side yard setback standard. The applicant
is showing ten-foot side yard setbacks. Flag lot reqwrements are discussed in more detail under the Excepuons to
Development Standards section of this report.
A screen shall be provided along the property line of a lot of recor�d 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
There is a proposed private driveway to Parcel3. The applicant has not proposed screening on the plans, but does state
in the narrative that a fence or hedge will be provided. A revised site plan showing the type of screening to be used has
been conditioned below.
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.
There is an e�sting hydrant at the northeast corner of the site. No comments were submitted by Tualatin Valley Fire
and Rescue. It is unknown�f the Fire Code requirements are met.
Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorded with the approved partition map.
The applicant has not proposed a s�iared access drive. Each lot will have a drivewayto a public street.
Any access way shall comply with the standa�s set forth in Chapter 18.705,Access,Egress and Ci�ulation.
Tlvs standard is addressed under C�apter 18.705 (Access,Egress and Carci�lation) later in this decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�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 floodplam m accor�dance with the adopted pedestrian/bicycle pathway
plan.
The partitioned lots are approximately 2,700 feet to the southwest of the nearest 100-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustrnents. The applications forthe partrtion and variance(s)/adjustment(s)
will be processed concurrendy.
No variances or adjustment requests have been proposed.
FINDING: The Land Partition standards have not been fullymet but can be as conditioned below.
CONDITIONS:
• Prior to final plat the applicant shall submit a revised site plan for review and approval that
shows the locauon and type of screening to be provided along the access drive to Parcel 3.
• Prior to f inal plat, the applicant shall provide the City with a letter of approval f rom Tualatin
Valley Fire and Rescue for the proposed minor land paztition.
NC7IICE OF DECISION MI1'2007-00005/�DARQtEST PARTITION PAGE 7 OF 21
Residential Zonin�Districts �8.510 :
Development stan ards in resident�al zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R-4.5 Pareell Pa�e12 Parrel3
Minimum Lot Size
- Detached unit 7,500 sq.ft 7,757 sq.ft 8,982 sq.ft ]3,489 sq.k.
- Duplexes
-Auached unit
Average Minimum Lot Width
-Detached unit lots 50 ft 75 ft, 87 fL 90 ft.
- Duplex lots 90 ft
-Attached unit lots
Maximum Lot Covera e - N/A N/A N/A
Minimum Setbacks
- Front yanl 20 ft 10' 20' 20'
- Side facing street on comer&t}uvugh lots LS ft N/A l5' N/A
-Side yard 5 ft. 5' Can be met N/A
-Rear yaid LS ft. 15' Can be met 15'
- Side or rear yan-1 abutting mo�e restrictive zoning district -- -- -- --
-Disiance between property line and front of garage 20 ft Can be met Can be met Can be met
-Side Yani Setbacks for Fla Lots TDC 18.420.0 A 4 e ] 10 ft N/A N/A 10'
Maxunum Hei ht 30 ft Can be met Can be met Can be met
Minimum Landsca Re uirement - N/A N/A N/A
A ininunum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, but are
calculated assuming a 27-foot City nght-of-way along Cedarcrest. Because Cedarcrest appears to be a 30-foot
Washington County nght-of-way, the dedication requu-ement is larger. The square footage for Parcel 3 does not
include area for the accessway. Setbacks shown on the plat meet current standards with one exception, the rear
setback of Parcel 2. Site and building plans for each parcel will be reviewed through the building perniit process to
ensure compliance with the R-4.5 development standards, including setbacks and height restrictions.
FTNDING: Based on the analysis above, the Residential Zoning Dutrict Standards will be met pursuant to the
following conditions:
OONDITTONS:
• Prior to issuance of building pemzits, the ap licant shall demonstrate that the site coverage,
height, and front, rear, and side yard setbacks �or structures are as required in the base zone, or
as otheiw�se adjusted.
• Prior to final plat the applicant shall show that the minuilum lot size of 7,500 square feet is still
met if Washington County requires additional right-of-way dedication above City standar�s.
Access,Egress and Ci�ulation(18.705�
Continuing obligation of property owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�numg requirements for the use of any structure or parcel of real property in the City.
Joint Access. Owners of two or more uses, sttuctures, or pa�els of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, stYUCtures, orp amels of land satisfies
the combined reyuirements as designated in this tide,provided: Satisfactory legal evidence shall be presented
in the form 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.
No joint access is proposed with this partition.
Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N
NC7ITC�OF DEaSION MLP2007-00005/C�DARCREST PARTITION PAGE 8 OF 21
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 cont�nuous basis.
All proposed parcels will have access to either SW 74`�' Avenue or SW Cedarcrest Street, both public streets. This
standard is met.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stackin�g needs, sight distance
and deceleration standards as set by�DOT,Washington County,the City and AASHTO.
The applicant's narrative states that there is adequate sight distance along Cedarcrest Street, measuring 250 feet to the
west and east to the intersection of Cedarcrest and 74th Avenue. The narrative further states that there is adequate
sight distance on 74th Avenue to the north and south of the proposed driveway.
Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access
and egress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a ]5-
foot-wide accessway. The nunimum access width for 3-6 dwelling units is 20 feet with 20 feet of pavemen�
Each parcel will have access through individual driveways. The fla� for parcel three is 16 feet wide with 10 feet of
pavement. This satisfies the rrununum requirement of Table 18J05.1�Vehicular Access/Egress Requirements).
Private residential access drives shall be provided and maintained in accordance with the provisions of the
Uniform Fire Code.
As stated earlier in this report, no comments were submitted for this proposal by Tualatin Valley Fire and Rescue. It is
iu�iown if the Fire Code requirements are met. A condition has been noted under the Land Partitions section of this
decisionto insure the applicant obtains approval from the fire district.
Access drives in excess of 150 feet in length shall be provided with app roved provisions for the turning around
of fire apparatus by one of the followin : a) A ci�ular,paved surface Fiavin�a minimum turn radius measured
from center point to outside edge of 3�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 maxirrium cross
slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet in length. Tlvs standard does not apply.
FINDING: The Access/Egress standards have not been fully met, but can be as conditioned previously in this
decision.
Densitx Comnutations and Limitations (18.715�:
Chapter 18.7 implements the Compre ensive Plan by establishing the criteria for determining the number
of dwellin units pennitted. The number of allowable dwellin wuts is based on the net deveiopment area.
The net argiea is the remaining parcel area after exclusion of e nsitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size pernutted by the zoning dismct to
dete�nine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maxiinum and
nununum number of units pernutted on the site �s based on the net develo able area, subtracting sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-way and�and for private streets from the total site
area. Of the total sae area (32,661 square feet),897 square feet will be�edicated to pu6lic streets. The resulting net area
is 31,764 s�quare feet. Therefore the inaxunum number of lots permitted on this site is 4 and the minunum number of
lots is 3. The applicant's pro osal to create 3 lots for single-fanvlydetached homes meets the maX;mlun and minicnum
density reqwrements of the�4.5 zone.
FINDING: Based on the analysis above,the DensityStandards have been satisfied.
Exceptions to Develo�ment Standards �18.730.�
The maximum height�or 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 drive or easement is 1-1/2
stories or 25 feet, whichever is less, except that the maximum heig�t may be 2-1/2 stories or 35 feet,
whichever is less, provided:
NC7I1�OF DEQSION MIP2007-00005/C�DARQZEST PARTITION PAGE 9 OF 21
a. The proposed dwelling 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 located 50 feet or more from the nearest point of
the subject dwelling, or the resident�al 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 m�tigating direct
views, or that such trees exist and will be preserved.
The applicant shows a 10-foot side yard setback on Parcel 3, but no specific building design is proposed. The
applicant did not address the proxuruty or height of neighboring residences. Measures taken to nutigate direct
views were also not discussed.
FINDING: Based on the information provided,staff cannot detennine if the Exceptions criteria are met.
CONDITTON:Prior to the issuance of building perniits on Parcel 3, the applicant shall supply building elevations
and/or site plans showing how the flag lot height standards are met.
Landscaping and Screening(18.745�
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu� blic street, private street or a private driveway
more than 100 feet in length approved after the adopt�on of this tide shall be required to plant street trees in
accordance with the standa�is in Section 18.745.040G
This proposed project has f rontage on 74`� Avenue and Cedarcrest Street. Street trees are required along�the public
streets and sha11 be planted m accordance with the standards for size and spacui in th�s title, under Section
18.745.040.0 The applicant prop oses in the narrative to utilize existing trees along S�74'� and Cedarcrest as street
trees, but the tree removal plan sbows these trees to be removed. Discussions with the applicant's representative have
revealed that the trees may not be saved;therefore new street trees are required along both street f rontages.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the
applicant complies with the condition below the standards will be met.
�NDITTON:Prior to building perniit issuance,the a plicant shall submit a landscape plan that indicates the type and
location of sueet trees along SW 74`'�Avenue and Cedarcrest Street tor the City Staff's review and
approval. Spacing of such trees shall be in accordance with Section 18.745.040.G2.0 of the Tigard
Development Code.
Off-street Parking and Loadin� Requirements �18.765�
This Chapter is applicable or development pro�ects when there is new constxuction, expansion of e�sting
use, or change of use in accordance with Section 18.765.070 Minimum and Maximum Off-Street Parking
Requirements.
The proposed partition will create three lots for single-family construction. Submittals of detailed plar�s for the
construction of any home within the development are not necessary at th�s time. Table 18.765.2 reguu-es that one�
off-street parking space be provided per detached dwellin unit. The applicant does not state how th�s requirement
be met. There �s no ir�axiinum limit on parking allowed�or detached sulgle-family dwellings. There �s aLso no bicy�le
parking requirement for single-family dwellings. Staff notes that there �s a 20-foot required setback from the face of
garages to property lines in all residential zones. To ensure that homes constructed in this development comply with
these standards,the followuig condition shall apply:
C�NDITTON:At the time of submittal for building pemuts for individual homes within the developm� ent, the
develo r shall submit materials demonstrating that one 1 off-street parlflng space, which meets
ininimu�m dunensional requirements and setback requireme(t�as specified in Title I8,will be provided
on-site for each new home.
NOTTCE OF DEQSION MI.P2007-00005/CEDARCREST PARTITION PAGE 10 OF 21
Tree Removal(18.790):
Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all trees
on the site a program to save e�sting trees over 1�-inch diameter at breast height (dbh) or mitigate for their
removal,ic�ent�ficat�on of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after construction.
As required for partitions,the applicant submitted a tree plan conducted by Terrence Flanagan, a certified arborist. The
report contau�s the four required components and is therefore acceptable.
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 Arborist Repon identified the location,size and species of all e�sting trees,consistent with this standard.
2. Identification of a program to save e�sting trees or mitigate tree removal over 12 inches in caliper.
Mitigation must fo7low the replacement guidelines of Section 18.790.060D, in accordance with the
following�standards and shall be exclusive of trees required by other development code provisions for
landscaping, streets and parking lots:
a. Retention of less than 25% of e�sting 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�ustin�trees over 12 inches in caliper requires that two-thirds
of the trees to be removed be mitigated in accordance with Section T8.790.660D;
c. Retention of from 50%to 75% of existin�trees over 12 inches in calipe r requires that 50 per�cent
of the trees to be removed be mitigated in accordance with Section T8.790.060D;
d. Retention of 75% or greater of e�st�ng trees over 12 inches in caliper requires no mitigation.
There are a total of 8 viable trees on site greater than 12 inches which are subject to mit' ation. The applicant's tree
removal plan indicates the trees on the proPerty that are to remaui and those proposed�or removal. �Ilthough the
arborist states that only one (1� tree is slated }or removal,the ap plicant's plan and narrat�ve indicate that three (3) viable
trees will be removed. Mitigation will be calculated on removaCof the three trees. If five (5) of the eight(8)trees will be
retained,then according to the mitigation schedule above,50% of the diameter inches must be mitigated.
The sum total of diameter inches of the trees which will be removed is 60. The amount of uee mitigation inches
required for this project is 30 inches.
To satisfy this requirement, the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125.00 per
inch($3,750.00). Any tree rrutigauon plan must be approved by City Plaruung Staf f.
No mitigation has been proposed at this time. A condition of approval will ensure this criterion is met.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standarcis and methods that will be used by the applicant to protect
trees during and afterconstruct�on.
The guidelines for tree protection are outlined in the arborist report.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
approval for a conditional use, and shall not be subject to removal under any other section of this chapter.
The property owner shall record a deed restriction as a condition of approval of any development pemut
affected by this section to the effect that such tree may be removed only if the tree dies or is hazardous
according to a ceitified a�fiorist 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
t}us deed restriction shall be subject to approval by the Director.
NOTTC�OF DEQSION MLI'2007-00005/C�DARQtEST PARTITION PAGE 11 OF 21
No trees over 12 inch ca�l�ip er will be retained on the site;but if trees are preserved,removal of such trees is restricted. A
condition of approval will ensure that this standard is met.
FINDING: Based on the analysis above� the Tree Removal standards will be met, if the applicant
complies with the conditions ]�sted below:
CONDITIONS:
• The applicant shall submit a tree mitigation plan for review and approval bythe C�it�s Plaruung
Staff.
• Tree Protection - Prior to any site work the applicant shall install all proposed tree protection
fencu'�g The fencing shall be inspected and approved by the Project Arborist and Qty Planner
(Cher ly Caines) pnor to commencuzg any site work The tree protection fencu��g shall remain in
place throu�h the duration of all of the building construction phases, until the Certificate of
�kcupancy has been approved.
• Prior to issuance of building pern�its,the applicant shall submit 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 pro�ect arbonst re�aarding the
placement and construction techniques to be employed in building the stnu.nu-es. AZlproposed
�rotection fencing shall be installed and inspected prior to commencuig construcuon. The
encin shall remain in place through the duration of all of the buildin construction phases,
until t�e Cenificate of Ckcupancy has been approved. After approval �rom the City Forester,
the tree protection measures may be removed.
• The applicant shall have an on-$oing responsibility to ensure that the Project Arborist has
submitted wntten reports to the I'laiunng Department's Project Coordinator at least once every
two weeks, as the Project Arborist monitors the construct�on activities from initial tree
protection zone ('I'PZ) fencing u�stallation through the building construction phases. The
reports shall evaluate the condiuon and location of the tree protecvon fencing,determine �f any
changes occurred to the TPZ, and if any part of the Tree ISrotection Plan has been violated. It
the amount of TPZ was reduced, then the Pro�ect Arborist shall justify why the fencing was
moved and shall certify that the construction acuvit�es did not adversely unpact the overall,
long-term health and stability of the tree(s). If the reports are not submitted to the Gty 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 Gry can stop work on the project until an
inspection can be done by Ciry Staff and the Pro�ect Arbonst. Pnor to �ssuance of any
Cert�ficates of Occupancy, the Pro�ect Arborist will submit a final certification indicating the
elements of the Tree Protecuon Plan were followed and that all rema;n�ng trees on the site are
healthy,stable,and viable in their modified growing environment.
• Deed Restricuon:
Prior to issuance of any Certificates of Occupancy, the a �licant/owner shall record a deed
restriction to the effect that any existing tree gmater than 1� diameter may be removed only if
the tree dies or is hazardous accordin 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 haz..�rdous tme.
Visual Clearance Areas (18.795�
This Chapter requires t a clear vision area shall be maintained on the corners of all property adjacent to
intersectin� right-of-ways or the inteisection of a public street and a private driveway. A clear vision area
shall contain no vehicIe hedge pl�antin fence, wall shucture, or temporary or permanent obstruction
exceedin� three�3) feet in height The coc�e provides that obstructions that may be located in this area shall
be visua y 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-feet along the right-of-way and along the driveway and connecting these two
points with a straight line.
The applicant has shown the visual clearance triangles for the proposed lots. The triangle for the access drive is drawn
incorrectly. The trian e shown only goes twenty feet in each du-ection from the centerline of the access way, the
requirement is 30 feet. standard has not been satisfied.
NOTICE OF DEQSION MLI'2007-00005/CEDAR�REST PARTIIION PAGE 12 OF 21
FINDING: Based on the analysis above,the Vision Clearance Standards are not met.
CONDITTONS:
• Prior to final plat, the applicant shall submit a revised lat that shows the visual clearance areas
accurately,m accordance with TCDC Section 18J95.0�0.
♦ Place a note on the final plat for visual clearance easements to the benefit of the City of Tigard.
Said easements are subject to the Ci of T"igard Visual Clearance Area standards that restnct
the height of plantings and suuctures�I`igard Development Code Cliapter 18J95).
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 public at large, public facilities systems, and affected private property users.
In situations where the Corrununity Develo�ment 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 roperty dedicat�on is not roughly proportional to the projected impacts
of the develo ment Section 18.390.�40 states that when a condition of ap roval reyuires 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 properiy to be transferred is roughly proportional to the unpact the proposed
development will have on�e public.
The applicant has submitted an impact study. The new parcels w�ll be served with water and sanitary sewer by
extenduig later�als off the inain lines found in C:edarcrest Street and 74 Avenue. Storm drain runoff is proposed to
be collected from each parcel into a private, 6 inch storm lateral located under the access drive for parcel t�u-ee. This
lateral will empty into the existing stormwater system (ditches) on 74`� Avenue. Parks system development charges will
be collected for each new home at building perirut�ssuance as well as traffic impact fees.
The Washington County Traffic Impact Fee (ITF) �s a mitigation measure that is required at the time of development.
Based on a tr�ar�sportation unpact study prepared by Mr. David Larson for the A-Boy E�ansion/Dolan II/Resolution
95-61, TTF's are expected to recapture 32 percent of the traffic impact of new development on the Collector and
Artenal Street system. The applicant will be required to pay TIF's of approximately$3,020 (Effective July 1, 2004) per
new dwelling urut. There was an existuig home on the srte,so only two uruts requu-e Traffic Impact Fees.
Based on the estimate that total TIF fees cover 32 percent of the ' act on major street improvements citywide,a fee
that would cover 100 percent of this projects traffic impact is $18,8�($6,040 divided by.3Z� The difference between
the TTF paid, and the full impact,is considered the unnuti ated��mp act on the street system. "I'he uruniugated u�np act of
this pro�ect on the transportation system is $12,835 ($1�,875 - $6,040�. The apphcant will be required to dedicate
additional right-of-way along SW 74th Avenue of approxuY�ately 486 square feet. Washulgton County has jurisdiction
over Cedarcrest Street and �s requirulg an additional five-foot dedicat�on of approxunately 830 square feet. The
approximate value of unimproved residentially zoned property is $3.00 per square foot,f or a total value of$3,948.00.
The ap licant is required to construct a sidewalk to County standard along Cedarcrest Street and the City is requirin a
side�for 74`� Avenue. At an approxunate cost of $20.00 per lineal foot the sidewalk is valued at $5.080.00 ($2�x
254).
Estimated Value of I acts
FI�m�pact............................................................................................................................ $ 18,875
LessTIF Assessment..........................................................................................................-$ 6,040
LessMit�� ated Costs...........................................................................................................-$ 9;022
Estimated V�a ue�Urunitigated Impacts...................................................................... $ 3 813
FINDING: Using the above cost factors, it can be deternvned that the urunitigated imp acts exceed the
costs of the conditions unposed and,therefore,the conditions are proporuonaily justified.
IVC7I7CE OF DEQSION MLI'2007-00005/(�DARQtEST PART7TION PAGE 13 OF 21
PUBLIC FACILITY CON(�RNS
Street And Utili Im rovements Standands Section 18.810 :
Chapter 18.810 provi es construction standards or the implementation of public and private facilities and
utilities such as streets,sewers, and drainage. The applicable standards are addressed below:
Streets:
Improvements:
Sechon 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
acco�lance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a poition of an existing
street shall be dedicated and improved in acco�ance with the TDG
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 35-foot
right-of-way width and 23-foot paved section. Other improvements 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
'I`igard Transportat�on Plan Map. At present,there is approximately25 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 Avenue is currently panially improved. In order to mitigate the impact from this development,the applicant
should construct a 5-foot concrete sidewalk at ulwnate location and enter uito a restnctive covenant for future street
improvements.
This site lies ad�)�a� cent to SW Cedarcrest Street, which is classified as a Neighborhood Route without bike lanes on the
Ciry of Tigard Transportation Plan Map. At present,there is approximately 25 feet of ROW from centerline,according
to the most recent t� assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from
centerline.
SW Cedarcrest Street is currendy partially imp roved. In order to mitigate the impact from this developm,ent, the
applicant should construct a 5-foot concrete sidewalk at ultimate location and enter mto a restnctive covenant for future
street unprovements.
Grades and Curves: Section 18.810.030.N states that grades shall not exceed ten pement 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 cuives shaII be as
determined by the City Engineer.
The applicant's narrative states that the grades on Cedarcrest Street and 74th Avenue do not exceed 12%, thereby
meeung th�s cntenon.
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, cimulation, control and safety of street traffic and recognition of limitations and
oppoitunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by st�ets 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 atterial streets,limited access highways,major collectors or railroads.
. For non-residendal blocks in which internal public cir�culat�on provides equivalent access.
No new streets are being created with this partition;therefore this standard is not applicable.
NOTICE OF DEQSION MLI'2007-00005/(�DARQZESTPARTITION PAGE 14 OF 21
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or n ht-of-
ways shall be provided when full street connection is notpossible. Spacing between connections sha�be no
more than 330 feet, except where precluded by environmental or topographical constraints, existing
development patterns, or stnct adherence to other standards in the code.
Similarly,since no streets are being proposed, and no connections are reguired, this standard is not applicable. There
are no opportunities to provide a pedestnan connection due to the sites Iocation near the Washington County border
and ex�stuig residences.
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 pa�el is less than L5 bmes the minimum lot size of the applicable zoning district
The new parcels are not greater than 1.5 times the m;n;mum lot size,but neither are the proposed depths more than 2.5
times the average lot width.
Parcel# 1 is 7,757 square feet, 106 feet deep,while being 75 feet wide (75 x 2.5 = 187.5).
Parcel#2 is 8,982 square feet, 103 feet deep,while being approximately 87 feet wide(87 x 2.5 =217.5).
Parcel#3 is 13,484 square feet, 136 feet deep,while being 91 feet wide (90 x 2.5 =225).
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, w}uch requires a pa�el to
either have a minimum 15-foot frontage or a rrurumum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least L5 feet
Parcel 1 has 75 feet of street frontag e along SW Cedarcrest Street. Parcel2 has appro�nately87 feet of frontage along
Cedarcrest and appro�nately 100 teet along 74`�Avenue. Parcel3 has 16 feet via a pnvate access drive.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be
located on both sides of arterial, collector and local residential streets. Private streets.and industrial streets
shall have sidewalks on at least one side.
The applicant, in order to mit' ate the impact from tlus development, will construct a 5-foot wide concrete sidewalk
along both street frontage�s. �e applicant has proposed a meanderuig sidewalk along Cedarcrest Street in order to
save a tree. This sidewalk confi�uration must be approved by Was�on County under a Faciliry Permit for work
within the Cedarcrest Street ROW. A Gty of Tigard PFI Permit will e required for work within the 74th Avenue
ROW.
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be installed to serve each new
develo ment and to connect developments to existin mains in accordance with the provisions set forth in
Design and Construction Standards}or Sanitary and Surface Water Management(as adopted by C1ean Water
Sernces in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
Over-sizing: Secqon 18.810.090.0 states that pro posed sewer systems shall include consideration of additional
development witlun the area as projected by fhe L;omprehensive Plan.
The applicant's plans indicate three sewer laterals will be constructed from the sewer main in 74th Avenue to serve this
development.
Storm Drainage:
General Provisions: Section 18.810.IOO.A states requires developers to make adequate provisions for storm
water and flood water runoff:
Effect on Downstream Drainage: Section 18.810.IOO.D states that where it is anticipated by the City Engineer
that the additional runoff resultin from the development will overload an existing draina e facili�y, the
Director and Engineer shall wi�old approval of the development until provisions have �en made for
improvement of the potential.condition or until provisions have been made for storage of additional runoff
caused b��y the development in accordance with the Design and Conshuction Standards for Sanita,ry and
Surface Water Management(as adopted by Clean Water Services in 2000 and including any future revisions or
amendments).
NOTICF.OF DEQSION MLI'2007-00005/C�DAR(REST PARTITION PAGE 15 OF 21
. i
�
In 1997, Clean Water Services (C,'WS) 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 imp ervious area reduction pro ram resultin in no net increase m storm peak flows up
to the 25-year event. The City w�l require that all new deve�opments res�ting�in an uicrease of impervious surfaces
provide onsite detentaon faciliues,unless the develo�pment is located adjacent to Fanno Creek For those developments
ad�acent to Fanno Creek,the storm water runoff wiIl be perniitted to d�scharge without detention.
The applicant's engineer has provided a Storm Drainage Report, dated January 18, 2007. The engineer states that a
downstream analysu of the stormwater discharge from the development to the roadside ditch along 74th Avenue was
done per CWS standards. The analysis confirmed that the existuig storm system (ditch) would handle the additional
ninoff created from the proposed development.
Bikeways and Pedestrian Pathways:
Bikeway E}rtension: Section 18.810.110.A states that developments ad'oinin proposed bikeways identified on
the Cit}�s adopted pedestrian/bikeway plan shall include provisions �or the�ture eartension of such bikeways
through the dedication of easements or nght-of-way.
74th Avenue is a designated bicycle facility. The designation is for a future facility and as such, the applicant's
requirement to enter into an agreement for future street unprovements will include the bicy�le striping.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication,
lighting and cable television sen�ces 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 operat�ng at 50,000
volts or above,and:
. The developer shall make all necessaiy arrangements with the serving utility to provide the
unde round services;
. The �ty reserves the ri�ht to approve location of all surface mounted facilities;
. All underground utilities, incIuding sanitary sewers and storm drains installed in streets by the
developer,shall be constructed pnor to the surfacing of the streets;and
. Stubs for seivice connections shall be long enough to avoid distu�ing 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 eausting
utilities which are not underground will serve the development and the approval authority detemunes that the
cost and technical difficulty of under-groundin� the ut�lities outweighs the benefit of under-grounding in
conjunction with the development The deterniinat�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, ratherthan 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 e�sting overhead utilitylines 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 121.5 lineal
f eet;theref ore the f ee would be$4,252.50.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
Tu atin Valley Uater District provides service in thi,s area. Th� e� applicant will be required to submit plans to 7VWD
for review, approval and issuance of a pernut. A co y of the "IVWD Pernut must be submitted to the City of T'igard
Engineering I�epartment prior to issuance of the Gt}�s PFI Permit.
N017�OF DEaSION MLI'2007-00005/CEDAR�tEST PARTITION PAGE 16 OF 21
Storm Water Qualitx
The City has agreed to enforre 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 constcuct�on of on-site water quality facihties. The facilities shall be desi ned to remove 65
percent of the phosphorus contained in 100 percent of the storrn water runoff�enerated�rom newly created
impervious surfaces. In addition, a mamtenance plan shall be submitted indicating the frequency and
method to be used in keeping the facility maintained through the year.
The C�1S standards include a provision that would exclude small projects such as residential land pattitions. It would
be impractical to�requ_ ire an on-site water quality facility to accommodate treatment of the storm water from Parcels 1 -
3. Rather, the C,� standards provide that a plicants should pay a fee in-lieu of constructing a faciliry if deemed
appropriate. Staff recommends payinent of the�ee in-lieu on this applicauon.
Grading and Erosion Control:
CWS Des_ign and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pol�utants reaching the public storm and surface water system resulting from development,
construct�on, gradin�, excavating, clearing, and any other activity which accelerates erosion. Per CWS
regulations the apphcant is required to submit an eros�on control plan for City review and approval prior to
issuance of City pemiits.
Address Assi nments•
The City o igard 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 pnor to f uzal plat approval.
Surve Re uirements•
The applicant's inal plat shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the
Cit�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 reqwred for the subdivision plat bounda.ry. 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 x�ndom traverse using conventional surveyuig methods.
In addition, the applicant's as-built drawin s shall be tied to the GPS network. The applicant's engineer shall provide
the City with an electroruc file with points�or each structure (manholes, catch basins, water valves, hyiirants and other
water system features) in the development, and their respective X and Y State Plane Coordinates, referenced to NAD
83 (91).
SECTION VI. OTHER STAFF COMMENTS
The City of Tigard Public Works Department pointed out a sanitary line that had been mislabeled.
The Cit}�s Building Division reviewed the proposal but has no objections
SECTION VII. AGENCY COMMENTS
Washington County Department of Land Use and Trans ortation has reviewed this development application and
subrruts the followuig comments and required conditions �or access to SW Cedarcrest Street, a Count�mauztauied
Neighborhood Route.
NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and
conditions for access approval.
NC7ITCE OF DEQSION MLI'2007-00005/C�DARC�EST PAA'ITT10N PAGE 17 OF 21
COMMENTS
l. All residential, commercial, institutional and industrial uses with seventy (70) feet or more of frontage will be
pernzitced direct access to a Neighborhood Koute. Access spacing f or dnveway locations along SW C:edarcrest
Streetshall be a minimum of 50 teet
The proposed lots and driveway locations meet these access standa�is.
2. Resolution and Order 86-95 requires a nununum sight distance (measured in feet) equal to ten times the
vehicular speed of the road(s) at proposed access locauon(s). Tl�vs requirement applies to sight dutance in both
directions at each access.
Before the County will permit access to SW Ceda�rest Street, the applicant will be required to
provide certificat�on from a re�istered professional engineer that adequate sight distance exists in
both directions (or can be obtained pursuant to specific improvements).
3. Consistent with statewide pedestrian circulationllinkage goals of the Trar�sportation Planning Rule and the
Count}�s R&O 86-95 (road safety requu-ements�, the County non�nally rec}wres sidewalk installation as a
nuiuinum road safery unprovement along site frontag�e of alI Count�inaintauled roads. Sidewalks further
establish future street prof�les, demarcate County or City right-of-way, and address draina e issues. Sidewalk
requu-ements are not g�enerally waived, even when sidewalk�s not cun-ently present on neig�boring properties.
Rather, even non-contiguous sidew�alk�s considered to provide some measure of pedestrian refuge and ideally,
n�kes possible eventual connecuon of sidewalks (as sturounduig development takes place and is hkew�se
conditioned to provide sidewalk).
The applicant is required to construct a concrete sidewalk to County standard along the site's SW
Cedarrrest Street frontage.
4. Section 501-8.1.G (of "Critical Services") of the Washington County Community Development Code requires
provision of adequate drainage.
The applicant shall provide adec�uate roadway draina ge along the site's SW Cedarcrest Street
frontage (to include cleaning, grading and shaping of the ditch).
5. The statewide Transportation Plaruung Rule requires provision for adequate tr�ansportation facilities in order for
development to occur. Accordin�1y, the County has classified roads and road segments within the County
system based upon their function. The current Transportauon Plan (regularly updated) contau�s adequate nght-
of-way, road width and lane�provision standards based upon each roadwa�s class�ficauon. Subject nght of way
is considered deficient if halt-width of the e�stin right of way does not meet that deternzined necess within
the County's cw�rent tr�ar�sportation plan. Section.gs 418-2.2 and 501-8.4 of the Washington County Cor�nmuniry
Development Code require dedicauon of additional right-of-way along site frontage of a County road when
existing nght-of-way is def icient.
REQUIRED CONDITIONS OF APPROVAL
IMPORTANT:
Razd iar�rnvzerrer�ts r��along site_fiov�age slxtll apply to f�arna�e�all la�l zzixhin thie subj�site tlxtt abuts tl� Caurny
� The subject site shall be considered-to znclude: arry�t ar pzr�l to l� or odaerrrise sub:l�ucl�l
s cf zel.�eth�r i�a�nains er isting stnatun�ar not);and arry a�rniguacs la�s orp2rr.c�s �trtirte plaases�tl�a�ly
Prop�a�d°ral�n"�
If t1�appli�crrt p��ase to der.elap tlae projat in plxrses all Cacar� fiav"�aSe irr�rnazerr�rns rrust be c�stn��l zei�h tlae fznt
pl,�ase -In ac�iio� g f site�rr�mnerr�s warrantec�by tl�fi�st p�mst also 1�m�leta�zer�h tlae fint plaase
I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OF TIGARD:
A. Submit to Washington Counry Land Development Services (Public Assurance Staff,Tracy Stone/Carol
Pollard, 846-3843):
1. Completed "Design Option" form
NO'TICE OF DEQSION MLI'2067-00005/C�DARCREST PARTITION PAGE 18 OF 21
I
2. $3,500.00 Administration Deposit.
NOTE: Anv portion of the Administration Deposit not used by Washington County for plan
approval, fielc� inspections, and contract administrauon will be returned to the a hcant. If at any ume
dunng the pro�ect, the County's costs are higher than the amount deposited, �ashington County will
bill the app�icant the amount needed to cover its costs.
3. A copy of the�s Land Use Approval with Conditions,signed and dated.
4. Prelurvnary ce ication of adequate si�ht distance for each access point to SW Cedarcrest
Street, in accordance with County Code, prepared and stamped by a registered professional
engineer,as well as:
a. A detailed list of improvements necessary to produce adequate intersection sight
distance.
5. T�u-ee (3) sets of complete engineering plans for constnzction of the following public
improvements:
a. Concrete sidewalk to Countystandarri along SW Cedarcrest Street site frontage.
b. Adequate roadway drainage along SW Cedarcrest Street frontage (to include cleani�,
graci�ng and shap ing of the ditch).
b. Access to SW C;edarcrest Street to Counry standards.
c. Imp rovements within the right-of-way as necessary to provide adequate intersection
s�ight distance at SW Cedarcrest Street access point.
d. C losure of all e�risting driveways to SW Cedarcrest Street, other than at access points
approved by Washington Counry under the current land use application.
G Obtain a Washington County Facility Pemut upon completion of the f ollowing:
1. Obtain Engineering Division approval and provide a financial assurance for the
construction of the public improvements l�sted in conditions I.A.S.
NOTE: The Public Assw�nce staff (Tracy Stone/Carol Pollard 846-3843) of Land
Development Services will send the required fom�s to the applicant's representative
after submittal and approval of items listed under I.A., above.
Please note that Washin ton County's "Facility Permit"di ff�ers from an "Access
�it . n a�s� zs ar s a� rr.e tn natur� aaZrty� r�ir. �ts
assa�subnitta� n�iere� arr,l pra�s�. A a�ss Pemits to ra�rtavr}�lex larxl r.�se
cases in z�hid� tlae C',aany ra�ur8��vn�or��rr��vzen�rns 9f tl.�d� (A ass pe�rrits are
zss�l tn�ase �nrg�r��azP.rrz�m us mrnnzrl as a s �z�ezc�ry cz�t to an eezsda�g
hrxcs�his project is not currently eliRible for an Access crmzt.
The Facility Permit allarea c�ntnrctian z.�vr� �reithin C�xn�y ri8hts- zetty anel p�errrits site aa�s
a�Y c�te�' tlae der�lap'e�".fznt subnits plans a�l abt�ains Washzngtan Engtr�ring aPPr�
c�tains raguin�l gr� anet erasion a�rnrc� per�rits, arr.l s�rtzsfies uaria�s orhier cf
Washingtoat Cat�ztys ssurarxt�De�rtrrern �nd btd nnt lrnita�to er�ion fcnxnrial arzl
aarnract�al agr�rr�s. Thrs pracrss erresuja tl.ert t1ae���acr�Pts r�:sponsibility or cnvatrr.�i gF
e
pubilic i�r�raLerrr�s,a�tl.xrt arP dca�y n�vntor�! ansp�ara� aaxl to stardanl m a
nn�y mz�v�: Access wil o��e ermztted under the re uired Washin ton
Count Facilit ernzit, an on o owtn su mztta an ount acce tance o
a materia s re uare un er t e acz zt ermit rocess.
D. The following shall be represented on the plat and recorded with Washington County:
l. Dedication of additional r�� ht-of-way to provide 30 feet from centerline of SW Cedarcrest
Street,including a 6 foot pu6lic utilityeasement.
2. Dedication of additional right-of-way to provide adequate corner radius at the intersection of
SW Cedarcrest Street.
N07TCE OF DEQSION MLI'2007-00005/CEDARCREST PARTTTION PAGE 19 OF 21
i
II. PRIOR TO OCCUPANCY:
A The road u'np rovements required in condition I.AS. above shall be completed and accepted by
Washington County.
B. Upon completion of necessary improvements, provide final certification of adequate sight distance in
accordance with County Code,prepared and stamped by a registered professional enguieer.
Re quirements identified within this letter are considered by the Counry to be minimum warianted improvements
(and/or analyses that are necessitated by the proposed development, therefore n�s requested that they be conveyed to
the applicant wit�the Cit�s Approval document. Before the Caty issues its Final Nouce of Decision,please allow the
County to review and acknowledg e a draft of the City's condit�ons regarding access to SW Cedarcrest Street.
Addrtionally, please send a copy ot the subsequent Final Caty Notice of Dec�sion and any appeal information to the
Couriry.
Tualatin Valley Fire and Rescue was sent a copyof the proposed application but did not submit written comments.
Comcast Cable and Tualatin Valley Water District have reviewed the application. Neither agency has objections or
comments.
SECI'ION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Oanier of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MAY 3,2007 AND BECOMES
EFFECTIVE ON MAY 18, 2007 UNLESS AN APPEAL IS FILED.
�1 eal:
TTie Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18390.040.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
appeal together with the re�quired fee shall be filed with the Director wrtlun ten (10) business days of the date the Notice
o} Dec�sion was mailed. The appeal fee schedule and forms are available from the Plannuig Div�sion of Tigard Gty
Hall, 13125 SW Hall Boulevard,TI'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 subtrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunn_g the appeal
hearing, subject to any additional rules of procedure that maybe adopted f rom time to tune by the appeliate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17,2007.
I�esuons:
e any questions,please call the City of Tigard Plannuig Division, Tigard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at(503) 639-4171.
NOT7CE OF DEQSION MLI'2007-00005/(�DARCREST PAR777ION PAGE 20 OF 21
�`��'�''� � 2 Zoo�
PREP�RE BY: Cheryi Caules ATE
Assistant Planner
i Ma�2,2007
APPROVED BY: Richar Bewers o DATE
Plannuig Manager
c\cucpin\chery�l\rrilp\m1p2007-00005(Cedar�crost)\m1p2007-00005 decision.doc
NOTIC�OF DEQSION MIP2007-00005/C�DARCRESTPARTITION PAGE 21 OF 21
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NOTICE OF TYPE II DECISI4N
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MINOR LAND PARTITION (MLP) 2007-00005 - :....
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CEDARCREST PARTITION . . .
120 DAYS = 7/24/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: CEDARCREST PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00005
PROPOSAL: The a licant is requesting a Minor Land Partition to partition one (1) e�sting .75-acre lot into
three(3� parcels for detached single-family residences.
APPLICANT/ Lawrence Resources, Inc. APPLICANT'S S R Design, LLC
OWNER: 6770 SW Alfred Street REP.: 8196 SW Hall Blvd., Suite 232
Tigard, OR 97223 Beaverton, OR 97008
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5; Low DensityResidentiaL
ZONE: R-4.5 Low Density Residential. The R 4.5 zonuig district is designed to accommodate
detached single-f amily homes with or without accessory residential units at a ininunum lot size
of 7,500 square feet. Duplexes and attached single-family units are pernzitted conditionally.
Some civic and institutional uses are also pemiitted conditionally.
LOC'.ATION: 7412 SW Cedarcrest Street; WG�TM 1S125CA, Tax Lot 3800.
PROPOSED PARCEL 1: 7,757 Square Feet.
PROPOSED PARCEL 2: 8,982 Square Feet.
PROPOSED PARCEL 3: 15,025 Square Feet (13,489 excluding the accessway).
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Carculation);
18.715 (Density Computations); 18.745 (Landscaping and Screenin�; 18.765 (Off-Street
parking and Loading Requirements); 18.790 (Tree Removal); 18.795 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby,given that the City of T'igard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
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 f ile are available f or inspection at no cost or copies can be
obtained for twenry-five cents (25t) 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 MAY 3, 2007 AND BECOMES
EFFECTIVE 4N MAY 18, 2007 UNLESS AN APPEAL IS FILED.
�A� D�Deal.:
The I�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 anthui ten �10) busuzess days of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and fornzs are ava able from the Planiung
Division of Tigard CityHall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues identified in the wntten comments submitted by the parties during the comment period. Additional
evidence concerning issues.properly raised in the Notice of Appeal may be subrruaed by any party durui_g the appeal
hearing, subject to any additional rules of procedure that maybe adopted from time to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2007.
Fo�est�ons:
r informatio� n�please contact the Planning Division Staff Planner, Che Caines at (503) 639-4171, Tigard
Ciry Hall, 13125 SW HaII Boulevard,Tigard, Oregon 97223 or by email to chery c tigard-or.gov.
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NOrTIC�TO MORTGAC�E,LIENHOLDER,VENDOR OR SELLER '
'THE TTGARD DEVELOPMENT OODE REQUIRES Tf-�AT IF YOU RECF,IVE 'I�-IIS NOTTCE, IT SHALL BE PROMP'TLY
FORWARDED TO THE PUIZC�iASER
NOTICE OF PENDING „
LAND USE APPLICATION :
MINOR LAND PARTITION . , ,
DATE OF NOTICE; Apri13,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00005
FILE NAME: CEDARCREST PARTITION
REQLJEST: The applicant is requesting a Minor Land Partition to partition one (1) exist�n� .75-acre lot into three
(3) parcels for detached suigle-family residences. Proposed lots range from 7,757 to 15,025 square
teet.
LOCATION: 7412 SW Cedarcrest Street;Washington CounryTax Map 1S125CA,T�Lot 3800.
ZONE: R 4.5: The R 4.5 zoning district is desi�ned to accommodate detached single-family homes with or
without accessory residential units at a rr„n;,,,um lot size of 7,500 square feet. Duplexes and attached
single-fami�ly uruts are pernutted conditionally. Some civic and institutional uses are also pemutted
conditionally.
APPLICABLE
RE VIE W
CRITERIA: Community Develo ment Code Chaptexs 18390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765,
18.790, 18.795 and 1�.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
commenu on the application to the Ciry. THE FOUR?EEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 17, 2007.
All commenu should be directed to Cher�l Caines, Assistant Planner (�437) in the Planning Division at the City of Tigard, 13125
SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to
cherylc tigard-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 QTY OF TTGARD APPREQATES RECEIVING COMNIENTS AND VALUES YOUR INPUT. COMn�NTS WILL
BE CONSIDERED AND ADDRESSED WIT�IIN Tf-iE NOTICE OF DEQSION. A DEQSION ON T�-IIS ISSLTE IS
'TENTA7TVELY SCHEDULED FOR MAY 7, 2007. IF YOU PROVIDE COMI��NT'S,YOU WILL BE SENT A COPY OF
1'HE FULL DEQSION ONCE IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF Tf-�
PERMANENT PUBLIC RECORD AND SHALL CONTAIN TT� FOLLOWING INFORMATTON:
• 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 andlor concerns believed to be unportant with sufficient evidence to allow the City to provide a response;
• Coirunenu that provide the basis for an appeal to the Tigard Hearings Officer must address the relevant approval criteria with
sufficient specificity on that issue.
FAILURE OF ANY PARTY TO ADDRESS 'I'HE RELEVANT APPROVAL CRITERIA WITH SUFFIQENT SPEQFIQTY
MAY PREQ,UDE SUBSEQUENT APPEALS TO 'TI� LAND USE BOARD OF APPEALS OR QRCUIT COURT ON
THAT ISSUE. SPEQFIC FINDINGS DIRECTED AT Tf-�E RELEVANT APPROVAL CRITERIA ARE WHAT
CONSTTTLJTE RELEVAN'T EVIDENC�.
AF'IER 'IT-� 14-DAY COMNIENT PERIOD Q.OSES, 'I'HE DIRECTOR SHALL ISSUE A TrPE II ADMIIVISTRATTVE DEQSION. T�-�.
DIRECTOR'S DEQSION SHALL BE MAILED TO THE APPLICANf AND TO OWNERS OF RECORD OF PROPERTY LOC.ATED WITHIN 500
FEET OF THE SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMNIENTS OR WHO IS OTHERWISE ENTTTLED TO
NOTIC�. 'I�DIRECTOR'S DEQSION SHALL ADDRESS ALL OF Tf�E RELEVANT APPftOVAL CRITERIA. BASED UPON'TI-�CRITERIA
AND TT�FACTS CONTAINED WITHIN 1'HE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITTONS OR DENY THE
REQUESTED PERMIT OR ACITON.
SUMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
• Notice is sent to property owners of record witlun 500 feet of the proposed development area allowing a 14day written
comment period.
• The application is reviewed by City Staff and affected agencies.
• GtyStaff issues a written decision.
• Notice of the decision is sent to the Applicant and all owne� 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 Cit�recognized
neighborhood group whose boundaries include the site; and aay governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entided to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written commenu and supporting documents relied upon by the Director to make this decision are contained
witlun the record and are available for public review at the City of Tigard Communiry Development Department. If yau want to
inspect the file,please call and make an appoinunent with either the project planner or the plaiuiing technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Planning Staff indicated on the fust page of this Notice under the section titled "Your Right to Provide Written
Comments."
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REQ�JEST FOR COMMEIV I"S ��
-
D�TE: ��3. 20�� RECEIVED PLANNIN�
� � �
TO: Diana Carpenter, Comcast Cable APR 2 0 2007
FROM: Ci ,�t�gard Planning Division CITY OF TIGARD
ST1�FF CONTt�CT: Cher�l Caines,Assistant Planner (x2437�
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cherylc e tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00005
➢ CEDARCREST PARTITION Q
REQUEST: The applicant is requesting a �Zinor Land Partirion to partition one (1) ezisting .75-acre lot into three (3)
parcels for detached single-famil�- residences. Proposed lots range from 7,757 to 15,025 square feet. LOCATION: 7412
SW Cedarcrest Street;Washington County Ta� Map 1S125CA, Tax Lot 3800. ZONE: R-4.5: The R-4.5 zoning district is
designed to accommodate detached single-family homes with or without accessory-residenrial units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted condirionally. Some civic and insriturional uses
are also pern�itted conditionally. APPLICABLE REVIEW CRITERIA: Communit�� De�elopment Code Chapters
18.390, 18.4?0, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
l�ttached are the Site Plan, Vicinity Map and Applicant's Materials for y our re�-iew. From informarion supplied bv
various departments and agencies and from other information available to our staff, a report and recommendarion will be
prepared and a decision �vill be rendered on the proposal in the near future. If vou wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You ma5� use the space pro�-ided below or attach a
separate letter to return your comments. If��ou are unable to res�ond b�T the above date, please phone the staff contact
noted above with your comments and confirm vour comments in writing as soon as possible. If��ou have any quesrions,
contact the Tigard Planning Di�rision, 13125 SW�Hall Boule�rard,Tigard, OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We have re�riewed the proposal and have no objecrions to it.
_ Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Person Commentingi .1, �. ,_
�-�•, �,��, . �`S"�,� � 3` -
04/05/2007 07:29 FAX 5035910986 TVw� Engineering � 001/001 '
�
REQUES'T' FOR COMMENTS .
■
DA'T'E: Apri13,2007
�?-c�•t,� '. ��c���!1/t S
TO; Tuala�in Vallev Water District A�iminiatrative Offices
FROM. P ' Divisi
$TAFF CONTACT: h 1 � � n x24
Phoa,e: (503) 639-4171 Fax: (503)624-3G81 Email:che lc a��t. t'�g�p
MINOR LANTa PARTITION (11�I.P)2(107-00005
➢ CED.A►RCR�ST PARTIT�ON Q
REQUEST: T7�e applicatlt is requestitxg a �inor Land Partition to paxat►on one (1) exisring .75-ar=e lot �imto rhree (3)
parcels for detached sin�e-familp residences. Px�posed lots range from 7,757 to 15,025 s�uare feet LOGA'�'�4N: 7412
SW Cedarc,rest Stree�Washington Counry Tax Map 1S125CA,Tax Lot 3800. ZONE: R-4.5: The R�.S zoning district is
desigried to accommodate d�eta�hed sing�le-family homes with or wirbout accessory residential units at a rii*++*+'+um lot size vf
7,500 squate £eet. Duplea�es and attached single-fa�z3ily units axe pemoitted conditioaally. Some eavic and insiituttoual uses
are also pennitt�ed conditi.onally. APPLICABLE REVIEW CRI'TERIA: Commutlity Dcvelopment Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 1$,765, 18.790, 18.795 and 18.810.
Attached are ihc Site Plan, Vicin�ity Map and A�pli,cant's MaUetials for your review. Pxvzn information supplied by
va�ious deparnnents and agencies an.d fxaxn other mformation available to our staf£, a report and=ecommet�datiots w�be
pxcpaxed and a d.ec:isian will be rendered on the proposal in the near future. If you wish to convnent on rhis application,
WE NEED YOUR COMMENTS BACK BY: �PRIL 17, 20QZ You may use the space pmvided below or attach a
separate l.etter to return your comments. If u aze unabl the above da.te, please phone the staff contact
�oted above with pour cosnments and coafirnni��your comments it�wri�ng as soon as possible. If you hav� any c�uestions,
contact rhe Tigard Planning Di�isioz�, 13125 SW Ha.11 Baulevatd,Tigard,C)A 9?2?3.
� We have reviewed the�roposal and have tto objections to it
Please contact of out office.
Please refer to the enclosed letter oi ernail.
� W3itten comm.ents provided below:
Namc&Number of Person Goinmen ' � �r��_��� �
, �. ��r� �✓��
. �, -
REQ v EST FOR COMMElV rS ��
-
-
Dl�'i�E: .�nri13,20U7 , . �
TO: Mark Vandomelen, Plans Examination Supervisor
FROM: Cit�- of Tigard Planning Division
STr1FF CONT��CT: Cher��l Caines,��ssistant Planner (�:2437�
Phone: (503) C39-4171 t�a�: (503) 624-3681 Finail: cherylcnae,ti�a_ r�gov
MINOR LAND PARTITION (MLP) 2007-00005
➢ CEDARCREST PARTITIONQ
REQUEST: The applicant is requesting a �7inor I,and Pararion to parririon one (1) etisring .75-acrc lot into three (3)
parcels for detached single-family residences. Proposed lots range from 7,757 to 15,025 square feet. LOCATION: 7412
SW Cedarcrest Street;Washington Counry Tax �1ap 1S125C�,Tax Lot 3800. ZONE: K-4.5: The R-4.5 zoning district is
designed to accommodate detached single-familj�homes with or without accesson- residenrial units at a minimum lot size of
7,500 square feet. Duplexes and attached single-family units are permitted condirionall�-. Some ci�-ic and insrituuonal uses
are also pernutted conditionall�-. APPLICABLE REVIEW CRITERIA: Communin- De�-elopment Code Chapters
18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Applicant's Materials for ��our re�-iew. From informarion supplied bt-
various departments and agencies and from other informauon az-ailable to our staff, a report and recommendarion will be
prepared and a decision �vill be rendered on the proposal in the near future. If��ou wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You ma�• use the space pro�-ided below or attach a
separate letter to return vour comments. If��ou are unable to res�ond by the above date, please phone the staff contact
noted above with ��our comments and confirm vour comments in writing as soon as possible. If you have any quesrions,
contact the 'Ti�ard�Planning Di�-ision, l31?5 SVG' Hall Boule�-ard,`l�i�ard, OR 97?23.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We ha�-e re�-iewed the proposal and ha�-e no objecuons to it.
_ Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments pro�-ided below:
Name&Number of Person Commenting: Me✓
�-�.�
, REQUEST FOR COMMENTS ��
-
.
llr�'i'L;: �1nri13. ?OU7 , . �
TO: Rob Murchison, Public Works Project Engineer�'
FROM: Cit�-of Ti€;ard Planning Di�-isior� - -____
STr�FF CONT�ICT: 'Cher}�1 Caines,.�ssistant Planner 1t2437� \�
Phonr. (5(l3) �i39--�171 Fa�: (503) G?4-3681 Email: cherylcn,ti�a�gov
MINOR LAND PARTITION (MLP) 2007-00005
➢ CEDARCREST PARTITION Q
REQUEST: The applicant is rcquesting a �Iinor Land Partition to partition one (1) elistin�; .75-acre lot into three (3)
parcels for detached single-famil�- residences. Proposed lots range from 7,757 to 15,U25 square fc:et. LOCATION: 7412
SW Cedarcrest Street;Washington Counh- Ta:: �1ap 1S125C�-�, Taa Lot 3800. ZONE: R-4.5: T1ie R-4.5 zoning district is
designed to accommodate detached sin�le-famil�-homes with or without accesson- residential units at a m;nimum lot size of
7,500 square feet. Duple�es and attached single-famil�- units arc permitteci condirionall��. Some civic and insritutional uses
are also permitted conditionall�-. APPLICABLE REVIEW CRITERIA: Communin� lle�-elopment Code Chapters
18.390, 18.420, 18.510, 18.705, 18.71�, 18.7�5, 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 informarion supplied by
various departments and agencies and from other in�ormarion a�-ailable to our staff, a report and recommendarion will be
prepared and a decision will be rendered on the proposal in the near future. If�-ou wish to comment on this applicarion,
WE NEED YOUR COMMENTS BACK BY: APRIL 17, 2007. You ma�•�use the space provided below or attach a
separate letter to rerurn ��our comments. If���u are unable to res�ond b�- the�abo�-e date, please phone the staff contact
noted abo�-e �vith cour comments and confirm ��our comments in �vriting as soon as possible. If�-ou hai-e an�- questions,
contact the"1'igard�Plannin�Di�-isic>n, 131?5 SW Hall Boule�-ard,Ti�ard,C�R 9??23. �
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We ha�-e re�-ietved the proposal and have no objecuons to it.
_ Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments pro�-ided below:
Name&Number of Person Commenting:
�
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13125 SW Hall Blvd
1 m Tigard,OR 97223 �.
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'Community Development Plot date:Mar 30,2007;C:lmagiclMAGIC03.APR
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CleanWater Services
����� � „������ ���,� ,�� �. , �� �� RECEIVED PLANNING
MAY 0 8 2007
MEMORANDUM ���Y OF T�GqRD
.
DATE: Apri127, 2007
FROM: Bill Baechler Clean Water Services
TO: Cheryl Caines, Assistant Planner
City of Tigard Planning Division
SUBJECT: Review Comments—Cedarcrest Partition, 2007-00005 MLP
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (CWS) does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by CWS. CWS must
review and approve final construction plans prior to issuance of any construction and/or
connection permits.
■ All provisions of the development submittal shall be in accordance with current CWS Design
and Construction Standards, (presently 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 shall be reviewed and approved by CWS for conformance with
current CWS Design and Construction Standards prior to issuance of any construction
permits.
■ A Stormwater Connection Permit shall be required, as approved by CWS, prior to
construction of sanitary sewer, storm and surface water systems, and any work within
sensitive area buffers and vegetated corridors.
■ Public sanitary and storm sewer easements shall be required in accordance with current CWS
Design and Construction Standards.
SANITARY SEWER
■ Each lot in the development shall be provided with a direct gravity side sewer(service
lateral) connection to a public sanitary sewer mainline in accordance with current CWS
Design and Construction Standards. Each sanitary lateral shall provide service to only one
lot and shall be contiguous with pubic right-of-way or public sewer easement.
2550 SW Hillsboro Highway• Hillsboro, Oregon 97123
Phone: (503)681-3600 • Fax: (503)681-3603 •www.CleanWaterServices.org
■ Proposed parcel 1 does not have direct access to public sewer. Existing sewer located west
of parcel 1 in SW Cedarcreast Street may be extended to serve Parcel 1 in accordance with
current CWS Design and Construction Standards.
■ The engineer shall verify public sanitary sewer availability to adjacent properties and extend
public sanitary sewer to provide service to adjacent properties in accordance with current
CWS Design and Construction Standards, (presently R&O No. 04-09).
STORM DRAINAGE AND WATER QUALITY
■ Each lot in the development shall be provided with a gravity service lateral and individual
connection to a public storm conveyance. Privately owned and maintained storm sewers,
including water quality facilities, serving multiple lots shall not be approved. The public
storm sewer system shall be extended to the most distant upstream parcel boundary.
■ A hydraulic and hydrological analysis of the existing drainage and downstream storm
conveyance system, in accordance with current CWS Design and Construction Standards
(presently R&O 04-09), is required. The applicant is responsible for mitigating downstream
storm conveyance if the existing system does not have the capacity to convey the runoff
volume from a 25-year, 24-hour storm event.
■ 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 in accordance with R&O 04-9.
■ Final construction plans shall show all existing and proposed public and private storm
conveyance and easements.
SENSITIVE AREA
■ CWS has reviewed this proposal for Tax/Lot Map 1S125CA03800 and issued a Sensitive
Area Per-Screening Site Assesment, CWS File Number 06-002698, for the proposed
development dated August 31, 2006. Sensitive areas do not appear to exist on site or within
200' of the site.
EROSION CONTROL
■ All CWS erosion control requirements in accordance with current CWS Design and
Construction Standards shall be met. All sites exceeding one acre shall require an NPDES
1200C permit.
, WASH CO LAND DEV. Fax�503-846-2908 Apr 30 2007 12�28 P. 01
WASHINGTON COUNT�, OREGON
DepeRment of Land U6e and Transportation,Land Development SeNiCes
155 North First Avenue,Suite 360-13, Hillsboro,Oregon 97124
(503)846-8761 FAX;(503)846-2908
April 30, 2007
Ch�ryl Caines
City of Tigard Planning Division
13125 SW Hall Boulev�rd
T'rgard, OR 97223
FAX: (503) 684-7287
No. of pages: 5
RE: Cedarcrest Partition
City File Number: (MLP) 2007-00005
Tax Map and Lot Number: 151 25CA 3800
Location: 7412 SW Cedarcrest Street
Applicant: Lawrence Resources, Inc.
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Washington County Department of Lanc! Use and Transpo�tation has reviewed this
development application and submits the following comments and required conditions for
access to SW Cedarcrest Street, a County-maintained Neighborhvod Route.
NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County
review and conditions for access approval.
COMMENTS
1. AI! residential, commercial, institutional and industrial uses with sev�nty (70) feet or
mdre of frontage will be permirted direct access to a Neighborhood Raute. Access
spacing for driveway locations along SW Cedarcrest Street.shall be a minimum of 50
feet
The proposed lots and driveway locations meet these access standards.
, WASH CO LRND DEV. Fax-503-846-2908 Apr 30 2007 12�28 P. 02
2. Resolution and Order 86-95 requires a minimum sight distance (measured in feet) equal
to ten times the vehicular speed of the road(s) at proposed access location(s). This
requirement applies to sight distance in both direCtions at each access.
Before the County will permit access to SW Cedarcrest Street, the applicant will be
required to provide certification from a registered professional engineer that
adequate sight distanca exists in both directions (or can be obtained pursuant to
specific improvements).
3. Consistent with statewide pedestrian circulation/linkage goals of the Transportation
Planning Rule and the County's R&O 86-95 (road safety requirements), the County
normally requires sidewalk installation as a minimum road safety improvement along site
frontage of al! County-maintained roads. Sidewalks fu�ther establish future street
profiles, demarcate County or Ci#y right-of-way, and address drainage issues. Sidewalk
requirements ar� not generally waived, even when sidewalk is not curr�ntly present on
neighbo�ing properties. Rather, even non-contiguous sidewalk is considered to provide
some measure of pedestrian refuge and ideally, makes possible eventual connection of
sidewalks (as surrounding develvpment takes place and is likewise conditioned to
provide sidewalk).
The applicant is required to construct a concrete sidewalk to County standard
along the site's SW Cedarcrest Street frontage.
4. Section 501-8.1.C. (of"Critical Services") of the Washington County Community
Development Code requires provision of adequate drainage.
The applicant shall provide adequate roadway drainage along the site's SW
Cedarcrest Street frontage (to include cleaning, grading and shaping of the ditch).
5 . The statewide Transportation Pfanning Rule requires provision for edequate
transportation facilities in order for development to occur. Accordingly, the County has
classified roads and road segments within the County system based upon their
function. The current Transportation Plan (regularly updated) contains adequate right-
of-way, road width and lane provision standards based upon each roadway's
classification. Subject right of way is considered deficient if half-width of the existing
right of way does not meet that determined necessary within the County's current
transportation plan. Sections 418-2.2 and 501-8.4 of the Washington County
Community Development Code require dedication of addition�l right-of-way along site
frontage of a County road when existing right-of�way is deficient.
REQUIRED CONDITIONS OF APPROVAL
,MPoRraNr:
Road improvements required along site frontage shall apply fo fronfage of all land within
the sub%ect site that abufs the County roadway. The subfeci site shall be cansidered
to include: any Ivt or parcel to be partitioned or ofherwise subdivided (regardless of
, , . WASH CO LAND DEV. Fax�503-846-2908 Apr 30 2007 12�28 P. 03
whether it contains existing structures or not); and any contiguous lots or parcels thaf
. consiifute phases of the currentlyproposed development.
!f the applicani proposes to develop the projecf in phases, all Counfy-required fronfage
improvements must be consfructed wifh the first phase. In addition, off-site
improvements warranted by the �rst phase must also be completed with the frrst
phase.
f. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT BY THE CITY OF TIGARD:
A. Submit to Wash�ngton County Lanci Development Services (PubliC Assurance
Staff, Tr�cy Stone/Carol Pollard, 846-3843):
1. Completed "Design Option" form.
2. $3.500.00 Administration Deposit.
NOTE: Any portion of the Administration Deposit not used by Washington
County for plan approvai, field inspections, and contract administration will
be returned to the applicant. If at any time during the project, #he County's
costs are higher than the amount deposited, Washington County will bill
the applicant the amount needed to cover its costs.
3. A copy of the City's Land Use Approval with Conditions, signed and dated.
4. PreEiminary certification of adequate sight distance for each access point to
SW Cedarcrest Street, in accordance with County Code, prepared and
stamped by a registered prvfessional engineer, as well as:
a. A detailed list of improvements necessary to produce adequate
intersec#ion sight distance.
5. Three (3) sets of complete engineering pians for construction of the
following public improvements�
a. Concrete sidew�lk to County standard along SW Cedarcrest Street
site frontage.
b. Ad�quate roadway drainagB afong SW Cedarcrest Street frontage
(to include cleaning, grading and shaping of the di�ch).
b, Access to SW Cedarcrest Street to County standards.
c. Improvements within the right-of-way as necessary to provide
adequate intersection sight distance at SW Cedarcrest Street
access point.
, WASH CO LRND DEV. Fax�503-846-2908 Apr 30 2007 12�28 P.04
d_ ClosurE of all existing driveways to SW Cedarcrest Street, other
than at access points approved by Washington County under the
current land use application.
C. Obtain a Washington County Facilitv Permit upon completion of the following:
1. Obtain Engineering Division approval and provide a financial
�ssurance for the construc#ion of the public improvements listed in
conditions I.A.5.
NOTE: The Public Assurance staff(Tracy Stone/Carol Pollard 846-3843) of
Land Development Services will send the required fo�ms to the
applicant's representative after submittai and approval of items
listed vnder I.A., above.
Please note that Washin,qton Countv's "Facilitv Permit"
differs from an "Access Permit". An Access Permif is far less
comprehensive in nafure than the Facility Permit and its
associated submittal, review, and monitoring processes. Access
Permits apply to non-complex land use cases in which the County
requires limited or no improvements of the developer. (Access
permits are common/y issued in cases requiring improvemenfs as
minimal as a single driveway cut to an existing house), This
�roiect is not currently eliaible for an Access Permit.
The Facility Permit allows Construcfion work within County righfs-
of-way and permits site access only affer the developer�rst
submits plans and obtains Washington Counfy Engineering
approval, obtains required grading and erosron control permits,
and satisfies various other r�equir�ments of Washington County's
Assurances Department including but not lim;ted to execution of
financial and contractua!agreements. This process ensures fhaf
the developer accepts responsibilify for consfruction of public
improvements, and that improvements are closely monitored,
inspected, and built ta standard in a time/y manner. Access will
only be permitted under the reauired Washinaton Countv
Facilifv Permif. and onlv followina submitta! and Countv
acceptance of all m�teri�ls reauired under the facilitv permit
process.
D. The following shall be represented on the plat and recorded with Washington
County;
1. Dedication of additional right-of-way to provide 30 feet from centerline of
SW Cedarcrest Street, including a 6 foot public utility easement.
2. Dedication of additional right-of-way to provide adequate corner radius at
the intersection of SW Cedarcrest Street.
, . , WASH CO LAND DEV. Fax�503-846-2908 Apr 30 2007 12�28 P. 05
II. PRIOR TO OCCUPANCY:
A. 7he road improvements required in condition I.A.5. above shall be completed and
accepted by Washington County.
B. Upon completion of necessary improvements, provide finai certification of
adequate sight distance in accordance with County Code, prepared and stamped
by a registered professional engineer.
Requirements identified within this {etter are considered by the County to be minimum
warranted improvements (and/or analyses) that are necessitated by the proposed
development, therefore it is requested that they be conveyed to the applicant within the City's
Approval document. Before the City issues its Final Notice pf Decision, please allow the
County to review and acknowledge a draft of the City's conditions regarding access to SW
Cedarcrest Street. Additionally, please send a copy of the subsequent Final City Notice of
Decision and any appeal information to the County.
Thank you for the opportunity to comment. If you have any questions, please contact me
at 503-846-3839.
Naomi Vo ea��
Associate ner
Gc: Phll Heaiy,Senior Pignne�,Land Developm�nt Services Greg Miller,Counry Engineer
Jinde Zhu.P,E..Tra�c Engineer Desk File
Card Pollard,AsBigtan2 Pldnner,Assurances
Transporcation File
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: 4/30/07
TO: Cheryl Caines, Assistant Planner
FROM: Kim McMillan, Development Review Enginee��
RE: MLP2007-00005 Cedarcrest
Access Manaqement (Section 18.705.030.H)
Section 18.705.030.H.1 states that an access report shall be submitted with
all new development proposals which verifies design of driveways and
streets are safe by meeting adequate stacking needs, sight distance and
deceleration standards as set by ODOT, Washington County, the City and
AASHTO.
The applicant's narrative states that there is adequate sight distance along
Cedarcrest Street, measuring 250 feet to the west and east to the intersection of
Cedarcrest and 74th Avenue. The narrative further states that there is adequate
sight distance on 74th Avenue to the north and south of the proposed driveway.
Street And Utilitv Improvements Standards (Section 18.810):
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route with bicycle lane designation to have a 58 foot right-of-
way width and 36-foot paved section. A Neighborhood Route without bicycle
lane designation requires a 54 foot right-of-way and 32-foot paved section.
Other improvements required may include on-street parking, sidewalks and
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 1
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 Avenue is currently partially improved. In order to mitigate the impact
from this development, the applicant should construct a 5-foot concrete sidewalk
at ultimate location and enter into a restrictive covenant for future street
improvements.
This site lies adjacent to SW Cedarcrest Street, which is classified as a
Neighborhood Route without 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 27 feet from centerline.
SW Cedarcrest Street is currently pa�tially improved. In order to mitigate the
impact from this development, the applicant should construct a 5-foot concrete
sidewalk at ultimate location and enter into a restrictive covenant for future street
improvements.
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 applicant's narrative states that the grades on Cedarcrest Street and 74tn
Avenue do not exceed 12%, 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:
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 2
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.B.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
Lots - Size and Shape: Section 18.810.060(A) prohibits lot depth from being
more than 2.5 times the average lot width, unless the parcel is less than 1.5
times the minimum lot size of the applicable zoning district.
PLANNING
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of
frontage on public or private streets, other than an alley. In the case of a land
partition, 18.420.050.A.4.c applies, which requires a parcel to either have a
minimum 15-foot frontage or a minimum 15-foot wide recorded access
easement. In cases where the lot is for an attached single-family dwelling
unit, the frontage shall be at least 15 feet.
PLANNING
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to
meet City design standards and be located on both sides of arterial,
collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant, in order to mitigate the impact from this development, will
construct 5-foot wide concrete sidewalk along both street frontages. The
applicant has proposed to meander the sidewalk along Cedarcrest Street in order
to save a tree. This sidewalk configuration must be approved by Washington
County under a Facility Permit for work within the Cedarcrest Street ROW. A
City of Tigard PFI Permit will be required for work within the 74'h Avenue ROW.
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 3
Sanitary Sewers:
Sewers Required: Section 18.810.090.A requires that sanitary sewer be
installed to serve each new development and to connect developments to
existing mains in accordance with the provisions set forth in Design and
Construction Standards for Sanitary and Surface Water Management (as
adopted by Clean Water Services in 1996 and including any future
revisions or amendments) and the adopted policies of the comprehensive
plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems
shall include consideration of additional development within the area as
projected by the Comprehensive Plan.
The applicant's plans indicate three sewer laterals will be constructed from the
sewer main in 74th Avenue to serve this development.
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
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.
The applicant's engineer has provided a Storm Drainage Report, dated January
18, 2007. The engineer states that a downstream analysis of the stormwater
discharge from the development to the roadside ditch along 74th Avenue was
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 4
done per CWS standards. The analysis confirmed that the existing storm system
(ditch) would handle the additional runoff created from the proposed
development.
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments
adjoining proposed bikeways identified on the City's adopted
pedestrian/bikeway plan shall include provisions for the future extension of
such bikeways through the dedication of easements or right-of-way.
74th Avenue is a designated bicycle facility. The designation is for a future facility
and as such, the applicant's requirement to enter into an agreement for future
street improvements will include the bicycle striping.
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
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 5
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 is 121.5 lineal feet;
therefore the fee would be $ 4252.50.
Public Water Svstem:
Tualatin Valley Water District provides service in this area. The applicant will be
required to submit plans to TVWD for review, approval and issuance of a permit.
A copy of the TVWD Permit must be submitted to the City of Tigard Engineering
Department prior to issuance of the City's PFI Permit.
Storm Water Qualitv:
The City has agreed to enforce Surface Water Management (SWM)
regulations established by Clean Water Services (CWS) Design and
Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construction of on-site water quality facilities. The facilities
shall be designed to remove 65 percent of the phosphorus contained in 100
percent of the storm water runoff generated from newly created impervious
surfaces. In addition, a maintenance plan shall be submitted indicating the
frequency and method to be used in keeping the facility maintained
through the year.
The CWS standards include a provision that would exclude small projects such
as residential land partitions. It would be impractical to require an on-site
water quality facility to accommodate treatment of the storm water from
Parcels 1 - 3. Rather, the CWS standards provide that applicants should
pay a fee in-lieu of constructing a facility if deemed appropriate. Staff
recommends payment of the fee in-lieu on this application.
Gradinq and Erosion Control:
CWS Design and Construction Standards also regulate erosion control to
reduce the amount of sediment and other pollutants reaching the public
storm and surface water system resulting from development, construction,
grading, excavating, clearing, and any other activity which accelerates
erosion. Per CWS regulations, the applicant is required to submit an
erosion control plan for City review and approval prior to issuance of City
permits.
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 6
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.
Survey Requirements
The applicant's final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie nefinrorked to the City's GPS survey.
• By random traverse using conventional surveying methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicanYs engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. A Public Facility Improvement (PFI) permit is required for this project to
cover construction of the sidewalk along 74'h Avenue 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.ti ar�qov).
. 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
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 7
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;
B. street trees in the planter strip spaced per TDC requirements; and
C. driveway aprons.
. A profile of 74th Avenue and of Cedarcrest Street shall be required,
extending 300 feet either side of the subject site showing the existing grade
and proposed future grade. This is being required in order to set the grade
and location of the sidewalks along both frontages.
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW 74th Avenue and
SW Cedarcrest Street adjacent to the subject property, when any of the
following events occur:
A. when the improvements are part of a larger project to be financed or
paid for by the formation of a Local Improvement District,
B. when the improvements are part of a larger project to be financed or
paid for in whole or in part by the City or other public agency,
C. when the improvements are part of a larger project to be constructed
by a third party and involves the sharing of design and/or construction
expenses by the third party owner(s) of property in addition to the
subject property, or
D. when construction of the improvements is deemed to be appropriate
by the City Engineer in conjunction with construction of improvements
by others adjacent to the subject site.
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 8
. The applicant shall obtain a facility permit from the Department of Land Use
and Transportation of Washington County, to perForm work within the right-
of-way of Cedarcrest Street, including a 5-foot concrete sidewalk at ultimate
location. A copy shall be provided to the City Engineering Department prior
to issuance of a Public Facility Improvement (PFI) permit Permit.
. 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.
D. The right-of-way dedication for 74th Avenue (29 feet from centerline)
and Cedarcrest Street (27 feet from centerline) shall be made on the final
plat.
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 9
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 applicanYs
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).
. 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
fee option is chosen, the amount will be $ 4252.50 and it shall be paid prior
to issuance of building permits.
. During issuance of the building permit for Parcels 1, 2 & 3 the applicant shall
pay the standard water quality and water quantity fees per lot (fee amounts
will be the latest approved by CWS).
ENGINEERING COMMENTS MLP2007-00005 CEDARCREST PAGE 10
. �
.
RE QUE ST FOR COMMENTS ��
.
DATE: Apri13,2007 . � �
TO: PER ATTACHED
FROM: City of Tigard Plaruiuig Division
STAFF CONTAGT: Chert�l Caines,Assistant Planner(x2437�.
Phone: (503) 639-4171 Fax: (503) 624-3681 Email: cheryl�tigard-or.�ov
MIN�R LAND PARTITION (MLP) 2007-00005
➢ CE DARCRE ST PARTITIONQ
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing J5-acre lot into three (3)
parcels for detached single-family residences. Proposed lots range from 7,757 to 15,025 square feet. LOCATION: 7412
SW Cedarcrest Street; Washington County Tax Map 1S125CA, Tax Lot 3800. ZONE: R 4.5: The R 4.5 zoning district is
designed to accommodate detached single-family homes with or without accessory residential units at a muumum 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. APPLICABLE REVIEW CRITERIA: Community Development Code Chapters
18390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vcinity Map and Ap licant's Materials for your review. From information supplied by
various departments and agencies and from other �orniation available to our staff, a report and recommendation will be
prepared and a deci�ion an11 be rendered on the�prop�osal in the near futt�re. If you wish to coirunent on this application,
WE NEED YOUR COMMENTS BACK BY: Al'RIL 17 2007. You may use the space provided below or attach a
separate etter to return your comments. I. u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co u�myour comments in wnting as soon as possible. If you have any questions,
contact the Tigard Plaiuung Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHECKTHE FOLLOWINGITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written conunents provided below:
Name&Number of Person Commenting:
' ` '"'TY OF TIGARD REQUEST FOP "'�MMENTS
NOTIFICA'� . LIST FOR LAND USE & COMMUNITY DE .JPMENT APPLICATIONS
FILENOS.: �Lf �� c 7 - Oc>�-'c,`� FILENAME: LCdc:tc� �Sr !`ti ���•;` L�:.,<� �r.'.i {�-J� a �
� CITIZEN INYOLYEMENT 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.DEPT./Planning-Engineering Techs. POLICE DEPT./Jim Wolf,Crime Prevention Officer
,�BUIL�ING DIVISION/Mark(residential)Brian(commercial) i ENGINEERING DEPT./Kim McMillan,Dvlpmnt.Review Engineer PUBLIC WORKSlMatt Stine,Urban Forester
CITY ADMINISTRATIONlCathy Wheatley,City Recorder �PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION(+17 sets)
�/pLANNER—POST PROJECT SITE 10 BUSINESS DAYS PRIOR TO A PUBLIC HEARING! _HEARINGS OFFICER(+2 seta)
SPECIALDISTRICTS
TUAL.HILLS PARK 8 REC.DIST.+�✓ TUALATIN VALLEY FIRE&RESCUE+� ✓ TUALATIN VALLEY WATER DISTRICT+► �CLEANWATER SERVICES♦
Planning Manager North Division Administrative Office 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 �IF OR.DEPT.OF FISH 8 WILDLIFE OR.DIV.OF STATE LANDS
Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood cw�ur,Fo,�R��+rod>
_ 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.&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 SW Upper Boones Fry.Rd. _ Bob Knight,oa�Ras«,��c�,ca��zcn� US ARMY CORPS.OF ENG.
Durham,OR 97224 _ Paulette Allen,GrowthManagernenlCoorOinator OR.DEPT.OF LAND CONSERV.&DVLP. Kathryn Harris�M�P.acws�.n..00iY�
_ Mel Huie,c��,:�:coo.a�a��ccPazon� Larry French cc�o P�a���ame��o��Y� Routing CENWP-OP-G
CITY OF KING CITY� _ Jennifer Budhabhatti,Regwnal Planner(WetlanCS) 635 Capitol Street NE,S�ite 150 PO Box 2946
City Manager _ C.D.Manager,c�o�n rna�a9ema��s�N�S Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY il►
OR.DEPT.OF ENERGY IPowen�oes m n�ea1 _OR.DEPT OP AVIATION IMonopo�aTowen) Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue
_CITY OF LAKE OSWEGO � Routing TTRC-Attn: Renae Ferrera 3040 25th Street,SE 5uite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hillsboro,OR 97124
PO Box 369 Portland,OR 97208-3621 �Steve Conwaycca�a�a�naPs.�
Lake Oswego,OR 97034 Gregg Leion tcan�
_ OR.DEPT.OF ENVIRON.pUALITY(DEQ) ODOT,REGION 1 � Brent Curtis�can�
CITY OF PORTLAND (Notifyfa WellandsanOPotenlial Environmentallmpects) Development Review Coordinator poria Mateja�zcn�MS,a
Planning Bureau Director Regional Administretor _Carl Torland, Right-of-Way Section cv�iro�s� _Sr.Cartographer�cPazcA�MS„
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�rve��a�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 -OISTRICT 2A� _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin iwcccn�°e„°,M��H.o,,,.,., Sam Hunaidi,Assistanl Dis[rict Manager (Notffy if ODOT RIR-Nwy.Cmsaing is OnlyAccessto Land) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,Sr Crossing Salery Specialist (NOtify if Proparty Has HD Ovarlay)
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 SPECIAI AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R/R(duhington Nortnem�Santa Fe R/R Predecessor)
Bruce Carswell,President&General Manager
1200 Howard Drive SE
Albany,OR 97322-3336
SOUTHERN PACIFIC TRANS.CO.R/R METRO AREA COMMUNICATIONS �COMCAST CABLE CORP. J TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debre Palmer�n��e.a��,s o��y� Gerald Backhaus«�,,ao����n� 0�Prqect is wnnin v.Mne or a 7rensit Routel
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
L PORTLAND GENERAL ELECTRIC 1 NW NATURAL GAS COMPANY ,L 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 97075-1100 Portland,OR 97219
TIGARD/TUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.�f48 COMCAST CABLE CORP. L COMCAST CABLE COMMUNIC.
Teri Brady,Administrative O�ces Jan Youngquist,Demographics Alex 5ilantiev ,�M.,�.��,�„ Diana Carpenter,r„�Ea��a��MO��w,
6960 SW Sandburg Street 16550 SW Merlo Road 9605 SW Nimbus Avenue,Bldg.12 10831 SW Cascade Avenue
Tigard,OR 97223-8039 Beaverton,OR 97006-5152 Beaverton,OR 97008 Tigard,OR 97223-4203
� INDICATES AUTOMATIC NOTIFICATION IN COMPLIANCE WITH INTERGOVERNMENTAL AGREEMENT IF WITHIN 500'OF THE SUBJECT PROPERTY FOR ANY/ALL
CITY PROJECTS (Project Planner Is Responsible for Indicating Parties To Notify). n:�pa�ry�mas�ers�Requesc For Commencs Noef�cac�on ust.doc (UPDATED: 8-Nov-O6)
PLANNING
SECRETARY
MATERIALS
n f s
. AFFIDAVIT OF POSTING N�TICE
° OF A LAND USE PROPOSAL
. �
IMPORTANT NOTICE: THIS AFFIDAVIT MUST BE ACCOMPANIED BY
A COPY OF THE NOTICE THAT WAS POSTED ON THE SITE.
In the �latter of the Proposed Land L'se 1lpplicauons for:
Land Use File Nos.: MLP2007-00005
Land Use File Name: CEDARCREST PARTITION
I, Cher�l Caines, Assistant Planner for the Cit�� of Ti�;ard, do affirm that I posted norice 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) �4►� 5�% C e d�rc r rs-4 S-4v�t
and did personall��post norice of the proposed land use application(s) by means of weatherproof posting in the general
�-icinity- of the affected territory, a eopy of said notiee being hereto attached and by reference made a part hereof,
on the ��� da�� of �Y'�' � ,2007.
��� a <��.-� �
Signature of Person Who Performed Posting
h:J�,,�vn �r.�tn m�.cn�r- .�ttidani��1�v�.[m}t��r:ipplicanr n�p��.r pubhc hcinu�.d�,c
CEDARCREST PAR I I �
TT
oN
MINOR LAND PARTITON (MLP) 2007-00005 �
REQUEST: The applicant is requesting a Minor Land Partition to
partition one (1) existing .75-acre lot into three (3) parcels for detached
single-family residences. Proposed lots range from 7,757 to 15,025 square
feet. LOCATION: 7412 SW Cedarcrest Street; Washington Count�T � .�x
Map 1 S125CA, Tax Lot 3800. ZONE: R-4.5: The R-4.5 zoning district
is designed to accommodate detached single-family7 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 Developm�nt
Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,7��,
18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact: Cheryl
Caines� Assistant Planner) at 13125 SW Hall 131vd., Tigard, Oregon 97223, or by calling 503-
639-4171 or by email to che , lc o tigard-or.gov. � 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 verified vnth ihe Development Seroicas Division. �
13725 SW Hall Blvd
> � BARBARA , , � ' Tigard.OR 97223
� ' �' (503)839-4171
. httpJlwww.ci.tigard or us
� - -
Community Development Plot date:Mar 21,2007;C:lmagic\MAGIC03.APR
5CA-09200 1 S125DB-02901
2004-0 I � BROWN HARRY L 8 TRACY J
OWNER LOT 9280 SW 74TH AVE
_ TIGARD,OR 97223
1S125D8-04100 1S125CA-03D00
ALBERTSON GEORGE R AND BURRIS JOHN O
ESTHER M CO-TRUSTEES 7625 SW CEDARCREST ST
PO BOX 1329 PORTLAND,OR 97223
SHERWOOD,OR 97140
1S125D8-12200 1S125CA-04001
ANEY WARREN W JR&A JOYCE BURRIS RICHARD
9403 SW 74TH 11270 SW BLAKENEY ST
TIGARD, OR 97223 BEAVERTON,OR 97008
1 S125CD-O5000 1 S125CD-05500
ARRUFAT DEBRA J BURTON MARK E AND
7540 SW ELMWOOD ST PATRICIA SUE
PORTLAND, OR 97223 7525 SW ELMWOOD ST
PORTLAND,OR 97223
1 S125DB-08400 1 S125CA-039D0
BARRON PATRICIA A TRUSTEE CALVI RANDY LEE&KIMBERLY
7220 SW SHADY CT 9385 SW 74TH AVE
PORTLAND, OR 97223 PORTLAND,OR 97223
1 S125D6-03001 1 S125CD-05200
BEKEY RONALD CAMERON PATRICIA ANNE
9310 SW 74TH AVE 7500 SW ELMWOOD ST
TIGARD, OR 97223 TIGARD,OR 97223
1 S125D6-02500 1 S125D6-11300
BENSON FRED O&MARION L CARLSON LIVING TRUST
PO BOX 14652 BY CARLSON CAROLEE T TR
PORTLAND, OR 97214 7440 SW ELMWOOD ST
TIGARD,OR 97223
1S125CA-08700 1S125DB-03702
BLANTON KATHERINE A&BRIAN K COLE EDWIN J 8 ELIZABETH LEE
9225 SW 74TH AVE 10880 SW DAVIES RD
PORTLAND, OR 97223 BEAVERTON,OR 97008
1 S125D8-03401 1 S125CD-05400
BRICKLEY BRIAN DONALD& CRONKRITE RICHARD A/DOLORES S
SANDRA M 7515 SW ELMWOOD ST
7830 SW ELMWOOD ST PORTLAND,OR 97223
TIGARD, OR 97223
1S125DB-12000 1S125D6-04001
BROWN CLAY G DAHME KENNETH W 8 LISA A
9425 SW 74TH AVE 9635 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1 S 125 DB-10900 1 S 125D B-03700
DEHAAN LAURIE 8 DUANNE FRAHM STELLA&MICHAEL
7465 SW ELMWOOD ST 9500 SW 74TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S125D8-03200 1 S125CA-03200
DENNY TOM&MAUREEN GERRITZ BIGGI CUSTOM HOMES LLC
9340 SW 74TH AVE 9550 SW BEAVERTON HILLSDALE HWY
TIGARD,OR 97223 BEAVERTON,OR 97005
1 S125D8-02800 1 25CA-03300
DEOCA GEORGE GERRI GI CUSTOM AIV�'CLC
9230 SW 74TH AVE 9550 SW BEAV LSDALE HWY
TIGARD, OR 97223 B ON,OR 97005
1S125CA-04600 1S125D6-05000
DIGREGORIO LEAH D& GINTHER SCOTT T&SUSAN E C
FARIS BROOKS J 7205 SW SHADY CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND,OR 97202
1S125CA-04700 1S125CA-04401
DIGREGORIO SAMUEL P GORGER RICHARD ALLYN&
1839 SE PARKVIEW CIR MOLLY JANE
MILWAUKIE,OR 97222 PO BOX 230725
TIGARD,OR 97281
1S125DB-03400 1S125DB-04700
DOMINIC JASON HAMILTON RICHARD F&JUDY E
7305 SW SHADY LN 7175 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1 S125DB-11000 1 S125D8-11100
DURR KEVIN A HEE MEI LENG&
7485 SW ELMWOOD ST KHOO JIMMY KIM-ANG
TIGARD, OR 97223 7480 SW ELMWOOD ST
TIGARD,OR 97223
1 S125CD-05600 1 S125CA-08800
FAKIH HABIB H HIATT LESLIE 0 8 MELVA JOAN
7555 SW ELMWOOD ST 9235 SW 74TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1 S125D8-02300 1 S125D8-08300
FARCUS IOAN HOUSE ROBERT&
7200 SW TAYLORS FERRY RD LINDA
PORTLAND,OR 97223 7230 SW SHADY CT
TIGARD,OR 97223
1S125DB-11200 1S125CA-00101
FOX BRUCE J/MARTHA J JESCHKE WILLIAM D CAROLY
7460 SW ELMWOOD ST 9145 SW 74TH
PORTLAND,OR 97223 TIGARD,OR 97223
1S125CA-04200 1S125CA-03800
KAMAWAL A HASIB&FAZLIA LA E RESOU C
2247 SE 30TH AVE 6770 SW AL T
PORTLAND,OR 97214 TIG , R 97223
1S125CA-08900 1S125CA-04000
KAMAWAL ABDUL JAMIL& NCE RES S INC
KAMAWAL MAHBOOBA 6770 S ED ST
2247 SE 30TH AVE TI D,OR 972
PORTLAND, OR 97214
1S125CA-09000 1S125CA-03700
AL ABDUL JAMI LAWRENCE ROBERT H
KAMAWAL BA 6770 SW ALFRED ST
2247 S H A TIGARD,OR 97223
TLAND, OR 97214
1S125CA-09100 1S125D8-03000
KAMAWAL TAWAB A 8 PALWASHA LEETE KEITH H 8 KEISHA D
2247 SE 30TH AVE 9300 SW 74TH
PORTLAND, OR 97214 TIGARD,OR 97223
1 S 125CD-05101 1 S125DB-04800
KENNEDY KATHLEEN D H LINDBERG PAMELA JD
7520 ELMWOOD ST 7185 5W SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D8-02902 1S125CD•05300
KING DELORES A MAASDAM ERIC M
9250 SW 74TH WALDRON MAASDAM SARAH E
TIGARD,OR 97223 7505 SW ELMWOOD ST
PORTLAND,OR 97223
1S125D8-02900 1S125DB-02400
LORE MARQUARDT JOHN R 8 CHERYL R
9250 S 5470 SW 195TH AVE
T D,OR 97223 ALOHA,OR 97007
1 S125DB-05100 1 S125DB-05500
KOEBER GEORGE R MATTHEWS C BLAKE&HELEN MARIE
9320 SW 74TH AVE PO BOX 23515
PORTLAND,OR 97223 PORTLAND,OR 97281
1 S125DB-05400 1 S 125DB-03600
KOEBER MARY E&ROBERT A M WS C BLAKE&H RIE
7255 SW SHADY LN PO BOX 235
PORTLAND, OR 97223 PO D,OR 9728
1S125CA-03600 1S125DB-04000
LAWRENCE RESOURCES INC MCCREARY JOHN R&DORIS L
6770 SW ALFRED ST 9605 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
.t
1S125CA-04800 1S125DB-10600
MEIEROTTO JAMES K&MICHELLE N PAKENEN GENE L AND BETTY A
7621 SW CHESTNUT ST 9555 SW SHADY PLACE
PORTLAND,OR 97223 TIGARD,OR 97223
15125DB-03703 1 S125CA-06900
MINETTO STEVEN L&JAN V PERONT ALLEN B&ANN P
9510 SW 74TH AVE 7440 5W TAYLORS FERRY RD
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-03802 1S125CA-03100
MOORE WALLACE R RADER WARD A&EUNICE M
9600 SW 74TH AVE 7617 SW CEDARCREST ST
TIGARD,OR 97223 PORTLAND,OR 97223
1 S125CD-05201 1 S125D8-02600
NAZARI PASHA M RASMUSSEN LEE W&MONA V
7510 SW ELMWOOD 9130 SW 74TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125D6-O8500 1S125D8-12300
NELSON LAUREN S& REDING LANNY D&BRENDA S
MORRISON EVAN C 9415 SW 74TH AVE
7210 5W SHADY CT TIGARD,OR 97223
TIGARD, OR 97223
1S125CA-04900 15125D6-12100
NEWHOUSE MIMI RED D&BREN S
7640 SW CEDARCREST 9415 SW 74TH
TIGARD, OR 97223 TIG , 97223
1S125CA-06600 1S125D6-10700
NORGAARD RANDALL L&KRISTINE M REESE GERALD A AND JOANN
7520 SW CHESTNUT ST 9525 SW SHADY PLACE
TIGARD, OR 97223 TIGARD,OR 97223
1S125CA-00301 1S125CD-05100
OL50N THOMAS R 8� REILLY BRENDA
CONRAD MICHELE E 7524 SW ELMWOOD ST
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1S125D8-04600 1S125CA-04300
OREM ROY O RIECK KRISTIN L
7738 SW 51 ST AVE 7612 5W CEDARCREST ST
PORTLAND,OR 97219 PORTLAND,OR 97223
1S125CA-03400 15125D6-04900
ORRIS JOHN K RYALL TREVOR P&KARYN J
9205 SW 74TH AVE 7195 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1 � . �
1S125D6-03300 1S125D8•10800
SETTLE TERRY 8 SALLIE A WESTERGAARD LAUREN J&
9380 SW 74TH AVE GREGORY P
TIGARD,OR 97223 9495 SW SHADY LN
TIGARD,OR 97223
1S125D8-07500 1S125CA-03002
SPADAFORA MARLA KAY&GREG WYANT ELIZABETH A
7180 SW SHADY CT 15693 SW SORA CT
TIGARD,OR 97223 BEAVERTON,OR 97007
1S125DB-05300 1S125CD-05301
STARK NAKIA ZELL PETER
7225 SW SHADY CT 7495 SW ELMWOOD ST
TIGARD,OR 97223 PORTLAND,OR 97223
1S125CA-04201
STEADMAN JUDITH
10523 SE 32ND AVE#8
MILWAUKIE, OR 97222
1S125D6-05200
STOLL LARRY A
7215 SW SHADY CT
TIGARD,OR 97223
1 S 125 D B-04200
STURM DALE E MARILYN M
9475 SW 74TH AVE
TIGARD,OR 97223
1S125CA-07400
TANADA TONY N&WENDY F
9138 SW 75TH AVE
PORTLAND, OR 97223
1 S 125 D6-02700
TOWNES WILLIAM B FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 SW 74TH
TIGARD,OR 97223
1S125DB-05700
TUTTLE JOHN L AND ALYCE M
7220 SW SHADY LN
TIGARD, OR 97223
1S125CA-04500
WELLOCK CHARLES R&MARYLOU
7620 SW CEDAR CREST ST
PORTLAND,OR 97223
� • .
Nathan and Ann Murdock Mildren Design �up
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:\curpin\setup\labels\CIT East.doc) UPDATED: 12-Dec-06
N": �. 2?, 2007 10: 27AM No. 2937 P, 1
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- . �p"�+�%'.`� ,� F �'�
°����� *.
c��� oF r�����
COMMUNITY DEYEIOPMENT DEPARTMENT "� ` �' ''`
PLANNING DIYISION ''~•� f� -- `.
13 i aS SW HALL BOIILEVARD cin oF ri��ao
TIGARD, OREGON 91ZZ3 � �t' }�` C0i""""�'��t
PHONE: 503-639•4111 FA1C 503-598-1960 (Actn: Patty/Planning) Sha�"'�p'��cr°r�°"�r'°a�y
° G 0 ° 00 00 ° ° 0 °� 0 ° � �
Propert}r owner information is valid for 3 months from the date of your request
INDICATE AL� PROJECT MAP 8� TAX LOT NUMBERS (i.e, 1S134AB, Tax Lot 00100) OR THE
ADDRESSES FOR ALL PR4JECT PARCELS BELOW;
Ma 1S125CA Tax Lot 3800 7412 edarcrest S�reet attached dtax ma
PLEA�SE BE AWARE THAT ONLY 1 SET OF �ABELS WILL BE P�OVIDED AT THIS TfME FO
HOLD NG YOUR N�IGHBOf�H00D MEET�NG. A er submitting your lan use appli��tion to fhe City, n�
the pro�ect pianner as reviewed your a�pl�cation for complete�iess, yau will be notified by means o�an
incomp eteness letter to obta�n your 2 fin f sets of labels,
The 2 final, sets of labels need to be placed on envelopes with first class I�tter-rate postage on the
envelopes m the form of postage stamps (no metered envelopes and no return add ess� and
resubm�tted to the Cit�y, for th� pur�ose of providin� notice to property owner�of the pro�ose� land us,�
applic tiqn and the de �s�on. he 1 sets of enve�o s mus# be kept separate, he p�rson iste below will
be cal�ed to pick up and pay for th� labels when t �y are ready.
NAME OF CONTACT PERSON; Jeff Caines PHONE; 503-469-1213
�� �`�1��l�l FAX: 503-469-8553
is request may be mai ed, faxed or and deliveretl to t e ity of Tigar . lease a ow a
2-day minimum #ar pracessing requesfs. Upon completion of your request, the contact person will be
cailed to pick up their request that wifl be placed in "Will Cal�" by their last name, at the Community
Developm�nt 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: FQR REASONS 4F ACCURACY, ONLY ORIGINAL MA1LiNG LABELS PROVIDED
BY THE CITY VS. RE•TYPED MA(LING LABELS WlLL BE ACC�PTED.
Cost Descn tion:
�11 to generate the mailing list, pius$2 per sheet for printing the list onto labels(20 addresses per sheet).
Then, multi I the cast 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 5 sheet(s)of labeis x$2lsheet=$�o, x l sets= Io,c�O
�sheets of labels x$2/sheet for interested parties x 2 sets= $ 4.00 �sheet(s)of labels x$2lsheet for interested parties=$2� x�9ets- �-���
GEN�RATE LIST = �11,QQ GENERATE LIST = $11.00
� TOTAL = $31,00 TOTAL = $2,3�c��
�
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isi2scA-ossoo
LAWRENCE RESOURCES INC
6770 SW ALFRED ST
TIGARD,OR 97223
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AFFIDAVIT OF MAILING -
���s�. —mr «
I, Patricia L. Lunsford bein� first duly sworn/affirm, 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:
(t},�-k.lppn�,�ia¢�&mis)Fkb..j
❑X NOTTC� OF PENDING LAND L1�E DEQSION FOR
MLP2007-00005/CEDARC�EST PARTITTON
� AMENDED NOTICE
(File No./Name Refererce)
� City of Tigard Planning 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
A�ril 3,2007,and deposited in the United States Mail on A�ri13,2007,postage prepaid.
�'l�-L''�.J r �1 G G'�` v
(Peison tha otice
STATE OF OREGON
County of Washington ss.
City of Tigard �
Subscribed and sworn/affirmed before me on the�dayof ,2007.
OFFlCIAL SEAL
DIANE M JELDERKS
NOTARY PUBLIC-OREGON
MY COMMI S NMIEXPl+R S SEPT.25?2007
N ARY L,I O
My CoiYUnission E�ires: " �
� � EXHIBIT�
NdTIC�TOMORTGA(�E,LIENHOLDER,VENDOR OR SELLER
TT�E TIGARD DEVELOPMENT O�DE REQLJIRES THAT IF YOU REC�IVE T�-IIS NOTIC�, IT SHAL.I_ BE PROMI''ILY
FORWARDED TO THE PURQ�ASER
NOTICE OF PENDING ,,
LAND USE APPLICATION :
MINOR LAND PARTITION . , ,
DATE OF NOTICE: Apri13,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00005
FILE NAME: CE DARCRE ST PARTITION
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) existing JS-acre lot into three
(3) parcels for detached suzgle-family residences. Proposed lots range from 7,757 to 15,025 square
teet.
LOC',ATION: 7412 SW Cedarcrest Street;Washington CountyT�Map 1S125CA,Tax Lot 3800.
ZONE: R 4.5: The R 4.5 zoning district is designed to accommodate detached single-family homes with or
without accessoryresidential units at a iYUrumum lot size of 7,500 square feet. Duplexes and attached
single-fami�ly uruts are permitted conditionally. Some civic and institutional uses are also perniitted
conditionally.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18J05, 18.715, 18J45, 18,765,
18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the C�ry making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
comments on the application to the Ciry. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON APRIL 17, 2007.
All comments should be directed to Clleryl Caines, Assistant Planner (x2437�. in the Planning Division at the City of Tigard, 13125
SW Hall Boulevard, Tigard, Oregon 97223. You may reach the City of Tigard by telephone at 503-639-4171 or by e-mail to
cherylc tigar�d-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 QTY OF TTGARD APPREQATES RECEIVING COMNIENTS AND VALUES YOUR INPUT. CONIlVIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�IIN T'HE NOTTC� OF DEQSION. A DEQSION ON T�IIS ISSLTE IS
TENTATTVELY SC��DLTLED FOR MAY 7, 2007. IF YOU PROVIDE CONIlvIENTS, YOU WILL BE SENT A COPY OF
'1"�� FULL DEQSION ON� IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF 'I'I�
PERMANENT PUBLIC RECORD AND SHALL CONTAIN THE FOLLOWING INFORMATION:
• Address �he specific "Applicable Review Criteria" descnbed 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 specificityon that issue.
FAILURE OF ANY PARTY TO ADDRESS THE RELEVANT APPROVAL C�I7'ERIA WITH SUFFIQENT SPEQFIQTY
MAY PRECLUDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR QRCUIT COURT ON
THAT ISSLJE. SPEQFIC FINDINGS DIRECI'ED AT 7'HE RELEVANT APPROVAL CRIT'ERIA ARE WHAT
CONST'ITUTE RELEVANT EVIDENC�.
AFT'F.R 'T'HF. 14-I�AY CONA�.NT PERIOD Q_OSES, THE DIRECTOR SHAI_L ISSUE A TYPE II ADMINISTRATIVE DEQSION. ��E
DIREGTOR'S DEQSION SHALL BE MAILED TO'Tf-�E APPLICAN'f AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500
FEET OF TF-IE SUBJEGT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMIvIENTS OR WHO IS OTf-�,RWISE ENTTTLED TO
NOTTC�. T� DIRECTOR'S DEQSION SHALL ADDRESS ALL OF'I'f-�RELEVANT APPROVAL C�2ITERIA. BASED UPON TF�E QtITERIA
AND TF-IE FACTS CONTAINED WITHIN TI-�RECORD,TFIE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OR DENY T'HE
REQUESTED PERMIT OR ACITON.
SLTMMARY 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
coincnent period.
• The application is reviewed by Ciry Staff and affected agencies.
• City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of property located within 500 feet of the site, as shown on the most recent propeny tax assessment roll; any Cit�recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting documents relied upon by the Directar 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 plaiuluig technicians. Copies of these items may
be obtained at a cost of $.25 per page or the current rate charged for this service. Questions regarding this application should be
directed to the Planning Staff indicated on the first page of this Notice under the section titled "Your Right to Provide Written
Comments."
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Lawrence Resources Inc. EXH I B IT��/
Attn: Bob Lawrence MLP2007-00005
6770 SW Alfred Street CEDARCREST PARTITION
Tigard, OR 97223
S R Desi n,LLC
8196 S�X�Hall Blvd., Suite 232
Beaverton, OR 97008
5CA-09200 15125D6-02901
2004-0 I LAT BROWN HARRY L&TRACY J
OWNE LOT 9280 SW 74TH AVE
TIGARD,OR 97223
1 S125D6-04100 1 S125CA-03000
ALBERTSON GEORGE R AND BURRIS.IOHN O
ESTHER M CO-TRUSTEES 7625 SW CEDARCREST ST
PO BOX 1329 PORTLAND,OR 97223
SHERWOOD,OR 97140
1 S125D6-12200 1 S125CA-04001
ANEY WARREN W JR&A JOYCE BURRIS RICHARD
9403 SW 74TH 11270 SW BLAKENEY ST
TIGARD, OR 97223 BEAVERTON,OR 97008
1 S125CD-05000 1S125CD-O5500
ARRUFAT DEBRA J BURTON MARK E AND
7540 SW ELMWOOD ST PATRICIA SUE
PORTLAND, OR 97223 7525 SW ELMWOOD ST
PORTLANO,OR 97223
1 S125D8-08400 7S125CA-03900
BARRaN PATRICIA A TRUSTEE CALVI RANDY LEE 8�KIMBERLY
7220 5W SHADY CT 9385 SW 74TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S125D6-03001 7 S125CD-05200
BEKEY RONALD CAMERON PATRICIA ANNE
9310 SW 74TH AVE 7500 SW ELMWOOD ST
TIGARO, OR 97223 TIGARD,OR 97223
1 S 125 D B-02500 1 S 7 25 D8-11300
BENSON FRED O&MARION L CARLSON LIVING TRUST
PO BOX 14652 BY CARLSON CAROLEE T TR
PORTLAND,OR 97214 7440 SW ELMWOOD ST
TIGARD,OR 97223
7S125CA-08700 1S125D8-037D2
BLANTON KATHERINE A&BRIAN K COLE EDWIN J&ELIZABETH LEE
9225 SW 74TH AVE 10880 SW DAVIES RD
PORTLAND,OR 97223 BEAVERTON,OR 97008
1 S 125 D B-03401 1 S 125C D-05400
BRICKLEY BRIAN DONALD& CRONKRITE RICHARD A/DOLORES S
SANDRA M 7515 SW ELMWOOD ST
7830 SW ELMWOOD ST PORTLAND,OR 97223
TIGARD, OR 97223
1 S 125 D B-12000 1 S 125 D B-04001
BROWN CLAY G DAHME KENNETH W&LISA A
9425 SW 74TH AVE 9635 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125D8-10900 1S125D6-03700
DEHAAN LAURIE&DUANNE FRAHM STELLA&MICHAEL
7465 SW ELMWOOD ST 9500 5W 74TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S125DB-03200 1 S125CA-03200
DENNY TOM&MAUREEN GERRITZ BIGGI CUSTOM HOMES LLC
9340 SW 74TH AVE 9550 SW BEAVERTON HILLSDALE HWY
TIGARD,OR 97223 BEAVERTON,OR 97005
1S125DB-02800 ���25CA-03300
DEOCA GEORGE GERRIIZs GI CUSTOM LC
9230 SW 74TH AVE 9550 SW BEAV LSDALE HWY
TIGARD,OR 97223 B ON,OR 97005
1S125CA-04600 1S125D6-05000
DIGREGORIO LEAH D 8 GINTHER SCOTT T 8 SUSAN E C
FARIS BROOKS J 7205 SW SHADY CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND, OR 97202
1S125CA-04700 1S125CA-04407
DIGREGORIO SAMUEL P GORGER RICHARD ALLYN&
1839 SE PARKVIEW CIR MOLLY JANE
MILWAUKIE, OR 97222 PO BOX 230725
TIGARD,OR 97281
�s�2soa-osaoo 1S125DB-04700
DOMINIC JASON HAMILTON RICHARD F&JUDY E
7305 SW SHADY LN 7175 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-11000 1S125DB-11100
DURR KEVIN A HEE MEI LENG&
7485 SW ELMWOOD ST KH00 JIMMY KIM-ANG
TIGARD, OR 97223 7480 SW ELMWOOD ST
TIGARD,OR 97223
1 S 125C D-05600 1 S 125 CA-08800
FAKIH HABIB H HIATT LESLIE O&MELVA JOAN
7555 SW ELMWOOD ST 9235 SW 74TH AVE
PORTLAND, OR 97223 TIGARD,OR 97223
1S125DB-02300 1S125DB-08300
FARCUS IOAN HOUSE ROBERT&
7200 SW TAYLORS FERRY RD LINDA
PORTLAND,OR 97223 7230 SW SHADY CT
TIGARD,OR 97223
1S125D6-11200 1S125CA-00101
FOX BRUCE J/MARTHA J JESCHKE WILLIAM D CAROLY
7460 SW ELMWOOD ST 9145 SW 74TH
PORTLAND, OR 97223 TIGARD,OR 97223
1S125CA-04200 1S125CA-03800
KAMAWAL A HASIB&FAZLIA LA E RESOU C
2247 SE 30TH AVE 6770 SW AL T
PORTLAND,OR 97214 TIG , R 97223
1S125CA-08900 1S125CA-04000
KAMAWAL ABDUL JAMIL& °h� NCE RES S INC
KAMAWAL MAHBOOBA 6770 S ED 5T
2247 SE 30TH AVE TI D,OR 972
PORTLAND,OR 97214
t S 7 25CA-09000 1 S 125CA-03700
AL ABDUL JAMI LAWRENCE ROBERT H
KAMAWAL BA 6770 SW ALFRED ST
2247 S H A TIGARD,OR 97223
TLAND, OR 97214
1S125CA-09100 1S125D6-03000
KAMAWAL TAWAB A 8�PALWASHA LEETE KEITH H 8�KEISHA D
2247 SE 30TH AVE 9300 SW 74TH
PORTLAND,OR 97214 TIGARD,OR 97223
1S125CD-05101 1S125DB-04800
KENNEDY KATHLEEN D H LINDBERG PAMELA JD
7520 ELMWOOD ST 7185 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
15125D6-02902 1S125CD-05300
KING DELORES A MAASDAM ERIC M
9250 SW 74TH WALDRON MAASDAM SARAH E
TIGARD, OR 97223 7505 SW ELMWOOD ST
PORTLAND,OR 97223
1 S125DB-02900 1 S125D8-02400
LORE MARQUARDT JOHN R 8�CHERYL R
9250 S 5470 SW 195TH AVE
T D,OR 97223 ALOHA,OR 97007
1S125D8-05100 1S125D8-O5500
KOEBER GEORGE R MATTHEWS C BLAKE&HELEN MARIE
9320 SW 74TH AVE PO BOX 23515
PORTLAND, OR 97223 PORTLAND,OR 97281
1S125D6-05400 1S125DB-03600
KOEBER MARY E 8�ROBERT A M' WS C BLAKE&H �iIARIE
7255 SW SHADY LN PO BOX 235
PORTLAND, OR 97223 PO D,OR 9728
1S125CA-03600 1S125D6-04000
LAWRENCE RESOURCES INC MCCREARY JOHN R&DORIS L
6770 SW ALFRED ST 9605 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1S125CA-04800 tS125D6-10600
MEIEROTTO JAMES K&MICHELLE N PAKENEN GENE L AND BETTY A
7621 SW CHESTNUT ST 9555 SW SHADY PLACE
PORTLAND,OR 97223 TIGARD,OR 97223
'IS125DB-03703 1S125CA-06900
MINETTO STEVEN L&JAN V PERONTALLEN B&ANN P
9510 SW 74TH AVE 7440 SW TAYLORS FERRY RD
TIGARD, OR 97223 TIGARD,OR 97223
1S725DB-03802 1S125CA-031D0
MOORE WALLACE R RADER WARD A 8�EUNICE M
9600 SW 74TH AVE 7617 SW CEDARCREST ST
TIGARD, OR 97223 PORTLAND,OR 97223
1S125CD-05201 1S125DB-02600
NAZARI PASHA M RASMUSSEN LEE W&MONA V
7510 SW ELMWOOD 9130 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-O8500 1S125D6-12300
NELSON LAUREN S& REDING LANNY D&BRENDA S
MORRISON EVAN C 9415 SW 74TH AVE
7210 SW SHADY CT TIGARD,OR 97223
TIGARD,OR 97223
7S125CA-04900 1S125D�12100
NEWHOUSE MIMI RED D&BRE�
7640 SW CEDARCREST 9415 SW 74TH
TIGARD,OR 97223 TIG , 97223
1S125CA-06600 1S125D8-10700
NORGAARD RANDALL L 8 KRISTINE M REESE GERALD A AND JOANN
7520 SW CHESTNUT ST 9525 SW SHADY PLACE
TIGARD,OR 97223 TIGARD,OR 97223
1S125CA-00301 1S125CD-05100
OLSON THOMAS R 8� REILLY BRENDA
CONRAD MICHELE E 7524 SW ELMWOOD ST
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD, OR 97223
1S125D8-04600 iS125CA-04300
OREM ROY O RIECK KRISTIN L
7738 SW 51ST AVE 7612 SW CEDARCREST ST
PORTLAND,OR 97219 PORTLAND,OR 97223
1S125CA-03400 1S725D&04900
ORRIS JOHN K RYALL TREVOR P&KARYN J
9205 SW 74TH AVE 7195 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-03300 1S125DB-10800
SETTLE TERRY&SALLIE A WESTERGAARD LAUREN J&
9380 SW 74TH AVE GREGORY P
TIGARD, OR 97223 9495 SW SHADY LN
TIGARD,OR 97223
1S125D6-07500 1S125CA-03002
SPADAFORA MARLA KAY&GREG WYANT ELIZABETH A
7180 SW SHADY CT 15693 SW SORA CT
TIGARD,OR 97223 BEAVERTON,OR 97007
1S125D6-05300 1S125CD-05301
STARK NAKIA ZELL PETER
7225 SW SHADY CT 7495 SW ELMWOOD ST
TIGARD,OR 97223 PORTLAND,OR 97223
1S125CA-04201
STEADMAN JUDITH
10523 SE 32ND AVE#8
MILWAUKIE,OR 97222
1S125DB-05200
STOLL LARRY A
7215 SW SHADY CT
TIGARD,OR 97223
t S 125 D B-04200
STURM�ALE E MARILYN M
9475 SW 74TH AVE
TIGARD,OR 97223
1 S 125CA-07400
TANADA TONY N &WENDY F
9138 SW 75TH AVE
PORTLAND,OR 97223
1 S125DB-02700
TOWNES WILLIAM B FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 5W 74TH
TIGARD,OR 97223
1S125DB-o57o0
TUTTLE JOHN L AND ALYCE M
7220 SW SHADY LN
TIGARD,OR 97223
1S125CA-04500
WELLOCK CHARLES R 8 MARYLOU
7620 SW CEDAR CREST ST
PORTLAND,OR 97223
�.• . .
Nathan and Ann Murdock Mildren Design `,�up
PO Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigartl, OR 97223
Sue Rorman Susan Beilke
11250 SW 82�d Avenue 11755 SW 114� Place
Tigard, OR 97223 Tigard, OR 97223
Naomi Gallucci
11285 SW 78�Avenue
Tigard, OR 97223
Diane Baldwin
3706 Kinsale Lane SE
Olympia, WA 98501
Brad Spring
7555 SW Spruce Street
Tigartl, OR 97223
Alexander Craghead
12205 SW Hall Boulevard
Tigard, OR 97223-6210
Gretchen Buehner
13249 SW 136� Place
Tigard, OR 97224
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
CPO 4M
Pat Whiting
8122 SW Spruce
Tigard, OR 97223
CITY OF TIGARD - EAST INTERESTED PARTIES �i:lcurpinlsetupllabelslClT East.doc) UPDATED: 12-Dec-OE
r
��
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsfo�i being first duly sworn/affixTri, on oath depose and say that I am a Planning Administrative
Assistant for the City of zi'igard,Washington County,Oregon and that I served the following:
;(L�t k.yq,�,piuie 14,x(c)I4�k,a�}
❑X NOTIC� OF DEQSION FOx:
ML1'2007-00005/CEDARC�EST PARTT7TON
(I'ile No./Nan�e I2eleience)
� AMENDEDNOTIC:E
� City of Tigard Plaiuung Director
A copy of the said nouce being hereto attached,marked E�ibit"A",and by reference made a part hereof,was mailed to each
named pe�son(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof,on
May 3,2007, and deposited in the United States Mail on Ma�3,2007,postage prepaid.
. .
��
(Person that Pre d ce
STATE OF OREGON
County of Washington ss.
City of Tigard
�
Subscribed and sworn/affirmed before me on the � dayo ,2007.
o��sEx
o���a
Nor�nr�ieuc-onEOOH
oo�sswN no.�a�sa
MY(�MN�ION EXPIRES►AARCH 21,2010
NO PUBLIC F ORE N
My Comrriission Expires: � ld
_ EXHIBIT �k
NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00005 :
CE DARCRE ST PARTITION
120 DAYS = 7/24/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: CEDARCREST PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00005
PR4POSAL: The a licant is requesting a Minor Land Partition to partition one (1) e�sting .75-acre lot into
three (�3� parcels fordetached single-familyresidences.
APPLICANT/ Lawrence Resources,Inc. APPLICANT'S S R Design,LLC
OWNER 6770 SW Alfred Street REP.: 8196 SW Hall Blvd.,Suite 232
Tigard,OR 97223 Beaverton,OR 97008
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensityResidential.
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 minunum lot size
of 7,500 square feet. Duplexes and attached single-family units are pern�itted conditionally.
Some civic and institutional uses are also pern�itted conditionally.
LOCATION: 7412 SW Cedarcrest Street;WCIIVI 1S125CA,Tax Lot 3800.
PROPOSE D PARCE L 1: 7,757 Square Feet.
PROPOSED PARCEL 2: 8,982 Square Feet.
PROPOSED PARCEL 3: 15,025 Square Feet (13,489 excluding the accesswa�.
APPLICABLE
RE VIE W
CRITERIA: CommunityDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18J05 (Access Egress and Carculation);
18.715 (Density Computations); 18.745 (Landscaping and Screening�; 18.765 (Off-Street
parking and Loading Requirements); 18J90 (Tree Removal); 18J95 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of T"igard Community Development Director's designee has APPROVED the
above request subject to certain conditions. The findings and conclusions on which the decision is based are noted in
Section V.
NOTICE OF DEQSION MLI'2007-00005/CEDARCREST PARTITION PAGE 1 OF 21
CONDITIONS OF APPROVAL
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO APPROVAL OF THE FINAL PLAT:
e app icant s prepare a cover etter an su mit i a ong wi any su porting ocuments an or ans
that address the folIowing requirements to the PLANNING DIVISION pATTN CHERl'L CAINE�503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the su�mittal the required information is
found:
1. Prior to final plat the applicant shall submit a revised site plan for review and approval that shows the location
and rype of screening to be provided along the access dnve to Parcel 3.
2. Prior to final plat, the ap plicant shall provide the Ciry with a letter of approval from Tualatin Valley Fire and
Rescue for the proposed mu�or land partition.
3. Prior to final plat the applicant shall show that the minitnum lot size of 7,500 square feet is still met if
Washington Countyrequu-es additional right-of-waydedication above Citystandards.
4. Prior to corrunencing site work,the applicant shall submit a cash assurance or any other assurance ap proved by
the City for the equivalent value ot mitigauon required. If additional trees are preserved tFu-ough the
subdiv�sion unprovements and constnzction of houses, and are properly protected through these stages by the
same measures afforded to other protected trees on site, the amount of the approved assurance may be
correspondingly reduced. Any trees planted on the site or off site in accordance v�nth 18.790.060 �D) wi]l be
credited against the approved assurance, for two years following final plat approval. Required parkuig lot and
landscape trees cannot be credited. After such time,the apphcant shall paythe remaining value of the approved
assurance as a fee u�lieu of planting.
5. Tree Protection - Prior to any site work the applicant shall install all proposed tree protection fencing. The
fencing shall be inspected and approved by the Project Arborist.and Caty Planner (Cheryl Caines) pnor to
commencing anysite work The tree protecuon fencing shall remaui in place through the duration ot all of the
building construction phases,until the Certificate of Occupancyhas been approved.
6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written
reports to the Plannul� Department (Cl�eryl Caines), at least once eve�r two weeks, as the Project Arborist
monito�s the conswcuon acuvities from uutial tree protection zone (TPZ) fencing installation through the
building construction phases. The reports shall evaluate the condition and location of the tree protecnon
fencing deternzine if any chan� ges occurred to the TPZ, and if any part of the Tree Protection Plan has been
violatec�. If the amount of TPZ was reduced,then the Project Arbonst shall�ustifywhy the fencing was moved
and shall certify that the constniction activities did not adversely imp act the overall, long-term health and
stabiliry of the tree�s). If the reports are not submitted to the City at the scheduled intervals, and if it appears
the TPZ's or the '1'ree Protection Plan are not being followed by the contractor or a sub-contractor, the C�ty
can stop work on the project until an inspection can be done by City Staff and the Pro�ect Arborist. Prior to
issuance of any Certificates of Occupancy, the ProJ'ect Arborist will submit a final certification indicating the
elements of the Tree Protection Plan were followed and that all reinaining trees on the site are healthy, stable,
and viable in their modif ied growing environment.
7. Prior to final plat, the applicant shall submit a revised plat that shows the visual clearance areas accurately, in
accordance v�nth T"igard C;ommunity Development Code (TmG� Section 18.795.040.
8. Place a note on the final plat for visual clearance easements to the benefit of the Caty of T'igard. Said easements
are subject to the Gty of Tigard Visual C�earance Area standa.rds that restrict the height of plantings and
structures ('I"igard Development Code Chapter 18.795).
The applicant shall prepare a cover letter and submit it, alon with any supportin documents and/or plans
that address the following requirements to the ENGINEERI�G DIVISION,AT�: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
NOTIC�OF DEQSION MLI'2007-00005/C�DARCREST PARTITION PAGE 2 OF 21
9. A Public Facility Improvement (I'FI) erniit is requ� ired for this pro'ect to cover constiuction of the sidewalk
along 74th Avenue and any other wor in the public right-of-way. ix (6) sets of detailed public improvement
plans shall be submitted for review to the Engineenn Department. NOTE: these plans are in addition to any
drawui�s required by the Ruildin Division and sho�d only mclude sheeu relevant to public improvements.
Public acility Improvement (PF pernut plans shall conform to Gty of Tigard Public Improvement Design
Standards,which are available at tyHall and the City's web page (www.tigard-or.gov).
10. The PFI permit plan submittal shall include the exact legal name, address and tele�phone number of the
individual or corporate entity who will be designated as the "Perrruttee", and who will provide the financial
assurance for the public improvements. For example, specify if the entity�s a co orauon, luruted partnership,
LLC,etc. Also spec�fy the state withu�which the entity is mcorporated and prov�e the name of the corporate
contact person. Failure to provide accurate inforn�ation to the Engineering Department will delay processulg
of project documents.
11. The applicant shall provide a construction vehicle access and parking plan for approval by the City Engineer.
The purpose of this plan is for parking and traffic control during the pubhc unprovement construction phase.
12. The CityEngineer maydetern�ine the necessityfor,and re uire submittal and approval of,a construction access
and��parking plan for the home building phase. If the Ctty�ngineer deems such a plan necessary,the applicant
shall provide the plan pnor to issuance o} bwldmg perniits.
13. Prior to final plat approval, the applicant shall pay the addressing fee. (STAFF CONTACT: Bethany Stewart,
Engineering�.
14. The applicant shall submit construction plans to the Er�ineering Department as a part of the Public Facility
Improvement pennit, inciicating that they will construct the following frontage improvements along SW 74th
Avenue as a part of thLS project:
A 5-foot concrete sidewalk at ultimate location;
B. street trees in the planter strip spaced per TDC requirements;and
C. driveway aprons.
15. A profile of 74th Avenue and of Cedarcrest Street shall be re�qui�red,e�ending 300 feet either side of the subject
site showin�the e�sting grade and proposed future grade. This is being required ui order to set the grade and
location of the sidewalks along both frontages.
16. The applicant shall execute a Restrictive Covenant whereby they agree to complete or participate in the future
im�provements of SW 74th Avenue and SW Cedarcrest Street adjacent to the subject property,when any of the
foIlowing events occur:
A. when the improvements are part of a larger project to be financed or paid for by the forn�ation of a
Local Improvement D�stnct,
B. when the unprovements are part of a larger project to be financed or paid for in whole or in part bythe
Caty or other public agency,
G when the unprovements are part of a larger project to be constructed by a third party and involves the
sharin of design and/or construcnon expenses by the third pany owner(s) of property in addiuon to
the su�ject property,or
D. when construction of the improvements is deemed to be appropriate by the City Engineer in
conjunction with construction of unprovements byothe�s adjacent to the sub�ect site.
17. The applicant shall obtain a facility pernut from the Department of Land Use and Transp onation of
Washin��ton County to perform work wnhui the right-of-way of Cedarcrest Street, including a 5-toot concrete
sidewa(k at ultimate jocauon. A co y shall be provided to the City Engineering Department pnor to issuance of
a Public Facility Improvement (PF�permit Permn.
18. The applicant shall obtain a proval from the Tualatin Valley Water District for the proposed water connection
pnor to�ssuance of the Ci� Public Facility Improvement permit.
19. An erosion control plan shall be �rovided as part of the Public Faciliry Improvement (I'FI)�pernut drawings.
The plan shall conform to the Erosion Prevention and Sediment Control Design and Plannuig Manual,
Febniary 2003 edition."
NOTI�OF DEQSION MLI'2007-00005/C�DARQtESTPARTITION PAGE 3 OF 21
20. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
posinorung system(GPS�geodetic control network(GC 22) as recorded in Washington County survey records.
These monuments shall e on the same line and shall be of the same prec�sion as required for the subdivision
plat boundary. Along with the coorclinates, the plat shall contaui 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 Cit�s GPS survey.
. By random traveise using conventional survey�ng methods.
21. Final Plat Application Submission Requirements:
A. Submit for Ciry review four (4) pap er copies of the fuial plat prepared by a land surveyor licensed to
pracuce in Oregon,and necessary data or narrative.
B. Attach a check in the amount of the current final plat review fee (Contact Plaiuiing/Engineering Perniit
Technicians,at (503) 639-4171,ext. 2421).
C� The final plat and data or narrauve shall be drawn to the inulunum standards set forth bythe Oregon
Revised Statutes (ORS 92.05),Washington Count y, and by the City of T'igard.
D. The right-of.way dedication for 74th Avenue (29 feet from centerline) and Cedarcrest Street (27 feet
from centerluie) shall be made on the final plat.
E. NOTE: Washuigton Countywill not begin their review of the final plat until they receive notice from
the Engineering Department indicating that the Caty has reviewed the final plat and submitted
comments to the applicant'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
Ci ty En gineer si nature�for partiaons), or Ca t y En gineer an d Communi t y Deve lo pment Director
signatures (for su�divisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF BLTILDING PERMITS:
e app icant s prepare a cover etter an su rrut it, a ong wi any supportin ocuments an or ans
that address the foliowmg requirements to the PLANNING DIVISION ATT� CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the su�mittal the required infomiation is
found:
22. Prior to issuance of building perniits, the applicant shall demonstrate that the site coverage, height, and front,
rear, and side yard setbacks for structures are as required in the base zone,or as otherwise adjusted.
23. Prior to the issuance of building permits on Parcel 3, the applicant shall supply building elevations and/or
site plans showing how the flag lot height standards are met.
24. Prior to building perniit issuance,the applicant shall submit a landsca�pe plan that indicates the type and location
of street trees along SW 74�'Avenue and Cedarcrest Street for the C-aty_Staff's review and app roval. Spacing of
such trees shall be ul accordance with Section 18.745.040.G2.0 of the T�igard Development Code.
25. At the time of submittal for building permits for individual homes within the development, the developer shall
submit materials demonstrating that one (1) off-street parking�space, which meets miiumum dimensional
requirements and setback requirements as spec�fied in Title 18,will be provided on-site for each new home.
26. The applicant shall submit a tree mitigation plan for review and approval bythe Cit�s Plaruung Staff.
27. Prior to issuance of building permits the applicant shall submit site plan drawings indicating the location of the
trees that were preserved on the lot c�unng site development,location of tree protecuon fencuig,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 fencuig shall be installed and inspected prior to corrunenculg
construction. The fencing shall reinain in place through the duration of all of the 6uildin construct�on phases,
until the Certificate of Ckcupancy has been approved. After approval from the �ty Forester, the tree
protection measures may be removed.
NOTICE OF DEQSION MLI'2007-00005/C�DARC�EST PARTITION PAGE 4 OF 21
The applicant shall prepare a cover letter and submit it, along with any supporti�ng documents and/or plans
that address the following requirements to the ENGINEERING DIVISION,ATTN: HIM MCMILLAN 503-
639-4171, EXT 2642. The cover letter shall clearly identify where in the submittal the required information is
found:
28. Prior to issuance of building pemlits, the applicant shall provide the Engineering Deparunent with a
"photomylar" copyof the recorded final plat.
29. Prior to issuance of building perniits�he �pplicant shall provide the Cit�with as-built drawings of the public
improvements as follows: 1) 3 mil m ar 2 a diskette of the as-builts in`DWG" forn�at,if available;otherwise
"DXF" will be acceptable, and 3) the as-�uilt drawing s shall be tied to the Cit�s GPS network The applicant's
engineer shall provide the Caty with an electronic fiie with points for each structure (manholes, catch basins,
water valves hy�irants and other water sys tem features) in the development, and their respective X and Y State
Plane Coorc�inates,referenced to NAD 83 (91).
30. The applicant shall either place the existing overhead utility lines along SW 74th Avenue underground as a part
of this pro�ect,or theyshall paythe fee in-�ieu of imdergrounding. The fee shall be calculated bythe frontage of
the site that �s parallel to the utility lines and will be $35.00 per lineal foot. If the fee option �s chosen, the
amount will be $4,252.50 and it shall be paid prior to issuance of building permits.
31. During issuance of the building pernzit for Parcels 1,2 &3 the applicant shall paythe standard water quality and
water quantityfees per lot (fee amounts will be the latest approved byC,�).
THE FOLLQWING CONDITIONS SHALL BE SATISFIED
PRIOR TO FINAL BUILDING INSPECTION:
e app icant s �p repare a cover etter an su mit it, a ong wi any suppomng ocuments an or ans
that address the folIowing requirements to the PLANNING DIVISION, ATTN: CHERYL CAINE�503-
639-4171, EXT 2437. The cover letter shall clearly identify where in the submittal the required information is
found:
32. Prior to issuance of.any Certificates of Occupancy, the applicant/owner shall record a deed restriction to the
effect that any e�stuig tree g,reater than 12" diameter may be removed only if the tree dies or is hazardous
according to a cert�fied arbonst. 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.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDERTHE PROC�SS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Site Inforn�ation and Pro osal Descri tions
The su ject parcel is ocate at t e corner of SW Cedarcrest Street and SW 74`�Avenue. The .75 acre site is zoned R
4.5 (Low Density Residential). The owner is roposing a three lot partition for construction of single-fam�ily homes.
Parcel # 1 will be 7,757 square feet, Parcel #� will be 8,982 square feet and parcel #3 will be 13,489. "I'he site is
currendy improved with a su�gle-family residence that will be removed.
Pro e H�sto .
A searc o City records shows that a lot line adjustment was approved between the site and the parcel to the west in
September 2006. No other land use approvals were found affectuig this parcel.
Vicini Information
e site is ocate ui an area inade up of properties zoned R 4.5 near the border with Washington Counry. Sites are
developed with a mix of single-farruly homes of vanous ages. A few large parcels in the area are being re-developed
with subdivisions.
NOTIC�OF DEQSION MLI'2007-00005/C�DARQiEST PARTIITON PAGE S OF 21
SECTION IV. PUBLIC COMMENTS
The Tigard CommunityDevelopment Code re uires that propertyowners within 500 feet of the subject site be notified
of the proposal, and be given an oppomuuty�or written comments and/or oral testimony pnor to a dec�sion being
made. In addition,staff has posted a notice on the site,visible from both streets. Staff received no corrunents or letters
from adjacent propertyowners.
SECTION V. APPLICABLE REVIEW CRITERIAAND FINDINGS
Land Pattitions (18.420�
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
regulations as demonstrated by the analysis contained within tfvs adm�ustrative dec�sion and through the imposition of
conditions of development approval.. All necessary condiuons must be satisfied as part of the development and
building process. Therefore,tfus cntenon�s met.
There are adequate public facilities available to serve the proposal;
Public facilities are discussed in detail later in this decision under Chapter 18.810 (Street & Utility Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate pubhc facilities are available to serve the
proposal. Therefore,this critenon�s met.
All proposed improvements meet City and applicable agency standards;and
The public facilities and proposed improvements are discussed and conditioned later in this decision under Chapter
18.810 (Street &LJtility Improvement Standards).. Improvements will be reviewed as part of the perniit process and
during construction, at wluch time the appropnate review authoriry will ensure that City and applicable agency
standards are met. Based on the analysis in this dec�sion,Staff finds that this cntenon is met.
All proposed lots conform to the specific requirements below:
The minimum width of the building envelope area shall meet the lot requirement of the applicable zoning
district
The iYUnimum lot width required for the R 4.5 zoning district is 50 feet. Parcel# 1 is 75 feet wide,Parcel#2 is 87 feet
wide,and Parcel#3 is 90 feet wide. Therefore,this standard has been met.
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 minixnum lot area requirement in the R 4.5 zoning district is 10,000 s uare feet for detached
single-farruly uruts. The proposed partition creates three (3) lots that are 7,757, 8,98� and 15,025 square feet
respectively. Parcel 3 includes an access flag. The square footage minus the flag area is 13,489. This critenon has been
met.
Each lot created through the partition process shall front a public right-of-way by at least 15 feet or have a
legally recorded minimum 15-toot wide access easement
The proposed partition plat illustrates that the both frontag�e lo�ts (I'arcels,l &2) have at least 75 feet of street frontage.
The rear lot (Parcel 3) has a 16-foot-wide access easement. This cnterion�s met.
Setbacks shall be as required by the applicable zoning distric�
Setbacks for the R 4.5 zoning district are as follows: front,20 feer side,5 feet;street side, l5 feet;and rear, l5 feet. The
setbacks for the future homes will be reviewed at the time of �uildulg pernZit submittal. The applicant is showing
setbacks on the preluiunary plat. All appear to meet the requirements except the rear lot setback on Parcel 2. The plan
shows 5 feet and the reqLUrement�s 15feet. A condition of approval under the Residential Zoning Districts section will
ensure the applicant shows the correct setbacks on the building site plans. This criterion can be met conditionally.
NOTIC�OF DEQSION MLI'2007-00005/C�DARQZEST PARTI'ITON PAGE 6 OF 21
When the partitioned lot is a flag lot,the developer may detemune 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 stn.ictures.
Parcel 3 will be a flag lot, and any proposed stxucture must meet the 10-foot side yard setback standard. The applicant
is showing ten-foot side yard setbacks. Flag lot reqwrements are discussed in more detail under the Except�ons to
Development Standards section of this report.
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
developmen�
There is a proposed private driveway to Parcel 3. The applicant has not proposed screening on the plans,but does state
in the narrative that a fence or hedge will be provided. A revised site plan showing the type of screening to be used has
been conditioned below.
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.
There is an existing hydrant at the nonheast corner of the site. No comments were submitted by Tualatin Valley Fire
and Rescue. It is tuiknown if the Fire Code requirements are met.
Where a conunon drive is to be provided to serve more than one lot, a reciprocal easement which will ensure
access and maintenance rights shall be recorcled with the approved partition map.
The applicant has not proposed a shared access drive. Each lot will have a drivewayto a public street.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ci�ulation.
This standard is addressed under Chapter 18.705 (Access,Egress and Circulation) later in this decision.
Where landfill and/or develo ment is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration o�the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The partitioned lots are approximately 2,700 feet to the southwest of the nearest 100-year floodplain. Therefore, this
standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustments. The applications forthe partition and variance(s)/adjustment(s)
will be processed concurrendy.
No variances or adjustment requests have been proposed.
FINDING: The Land Partition standards have not been fullymet but can be as conditioned below.
CONDITTONS:
• Prior to final plat the applicant shall submit a revised site plan for review and approval that
shows the location and type of screerung to be provided along the access drive to Parcel3.
♦ Prior to final plat, the applicant shall provide the Caty with a letter of approval from Tualatin
Valley Fire and Rescue for the proposed muior land partition.
NOTICE OF DEQSION MLI'2007-00005/C�DARCREST PARTITION PAGE 7 OF 21
Residential Zonin Districts (18.510�
Development stan�ards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD R 4.5 Pa�el l Pa�e12 Parcel 3
Minimum Lot Size
-Detached unit 7,500 sq.ft 7,757 sq.ft 8,982 sq.ft Li,489 sq.ft.
-Duplexes
-Attached unit
Average Minimum Lot Wdth
-Detached unit lots 50 ft. 75 ft 87 ft. 90$.
-Duplex lots 90 ft.
-Attached u�ut lots
Maximwn Lot Covera e - N/A N/A N/A
Minimum Setbacks
-Front yan3 20 ft 20' 20' 20'
-Side facing street on comer&through lots 15 ft N/A L5' N/A
-Side yarti 5 f� 5' Can be met N/A
-Rear ya� L5 ft 15' Can be met 15'
-Side or rearya�l abutting more iestrictive zoning district -- -- -- --
-Distance between property line and iront of garage 20 ft. Can be met Can be met Can be met
-Side Yaai Setbacks for Fla Lots TDC 18.420.05 A 4 e 10 ft N/A N/A 10'
Maacimum Hei ht 30 ft Can be met Can be met Can be met
Minimum I,andsca e Re t�irement - N/A N/A N/A
A muiunum lot size of 7,500 square feet is required for each lot. The proposed lot sizes meet this standard, but are
calculated assuining a 27-foot City nght-of-way along Cedarcrest. Because Cedarcrest appears to be a 30-foot
Washington County nght-of-way, the dedication reqwrement is larger. The square footage for Parcel 3 does not
include area for the accessway. Setbacks shown on the plat meet current standards with one exception, the rear
setback of Parcel2. Site and building plans for each parcel will be reviewed through the building pernut process to
ensure compliance with the R 4.5 development standards, including setbacks and height restrictions.
FINDING: Based on the analysis above, the Residential Zoning District Standards will be met pursuant to the
following conditions:
CONDI7TON5:
♦ Prior to issuance of building perniits, the ap licant shall demonstrate that the site coverage,
height, and front, rear, and side yard setbacks �or structures are as required in the base zone, or
as otherwrse adjusted.
• Prior to final plat the applicant shall show that the minunum lot size of 7,500 square feet is still
met if Washington County requires additional right-of-way dedication above Caty standards.
Access, Egress and Ci�ulation(18.705�
Continuing obligation of p%perty owner. The provisions and maintenance of access and egress stipulated in
this tide are cont�numg requirements for the use of any structure or pa�el of real property in the City.
Joint Access. Owners of two or more uses, structures, 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 form of deeds, easements, leases or contracts to establish the joint use; and copies of the deeds,
easements,leases or contracts are placed on permanent file with the City.
No joint access is proposed with this partition.
Curb cuts. Cu�cuts shall be in accordance with Section 18.810.030N
NOTIC�OF DEQSION MLI'2007-00005/C:EDARQtEST PARTITION PAGE 8 OF 21
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 cont�nuous basis.
All proposed parcels will have access to either SW 74`�' Avenue or SW Cedarcrest Street, both public streets. This
standard is met.
Section 18.705.030.H.1 states that an access repo�t 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 County,the City and AASH�O.
The applicant's narrative states that there is adequate si�ht distance along Cedarcrest Street, measuring 250 feet to the
west and east to the intersection of Cedarcrest and 74th Avenue. The nan-ative further states that there is adequate
sight distance on 74th Avenue to the north and south of the proposed driveway.
Minimum access requirements for residential use. Table 18.705.1 states that the minimum vehicular access
and eg�ress for single-family dwelling units on individual lots shall be one, 10-foot paved driveway within a 15-
foot-wide accessway. The minimtun access width for 3-6 dwelling units is 20 feet with 20 feet of pavement
E ach parcel will have access through individual driveways. The fla f or parcel three is 16 f eet wide with 10 f eet of
pavement. This satisfies the minunum requu-ement of Table 18J05.1�(Vehicular Access/Egress Requirements).
Private residential access drives shall be provided and maintained in accondance with the provisions of the
Uniform Fire Code.
As stated earlier in this report, no comments were submitted for this proposal byTualatin Valley Fire and Rescue. It is
unknown if the Fire Code requirements are met. A condition has been noted under the Land 1'artitions section of this
decisionto insure the applicant obtains approval from the fire district.
Access drives in excess of 150 feet in length shall be provided with app roved provisions for the tuming 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 maxirrium cross
slope of a required turnaround is 5%.
There are no access drives in excess of 150 feet in length. T�vs standard does not apply.
FINDING: The Access/Egress standards have not been fully met, but can be as conditioned previously in this
decision.
Density Comnutations and Limitations (18.715�
Chapter 18.7 implements the Compre ensive Plan by establishing the criteria for determinin the number
of dwellin units permitted. The number of allowable dwellin uruts is based on the net deve�opment area.
The net area is the remaining parcel area after exclusion of e nsitive lands and land dedicated for public
roads or parks. The net area is then divided by the minimum lot size pernutted by the zoning district to
determine the number of dwelling units that may be developed on a site.
Based on the formulas in Chapter 18.715 of the City of Tigard Community Development Code, the maxixnum and
m;n;mlun number of units perrrutted on the site �s based on the net developable area, subtracung sensitive land areas,
land dedicated to public parks, land dedicated for public right-of-way andland for pnvate streets from the total site
area. �f the total site area (32,661 square feet), 897 square feet will be c�edicated to public streets. The resulting net area
is 31,764 s�quare feet. Therefore the maX;mum number of lots perniitted on this site is 4 and the mirumum number of
lots is 3. The applicant's pro osal to create 31ots for single-farrvly detached homes meets the maximum and mirnmLU71
densiry requirements of the�4.5 zone.
FINDING: Based on the analysis above,the Density Standards have been satisfied.
Exce�tions to Develo�ment Standards (18.730�
The maximum eigh�or 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 drive or easement is 1-1/2
stories or 25 feet, whichever is less, except that the maximum heig�t may be 2-1/2 stories or 35 feet,
whichever is less, provided:
NOTI(�OF DEQSION ML['2007-00005/C�DARCREST PARTITION PAGE 9 OF 21
a. The prop osed dwelling otherwise complies with the applicable dimensional requirements of the
zoning dstrict;
b. A 10 feet side yard will be preserved;
c. A residential structure on any abutting lot either is located 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 dwelling unit windows or patios on any
abutting lot unless the proposal includes an agreement to plant trees capable of mit�gating direct
views, or that such trees exist and will be preserved.
The applicant shows a 10-foot side yard setback on Parcel 3, but no.specific building design is proposed. The
applicant did not address the proxirruty or height of neighboring residences. Measures taken to nutigate direct
views were also not discussed.
FINDING: Based on the information provided,staff cannot deternzine if the Exceptions criteria are met.
CONDITTON:Prior to the issuance of building pernlits on Parcel3, the applicant shall supply building elevations
and/or site plans showing how the flag lot height standards are met.
Landsca�ing and Screening (18.745�
Street trees: Section 18.745.040
Section 18.745.040.A.: All development projects frontin� on a pu�blic street, private street or a private driveway
more than 100 feet in length approved after the adophon of this tide shall be required to plant street trees in
accordance with the standards in Section 18.745.040G
This proposed project has frontage on 74`� Avenue and Cedarcrest Street. Street trees are required along�the public
streets and sha11 be planted in accordance with the standards for s�ze and spacin in th�s title, under Section
18.745.040.C. The applicant prop oses in the narrative to utilize existing trees along S� 74`�' and Cedarcrest as street
trees, but the tree removal plan shows these trees to be removed. Discussions with the applicant's representative have
revealed that the trees maynot be saved;therefore newstreet trees are required along both street frontages.
FINDING: Based on the analysis above, the Landscaping standards have not been fully met. However, if the
applicant complies with the condition below the standards will be met.
CONDI7TON:Prior to building pernzit issuance,the a plicant shall submit a landscape plan that indicates the type and
location of street trees along SW 74`'�Avenue and Cedarcrest Street for the City Staff's review and
approval. Spacing of such trees shall be in accordance with Section 18J45.040.C.2.0 of the T'igard
Development Code.
Off-street Parking and Loadin�Requirements (18.7651:
This Chapter is applicable or development pro�ects when there is new construction, expansion of e�cisting
use, or change of use in accordance with Sechon 18.765.070 Minimum and Maximum Off-Street Parking
Requirements.
The proposed partition will create three lots for single-family construction. Submittals of detailed plans for the
construction of any home within the development are not necessary at this time. Table 18.765.2 requires that one�
off-street parking space be provided per detached dwellin unit. The applicant does not state how this requirement
be met. There is no in�unum limit on parking allowed�or detached suigle-family dwellings. There �s aLso no bicycle
parking requirement for single-fami.ly dwellings. Staff notes that there is a 20-foot required setback from the face of
garages to_propeny lines in all residential zones. To ensure that homes constructed in this development comply with
these standards,the f ollowing condition shall apply.
CONDITION:At the time of submittal for building perniits for individual homes within the developm� ent, the
develo er shall submit materiaLs demonstrating that one 1 off-street parking space, which meets
miniiniPim dunensional requirements and setback requireme(ts as specified in T'itle i8,will be provided
on-site for each new home.
NOTIC�OF DEQSION MLI'2007-00005/C�DARQtEST PARTITION PAGE 10 OF 21
Tree Removal(18.790�
Chapter 18.790.030 requires the submittal of a tree plan that identifies the location size and species of all tmes
on the site a program to save existing trees over 12-inch diameter at breast height (dbh) or mitigate for their
removal, ic�entificat�on of trees to be removed and a protection program defining standards and methods that
will be used by the applicant to protect trees c�uring and after construction.
As required for partitions,the applicant submitted a tree plan conducted by Terrence Flanagan,a certified arborist. The
repon contau�s the f our required components and is theref ore acceptable.
Plan requirements. The tree plan shall include the following:
1. Identification of the location, size and species of all e�usting trees including trees designated as
significant by the city;
The Arborist Report identified the location,size and species of all existing trees,consistent with this standard.
2. Identification of a program to save e�sting trees or mitigate tree removal over 12 inches in caliper.
Mitigation must follow the replacement gtudelines of Section 18.790.060D, in accotdance with the
following standards and shall be exclusive of trees required by other development code provisions for
landscaping,streets and parking lots:
a. Retention of less than 25% of e�ustin trees over 12 inches in caliper requires a mitigation
program in accordance with Section 18�90.060D of no net loss of trees;
b. Retention of from 25% to 50% of e�risting trees over 12 inches in caliper re uires that two-thirds
of the trees to be removed be mitigated in accordance with Section T8.790�60D;
c. Retention of from 50%to 75% of e�ustin�trees over 12 inches in caliper requires that 50 pencent
of the trees to be removed be mitigated in accordance with Section 18.790.060D;
d. Retention of 75% or greater of e�sting trees over 12 inches in caliper requires no mitigation.
There are a total of 8 viable trees on site greater than 12 inches which are subject to mit��gauon. The applicant's tree
removal plan indicates the trees on the property that are to remain and those proposed tor removal. Although the
arborist states that only one (1) tree is slated}or removal,the a�pplicant's plan and narrative indicate that three (3) viable
trees will be removed. Mit�� ation will be calculated on removalof the three trees. If five (5) of the eight (8)trees will be
retained,then according to the mitigation schedule above,50% of the diameter inches must be mitigated.
The sum total of diameter inches of the trees which will be removed is 60. The amount of tree mitigation inches
required for this project is 30 inches.
To satisfy this requirement, the applicant may plant trees onsite, offsite, or pay a fee-in-lieu at the rate of $125.00 per
inch ($3,750.00). Anytree rrutigation plan must be approved byCatyPlaruiing Staff.
No mitigation has been proposed at this time. A condition of approval will ensure this criterion is met.
3. Identification of all trees which are proposed to be removed;
All of the trees proposed to be removed are identified in the applicant's survey.
4. A protection program defining standards and methods that will be used by the applicant to protect
trees during and after construction.
The guidelines for tree protection are outlined in the arborist report.
Section 18.790.040 states that any tree preserved or retained in accordance with this section may thereafter be
removed only for the reasons set out in a tree plan, in accordance with Section 18.790.030, or as a condition of
a� pproval for a conditional use, and shall not be subject to retnoval under any other section of this chapter.
The property owner shall reco� a deed restriction as a condition of approval 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
accorcling to a certified ar�oris� 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 haza�ious tree. The form of
this deed restriction shall be subject to approval by the Director.
NOTIC�OF DEQSION MLI'2007-00005/CEDARCREST PARTITION PAGE 11 OF 21
No trees over 12 inch ca�l�ip er will be retained on the site;but if trees are preserved,removal of such trees is restricted. A
condition of approval wil�ensure that this standard is met.
FINDING: Based on the analysL� abovei the Tree Removal standards will be met, if the applicant
complies with the conditions hsted below:
CONDITIONS:
♦ The applicant shall submit a tree mitigation plan for review and approval bythe Cit�s Planning
Staff.
♦ Tree Protection - Prior to any site work the applicant shall install all proposed tree protection
fencing. The fencing shall be uispected and approved by the Project Arboxist and City Planner
(Cheryl Caines)prior to commencing anysite work. The tree protect�on fencing shall rernain in
place through the duration of all ot the building construction phases, until the Certificate of
�ccupancy has been approved.
• Prior to issuance of building permits,the applicant shall submit 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 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 commencing construction. The
encing shall rema.in in place through the duration of all of the building construction phases,
until the Certificate of Ckcupancy has been approved. After approval trom the City Forester,
the tree protection measures may be removed.
• The applicant shall have an on-$oing resp onsibility to ensure that the Project Arborist has
submitted written reports to the I'laruung Department's Project Coordinator at least once every
two weeks, as the Project Arborist monitors the construction activities from initial tree
protection zone ('I'PZ) fencing u�stallation through the building construction phases. The
reports shall evaluate the condiuon and location of the tree�protecuon fencing,deternline�f any
changes occurred to the TT'Z, and if any part of the Tree I�rotection Plan has been violated. It
the amount of TPZ was reduced, then the Project Arborist shall justify why the fencing was
moved and shall certify that the construction activities did not adversely impact the overall,
long-term health and stability of the tree(s). If the reports are not submitted to the City at the
scheduled intervals, and if it appears the TPZ's or the Tree Protection Plan are not being
followed by the contractor or a sub-contractor, the City can stop work on the project until an
inspection can be done by City Staff and the Project Ar�borist. Pnor to �ssuance of any
Cert�ficates of Occupancy, the Pro�ect 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.
• Deed Restriction:
Prior to issuance of any Certificates of Occupancy, the a �licant/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 accordin�g to a certified arborist. The deed restriction may be
removed or will be considered invalid it a tree preserved in accordance with this decision should
either die or be removed as a hazardous tree.
Vsual Clearance Areas (18.795�
This Chapter requires t a clear vision area shall be maintained on the corneis of all property adjacent to
intersect�ng nght-of-ways or the intersection of a public street and a private driveway. A clear�nsion area
shall contain no vehicIe, hedge, pla� nting fence, wall structure, or temporary or permanent obstruction
exceeding three �3) feet in height �I'he coc�e provides that obstructions that may be located in this area shall
be visually 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
measurin from the corner, 30-feet along the right-of way and along the driveway and connecting these two
points wi�a straight line.
The applicant has shown the visual clearance triangles for the proposed lots. The triangle for the access drive is drawn
incorrectly. The triang�le s�hown onl goes twenty feet uz each du-ection from the centerline of the access way; the
requirement is 30 feet. This standard�has not been satisfied.
NOTIC�OF DEQSION MI.P2007-00005/C�DARQtEST PARTITION PAGE 12 OF 21
FINDING: Based on the analysis above,the Vision Clearance Standards are not met.
CONDITIONS:
♦ Prior to final plat, the applicant shall submit a revised lat that shows the visual clearance areas
accurately,in accordance with TCDC Section 18.795.0�0.
♦ Place a note on the final plat for visual clearance easements to the benefit of the Cityof T'igard.
Said easements are subject to the Ci of T ard Visual Clearance Area standards that restnct
the height of plantings and structures�I�"igard�evelopment Code C1lapter 18.795).
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 18390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and services. For each public facility system and type of impact, the
study shall propose improvements necessary to meet City standard, and to minimize the impact of the
development on the public at large, public facilities systems, and affected private property users.
In situations where the C;ommunity Develo�ment 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 provide
evidence that supports that the real roperiy dedicataon is not roughly proportional to the projected impacts
of the develo ment Section 18.390.�40 states that when a condition of ap roval re uires tlie transfer to the
public of an interest in real propetty,die approval authority shall adopt find�gs whic�support the conclusion
that the interest in real property to be transferned is roughly propo�onal to the impact the proposed
development will have on tlie public.
The applicant has submitted an imp act study. The new parcels w�ll be served with water and sanitary sewer by
extending laterals off the main lines found in C:edarcrest Street and 74 Avenue. Storm drain runoff is proposed to
be collected from each parcel into a private, 6 inch storm lateral located under the access drive for parcel three. This
lateral will empty into the e�stu-ig stormwater system(ditches) on 74�'Avenue. Parks system development charges will
be collected for each new home at bwldu�g perrrut�ssuance as well as traffic impact fees.
The Washington County Traffic Impact Fee ('ITF) �s a mitigation measure that is required at the time of development.
Based on a transportation impact study prepared by Mr. David Larson for the A Boy Expansion/Dolan II/Resolution
95-61, TTF's are expected to recapture 32 percent of the traffic impact of new develo ment on the Collector and
Arterial Street systein. The applicant will be required to pay TIF's of approxur�ately$3,02� (Effective July 1, 2004) per
new dwelling urut. There was an e�sting home on the site,so onlytwo uruts require Traffic Impact Fees.
Based on the estimate that total TIF fees cover 32 percent of the impact on major street im�provements citywide, a fee
that would cover 100 percent of'this projects traffic impact is $18,875 ($6,040 divided by.32)._ The difference between
the TTF paid and the full impact is considered the iuinutigated imp act on the street system. The unnutigated�'mp act of
this pro�ect on the transportation system is $12,835 ($18,875 - $6,040). The applicant will be required to dedicate
addiuonal right-of-way along SW 74th Avenue of approximately 486 square feet. Waslungton County has jurisdiction
over Cedarcrest Street and �s reqwrmg an additional five-foot dedication of approxunately 830 square feet. The
approximate value of ununproved residentially zoned property is $3.00 per square foot,for a total value of$3,948.00.
The ap licant �required to construct a sidewalk to County standard along Cedarcrest Street and the City is requiru�g a
sidew�for 74 Avenue. At an appro�mate cost of $20.00 per luieal foot the sidewalk is valued at $5.080.00 ($20 x
254).
Estimated Value of Impacts
FullI�m�pact............................................................................................................................ $ 18,875
LessTIF Assessment..........................................................................................................-$ 6,040
LessMiti ated Costs...........................................................................................................-$ 9,022
Estimate V ue o Urunitigated Impacu...................................................................... $ 3,813
FINDING: Using the above cost factors, it can be detem�ined that the unrrutigated imp acts exceed the
costs of the condiuons unposed and,therefore,the conditions are proportionally justified.
NOTICE OF DEQSION MLI'2007-00005/C�DARC�EST PARTITTON PAGE 13 OF 21
PUSLIC FACILITY CONCERNS
Street And Utili Im rovements Standards Section 18.810 :
Chapter 18.810 provi es construction standards or the implementation of public and private facilities and
utilit�es such as streets,sewers, and drainage. The applicabie standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets adjacent shall be improved in
accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width planned as a portion of an e�usting
street shall be dedicated and improved in accorciance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 35-foot
ri�ht-of-way width and 23-foot paved section. Other improvements rec�uired may include on-street parking,
si ewalks 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 appro�nately25 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 Avenue is currendy partially improved. In order to mitigate the impact from this development, the applicant
should construct a 5-foot concrete sidewalk at ultunate locauon and enter mto a restnctive covenant for future street
improvements.
This site lies ad�J�a� cent to SW Cedarcrest Street, which is classified as a Neighborhood Route without bike lanes on the
City of T'igard Transportation Plan Map. At present,there is approximately 25 feet of ROW from centerline,according
to the most recent tax assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from
centerline.
SW Cedarcrest Street is currently partially imp roved. In order to mitigate the impact from this development, the
applicant should construct a 5-foot concrete sidewalk at ultimate location and enter into a restnctive covenant for future
street unprovements.
Grades and Cutves: Section 18.810.030.N states that grades shall not exceed ten percent on arterials, 12% on
collector str+eets, or 12% on any other street(except that local or residential access streets may have se ments
with grades up to 15% for distances of no greater than 250 feet). Centerline radii of curves sha�be as
determined by the City Engineer.
The applicant's narrative states that the grades on Cedarcrest Street and 74th Avenue do not exceed 12%, thereby
meetuig this critenon.
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
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 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 intemal public circuladon provrdes equivalent access.
No new streets are being created with this partition;therefore this standard is not applicable.
NOTICE OF DEQSION MLI'2007-00005/C�DARQtESTPARTITTON PAGE 14 OF 21
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or ri�ght-of-
ways shall be provided when full street connection is not�ossible. Spacing between connections shalibe no
more than 330 feet, exce�t where precluded by environmental or topographical constraints, eausting
development patterns,or stnct adherence to other standa�s in the code.
Similarly, since no streets are being proposed, and no connections are reguired, this standard is not applicable. There
are no oppomuuties to provide a pedestnan connection due to the sites rocation near the Washington County border
and e�stuzg residences.
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 distric�
The new parcels are not greater than 1.5 times the muiunum lot size,but neither are the proposed depths more than 2.5
times the average lot width.
Parcel# 1 is 7,757 square feet, 106 feet deep,while being 75 feet wide (75 x 2.5 = 187.5).
Parcel#2 is 8,982 square feet, 103 feet deep,while being approximately 87 feet wide (87 x 2.5 =217.5).
Parcel#3 is 13,489 square feet, 136 feet deep,while being 91 feet wide (90 x 2.5 =225).
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 pactition, 18.420.050.A.4.c ap lies, wluch requires a parcel to
either have a minimum 15-foot frontage or a minunum 15-foot wide reco�ed access easement In cases
where the lot is for an attached single-family dwelling unit,the frontage shall be at least 15 feet
Parcell has 75 feet of street frontag e along SW Cedarcrest Street. Parcel2 has approximately 87 feet of frontage along
Cedarcrest and approximately 100 teet along 74`�'Avenue. Parcel 3 has 16 feet via a pnvate access dnve.
Sidewalks: Section 18.810.070.A requires that sidewalks be constructed to meet City design standards and be
located on both sides of arterial, collector and local residential streets. Private streets and industrial streets
shall have sidewalks on at least one side.
The applicant, in order to mit' ate the impact from this development, will construct a 5-foot wide concrete sidewalk
along both street frontage�s. �e applicant has proposed a meandenng sidewalk along Cedarcrest Street in order to
save a tree. This sidewalk confi�u ration must be approved by Washin�ton County under a Facility Pemzit for work
within the Cedarcrest Street ROW. A Ciry of Tigard PFI Pernut will be required for work within the 74th Avenue
ROW.
Sanitary Sewers:
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�cistin mains m accordance with the provisions set forth in
Design and Construction Standards}or Sanitary and Su rface Water Management(as adopted by C1ean Water
Services in 1996 and including any future revisions or amendments) and the adopted policies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that pro posed sewer systems shall include consideration of additional
development within the area as projected by fhe Z;omprehensive Plan.
The applicant's plans indicate three sewer lateraLs will be constructed from the sewer main in 74th Avenue to serve this
development.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water runoff.
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 overload an existing 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 runoff
caused b��y 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).
NOTIC�OF DEQSION MLI'2007-00005/C�DARQtEST PARTITION PAGE 15 OF 21
In 1997, Clean Water Services (CW5) 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
st�rmwater detenuon/effective imp ervious area reduction prog ram resulting in no net ulcrease ui 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 develo�pment is located adjacent to Fanno Creek For those developments
adjacent to Fanno Creek,the storm water nuloff wiIl be pernutted to discharge without detention.
The applicant's engineer has provided a Storm Drainage Repon, dated January 18, 2007. The engineer states that a
downstream analys�s of the stormwater discharge f rom the development to the roadside ditch along 74th Avenue was
done per G'WS standards. The analysis confirmed that the e�usting storm system (ditch) would handle the additional
runoff created from the proposed development.
Bikeways and Pedestrian Pathways:
Bikeway E�rtension: Section 18.810.110.A states that developments ad'oinin proposed bikeways identified on
the Cit}�s adopted pedestrian/bikeway plan shall include provisions �or the�ture extension of such bikeways
through the dedicat�on of easements or nght-of-way.
74th Avenue is a designated bicycle faciliry. The designation is for a future facility and as such, the applicant's
requirement to enter into an agreement for future street improvements will include the bicycle stnpulg.
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�ro� und, except for surface
mounted transfonners, surface mounted connection boxes and meter cabinets wIuch may be placed above
ground, temporacy.utility service facilities during constcuction, high capacity electric lines operat�ng at 50,000
volts or above,and
. The developer shall make all necessary arrangements with the serving utility to provide the
under�round services;
. The C"ity reserves the ri�ht 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 disturbing the street improvements when
service connections are made.
Exception to Under-Grounding Requiremen� Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is proposed to take place on a street where existing
utilities which are not underground will serve the development and the approval authority determines that the
cost and technical difficulty of under-groundin� the utilities 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 propetty 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 contauis the overhead lines. The frontage along th�s site is 121.51ineal
feet;therefore the fee would be $4,252.50.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
T atin V ey Uater District provides service in this area. Th� e� applicant will be required to submit plans to TVWD
for review, approval and issuance of a pern�it. A co y of the TVWD Perniit must be submitted to the City of T'igard
Engineering I 7epartment prior to issuance of the Cit�s PFI Pernut.
NOTiCE OF DEQSION MLI'2007-00005/C�DARC�ttEST PARTTTTON PAGE 16 OF 21
Storm Water Qualit�
The City has agreed to enfo�e Surface Water Management (SWM) regulations established by C1ean Water
Services (CWS) Design and Constn.iction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality faciht�es. The facilities shall be desi ned to remove 65
percent of the phosphorus 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 G� standards include a provision that would exclude small projects such as residential land partitions. It would
be unpractical to�requ� ire an on-site water qualityfaciliryto accommodate treatment of the storm water from Parcels 1 -
3. Rather, the CW5 standards provide that a plicants should pay a fee in-lieu of constructing a facility if deemed
appropriate. Staff recommends payment of the�ee in-lieu on this application.
Grading and Erosion Control:
CWS Desi n and Construction Standards also regulate erosion control to reduce the amount of sediment and
other pol�utants reaching the public storm and surface water system resulting from development,
construct�on, gradin�, excavatin�, clearing, and any other activity wluch 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.
Address Assi nments•
The City o igar is responsible for assigning addresses for parcels within the City of Tigard and within the Urban
Service Boundary(USB). An addressing fee in the amount of$50.00 per address shall be assessed. This fee shall be
paid to the Catyprior to fu1a1 plat approval.
Surve Re uirements•
The applicant's in p at shall contain State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the
Cit�s global positiorung system (GPS) geodetic control network(�GTC 22). These 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 ground measurements to gnd measuremenu and the angle from north to gnd
north. These coordinates can be established by:
• GPS tie networked to the Cat}�s GPS survey.
• By random travezse using conventional surveyuig methods.
In addition, the applicant's as-built drawings shall be tied to the GPS network The applicant's eng'uieer shall provide
the City with an electronic file with poults tor each structure (marilioles, 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).
SECI"ION VI. OTHER STAFF COMMENTS
The City of Tigard Public Works Department pointed out a sanitaryline that had been mislabeled.
The Cit�s Building Division reviewed the proposal but has no objections
SECTION VII. AGENCY COMMENTS
Washington County Department of Land Use and Trans ortation has reviewed this development application and
submits the followulg comments and required conditions �or access to SW Cedarcrest Street, a Count�mauitauied
Neighborhood Route.
NOTE: A pre-existing driveway which is part of a redeveloping site is subject to County review and
conditions for access approval.
NOT'IC�OF DEQSION MLI'2007-00005/CEDARC�iEST PARTITTON PAGE 17 OF 21
COMMENTS
1. All residential, commercial, institutional and industrial uses with seventy(70) feet or more of frontage will be
�ernzitted direct access to a Ne��ghborhood Route. Access spacing for dnveway locations along SW C:edarcrest
treetshall be a m;n;mum of 50 teet
The proposed lots and driveway locations meet these access standards.
2. Resolution and Order 86-95 requ.ires a minimum sight distance (measured in feet) equal to.ten times the
vehicular speed of the road(s) at proposed access locauon(s). Tlus reqLUrement applies to sight distance in both
directions at each access.
Before the County will permit access to SW Cedar�crest Street, the applicant will be required to
provide certificat�on from a re�istered professional en�ineer that adequate sight distance e�rtsts in
both directions (or can be obtained pursuant to specific improvements).
3. Consistent with statewide pedestrian circulation/linkage goals of the Transportation Planning Rule and the
Count�s R&O 86-95 (road safety requirements), the C;ounry norn�ally reqwres sidewalk installation as a
minimum road safety un rovement along site frontag�e of alI Count�maultauled roads. Sidewalks further
establish future street pro�iles, demarcate County or Caty ri,ght-of-way, and address drainage issues. Sidewalk
requirements are not g�enerally waived, even when sidewalk�s not currently present on neighboring properties.
Rather, even non-connguous sidewalk� considered to provide some measure of pedestrian refuge and ideally,
rnakes possible eventual connection of sidewalks (as surrounding development takes place and is hkewrse
conditioned to provide sidewalk).
The applicant is required to construct a concrete sidewalk to County standard along the site's SW
Cedarcrest Street frontage.
4. Section 501-8.1.C. (of "Critical Services") of the Washington County Commuriity Development Code requires
provision of adequate drainage.
The applicant shall provide adec�uate roadway draina ge along the site's SW Cedarcrest Street
frontage (to include cleaning, grading and shaping of the ditch).
5. The statewide Transportation Planning Rule requires provision for adequate transportation facilities in order for
development to occur. According1y, the County has classified roads and road segments within the County
system based upon their function. The current Transportation Plan (regularly updated) contau�s adequate right-
of-way, road width and lane�provision standards based upon each roadwa�s class�ficauon. Subject nght of way
is considered deficient if halt=width of the e�stin n'ght of way does not meet that detemuned necess within
the County's current transportation plan. Sectiong 418-2.2 and 501-8.4 of the Washington County Cor�nmuruty
Development Code re quire dedication of additional right-of-way along site frontage of a County road when
e�stulg nght-of-wayis deficient.
��UIRED CONDITIONS OF APPROVAL
IMPOR TANT:
Razd i�nvzerr�rns �a�along site �e slaallapplY t°fror�ta��all la7xl�rQithin tlae subjaz site tlxit abuts tl� Cc�mty
mad The sub�ect site shall beconsidered-to include: arcy�ce or pa�to 1��z72ztr�or�l or o�herr.�'se sulxliz.ida�
(�z�s��1�-�t amtaans ee zsting structures or n�);and arry anmgu�s la�s or�Z�s tl�Zt ctmstitute pl�ases�t1ae cz�ly
Pf� �'��"�
If tl.�applirarn prr�ses to deza�qd th�prrr jat in plx�s� all� �n�l fi�age i�r�nar.err�ts m�st 1�canstnat�l z.eith tl.�fi�t
plxrse -In additior� g�f site�rcnem�rts warrantec�by tlae fi�t��se mmisst also l�cr�r}�letal wth tlae fi�st pl.ase
I. PRIOR TO FINAL APPROVAL OF THE PARTITION PLAT SY THE CITY OF TIGARD:
A Submit to Washington County Land Development Services (Public Assurance Staff,Tracy Stone/Carol
Pollard,846-3843):
1. Completed "Design Option" form
NOTTC�OF DEQSION MLI'2007-00005/CEDARQtESTPARTITTON PAGE 18 OF 21
2. $3,500.00 Administration Deposit.
NOTE: Any portion of the Adininistration Deposit not used by Washington County for plan
approval, field inspections, and contract admin�stration will be returned to the a hcant. If at any time
dunng the pro�ect, the Counry's costs are higher than the amount deposited, �ashington County will
bill the appTicant the amount needed to cover its costs.
3. A copy of the Ci�s Land Use Approval with Conditions,signed and dated.
4. Prelurunary cert� ication of adequate sig ht distance for each access point to SW Cedarcrest
Street, in accordance with County Code, prepared and stamped by a registered professional
engineer,as well as:
a. A detailed list of improvements necessary to produce adequate intersecuon sight
distance.
5. Three (3) sets of complete engineering plans for construction of the following public
improvements:
a. Concrete sidewalkto Countystandard along SW Cedarcrest Street site frontage.
b. Adeguate roadway drainage along SW Cedarcrest Street frontage (to include cleaning,
graduig and shap uig of the ditch).
b. Access to SW C:edarcrest Street to County standards.
c. Imp rovements within the right-of-way as necessary to provide adequate intersection
si ht distance at SW Cedarcrest Street access pouit.
d. �osure of all existing driveways to SW Cedarcrest Street, other than at access points
approved by Washington County under the current land use application.
C. Obtain a Washington County Facility Pern�it upon completion of the f ollowing:
1. Obta.in Engineering Division approval and provide a financial assurance for the
construction of the public unprovements l�.cted ui conditions I.A.S.
NOTE: The Public Assurance staff (Tracy Stone/Carol Pollard 846-3843) of Land
Development Services will send the required forms to the applicant's representative
after submittal and approval of items listed under I.A.,above.
Please note that TK�ashin ton County's "Facilit Permit"differs�rom an "Access
Permzt.�I e�mat u ar s m aze zn natur� n 'aaZtly� a��is
�rs�subr�atta� �ece� ayzl pr�ss�. A cu3s Pe�rrgts l to�re-c�r�10c la�use
cases in zQhid� tlae Caiany�n���'�n�or�rar�mrnerr�rrts �tlae d� (A a�ss p�erna�s a�
cnarnranl�zssua�raa cases �ttnng rar�rvzem�s as mniaml as a stngle dn�r.e�erzy art to an eezstzng
hause). his project is not currently eli�ible for an Access Permzt.
The Facility Permit allares c�tnuti�e z�rn�z �zeithin C�xany rights- z�zy a�,�errrits site aa�s
�Y �" � �0P'e.''fi�st subrrits plarres a� abtains Waslnn�t�c E��$aPP��
a�tains n�uin�l gr� arr,l ernsion mrnrc� �s, a�zl satzsfi�s uzria�cs oelaer n�rerrts �
Washington Camtys ssura� De�xcrtm�rt t� br�rt nx l�arita�to e���fir�rxial an�
a�ractual agr�rrerns. 7T�s prac�s ensures tlxrx tlae��Pts respo�-tsibility or wvzsmrcti.ort�
pul�ic iar�rn�zerrpnts, a�zl tlxzt ar�dasely m�rnzora� ansp� a�l�to sta�xlar�l in a
tr�y �rtt�: Access wil onl be ermitted under the re uired iX�ashin ton
Cozsnt Facilit ermit, an on o owzn su mttta an ount acce tance o
a materta s re uare un er t e act tt ermzt rocess.
D. The following shall be represented on the plat and recorded with Washington County:
1. Dedication of additionalng ht-of-way to provide 30 feet from centerline of SW Cedarcrest
Street,including a 6 foot public utilityeasement.
2. Dedication of additionai nght-of-way to provide adequate comer radius at the intersection of
SW Cedarcrest Street.
NOTICE OF DEQSION MLP2007-00005/C�DARCREST PARTITTON PAGE 19 OF 21
II. PRIOR TO OCCUPANCY:
A. The road u'np rovements required in condition I.A.S. above shall be completed and accepted by
Washington Counry.
B. Upon completion of necessary improvements, provide final certification of adequate sight distance in
accordance with Counry Code,prepared and stamped by a registered professional engineer.
Re quirements identified within this letter are considered by the County to be miiumum warranted improvements
(and/or analyses that are necessitated by the proposed development,therefore it is requested that they be conveyed to
the applicant wit�the Cit�s Approval document. Before the Cary_issues its Final Not�ce of Decision,please allow the
County to review and acknowledg e a draft of the City's condinons regarding access to SW Cedarcrest Street.
Addiuonally, please send a copy ot the subsequent Final Caty Notice of Dec�sion and any appeal information to the
County.
Tualatin Valley Fire and Rescue was sent a copyof the proposed application but did not submit written comments.
Comcast Cable and Tualatin Valley Water District have reviewed the application. Neither agency has objecuons or
comments.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MAY 3,2007 AND BECOMES
EFFECI'IVE ON MAY 18,2007 LJNLESS AN APPEAL IS FILED.
�Deal:.
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 18390.040.G.1. may appeal this decision in
accordance with Section 18390.040.G.2. of the Tigard Conununity Development Code which provides that a written
app�eal to�gether with the re�quired fee shall be filed with the Director within ten (10) business days of the date the Notice
o} Decision was mailed. The appeal fee schedule and forn�s are available from the Plaruung Division of Tigard City
Hall, 13125 SW Hall Boulevard,TI'-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 wr7tten comments subrrutted bythe parties during the comment period. Additional
evidence concerning issues.properly raised in the Notice of Appeal may be subrrutted by any parcy dunn_g the appeal
hearing, subject to any additional rules of procedure that maybe adopted from tune to tune bythe appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17,2007.
I�esnons:
e any questions, please call the City of T'igard Plannuig Division,T'igard City Hall, 13125 SW Hall Boulevard,
T"igard, Oregon at (503) 639-4171.
NOTICE OF DEQSION MLI'2007-00005/C�DARCREST PARTITION PAGE 20 OF 21
�� ���,����
� 2 Zoo�
PREPARE BY: e Caines ATE
Assistant Planner
� May 2,2007
APPROVED BY: Ric ar Bewers o DATE
Plaruung Manager
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NOTTC�OF DEQSION MI.P2007-00005/C�DARQZEST PARTITION PAGE 21 OF 21
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EXHIBIT��
� Lawrence Resources, Inc.
Attn: Bob Lawrence MLP2007-00005
6770 SW Alfred Street CEDARCREST PARTITION
Tigard, OR 97223
S R Desi n,LLC
8196 S�X�Hall Blvd., Suite 232
Beaverton, OR 97008
Washington County
Department of Land Use &Transportation
Attn: Naomi Vogel-Beattie, Associate Planner
155 North First Avenue, Suite 350-13
Hillsboro, OR 97124
q
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford being first duly sworn/affirrn, on oath depose and say that I am a Planning Administrative
Assistant for the City of zI'igard, Washington County, Oregon and that I served the following:
�,�L.<k.�,p�q.dn��R,.6�Fkk�..
x❑ NOTIC� OF DEQSION FOR
MLI'2007-00005/CEDARCREST PARTTTTON
(F�7C rb.�Na,,,�Rc��R��e�
� AMENDEDNOTIC�
� City of T'igard Plannu7g Director
A copy of the said notice being hereto attached,marked E�ibit"A",and by ref erence 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
Ma�3,2007, and deposited in the United States Mail on May 3,2007,postage prepaid.
,
1�tCf � � �1�
(Person tl�at Pre red Notice)
STATE OF OREGON
Coun�y of Washington ss.
City of Tigard ,�
Subscribed and sworn/affirmed before me on the �` day o ,2007.
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ow����oMw�o
noTNnr�.�c-a�oa �
MY COMMf3SION�MApCH�10 �;
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Y PUB C OF ORE O
MyCortunission Expires: a� �/ [D
� EXH I B IT__�__
NOTICE OF TYPE II DECISION
, ��
MINOR LAND PARTITION (MLP) 2007-00005 _
CE DARCRE ST PARTITION
120 DAYS = 7/24/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: CEDARCREST PARTITION
CASE NO: Minor Land Partition (MLP) MLP2007-00005
PROPOSAL: The ap licant is requesting a Minor Land Partition to partition one (1) existing .75-acre lot into
three (3� parceLs for detached single-family residences.
APPLICANT/ Lawrence Resources,Inc. APPLICANT'S S R Design,LLC
OWNER: 6770 SW Alfred Street REP.: 8196 SW Hall Blvd.,Suite 232
Tigard, OR 97223 Beaverton, OR 97008
COMPREHENSIVE
PLAN
DESIGNATION: R 4.5;Low DensityResidentiaL
ZONE: R 4.5 Low Densitv Residential. The R 4.5 zoning district is designed to accommodate
detached single-family homes with or without accessory residential units at a m;n;mlun lot size
of 7,500 square feet. Duplexes and attached single-family units are pernzitted conditionally.
Some civic and institutional uses are also permitted conditionally.
LOCATION: 7412 SW Cedarcrest Street;WC,�TM 1S125CA, T�Lot 3800.
PROPOSED PARCEL 1: 7,757 Square Feet.
PROPOSED PARCEL 2: 8,982 Square Feet.
PROPOSED PARCEL 3: 15,025 Square Feet (13,489 excluding the accesswa�.
APPLICABLE
RE VIE W
CRITERIA: CommucutyDevelopment Code Chapters 18.390 (Decision-Making Procedures); 18.420 (Land
Partitions); 18.510 (Residential Zoning Districts); 18.705 (Access Egress and Circulation);
18.715 (Density Computations); 18.745 (Landscaping and Screenin�; 18.765 (Off-Street
parking and Loading Requirements); 18J90 ('I'ree Removal); 18J95 (Visual Clearance Areas);
and 18.810 (Street and UtilityImprovement Standards).
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
Caty Hall.
I
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFEC'I'IVE 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 twenry-five cents (25G) per page,or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X O�vner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON MAY 3, 2007 AND BECOMES
E FFE CTIVE ON MAY 18, 2007 UNLE SS AN APPE AL IS FILE D.
�AD Deal-:
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 Commurury Development Code wl�uch 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 Decision was mailed. The appeal fee schedule and forms 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 umtten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues,properly raised in the Notice of Appeal may be subrrntted by any party durin�the appeal
hearing,subject to any addrtional rules of procedure that maybe adopted f rom tune to tune by the appe ate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON MAY 17, 2007.
Fo�estions:
r informati�o�n�please contact the Planning Division Staff Planner, Che Caines at (503) 639-4171, Tigard
City Hall, 13125 SW Hali Boulevard, Tigard, Oregon 97223 or by email to chery c(c�?tigard-or.gov.
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• 5CA-09200 1 S125D8-02901 EX H I B I T ��
2004-0 LAT BROWN HARRY L&TRACY J
OWNE LOT 9280 SW 74TH AVE
TIGARD,OR 97223
1S125D8-04100 1S125CA-03000
ALBERTSON GEORGE R AND -6URRIS JOHN O
ESTHER M CO-TRUSTEES 7625 SW CEDARCREST ST
PO BOX 1329 PORTLAND,OR 97223
SHERWOOD,OR 97140
1S125D8-12200 1S125CA-040D1
ANEY WARREN W JR 8 A JOYCE BURRIS RICHARD
9403 SW 74TH 11270 SW BLAKENEY ST
TIGARD,OR 97223 BEAVERTON,OR 97008
1S125CD-O5000 1S125CD-05500
ARRUFAT DEBRA J BURTON MARK E AND
7540 SW ELMWOOD ST PATRICIA SUE
PORTLAN�,OR 97223 7525 SW ELMWOOD ST
PORTLAND,OR 97223
1S125D6-08400 1S125CA-03900
BARRON PATRICIA A TRUSTEE CALVI RANDY LEE&KIMBERLY
7220 SW SHADY CT 9385 SW 74TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97223
1 S125D6-03001 1 S125CD-05200
BEKEY RONALD CAMERON PATRICIA ANNE
9310 SW 74TH AVE 7500 SW ELMWOOD ST
TIGARD,OR 97223 TIGARD,OR 97223
1S125DB-02500 1S12506-11300
BENSON FRED O 8 MARION L CARLSON LIVING TRUST
PO BOX 14652 BY CARLSON CAROLEE T TR
PORTLAND,OR 97214 7440 SW ELMWOOD ST
TIGARD,OR 97223
1S125CA-08700 1S125DB-03702
BLANTON KATHERINE A&BRIAN K COLE EDWIN J&ELIZABETH LEE
9225 SW 74TH AVE 10880 SW DAVIES RD
PORTLAND, OR 97223 BEAVERTON,OR 97008
1S125D8-03401 1S125CD-05400
BRICKLEY BRIAN DONALD& CRONKRITE RICHARD A/DOLORES S
SANDRA M 7515 SW ELMWOOD ST
7830 SW ELMWOOD ST PORTLAND,OR 97223
TIGARD, OR 97223
1 S125DB-12000 1 S125DB-04001
BROWN CLAY G DAHME KENNETH W 8 LISA A
9425 SW 74TH AVE 9635 SW 74TH
TIGARD, OR 97223 TIGARD,OR 97223
1S125D8-10900 1S125DB-03700
DEHAAN LAURIE&DUANNE FRAHM STELLA&MICHAEL
7465 SW ELMWOOD ST 9500 SW 74TH AVE
PORTLAND,OR 97223 PORTLAND,OR 97223
1S125DB-03200 1S125CA-03200
DENNY TOM&MAUREEN GERRITZ BIGGI CUSTOM HOMES LLC
9340 SW 74TH AVE 9550 SW BEAVERTON HILLSDALE HWY
TIGARD,OR 97223 BEAVERTON,OR 97Q05
1S725D8-02800 � 25CA-03300
DEOCA GEORGE GERRI GI CUSTOM LC
9230 SW 74TH AVE 9550 SW BEAV LSDALE HWY
TIGARD,OR 97223 B ON,OR 97005
1S125CA-04600 15t25D6-05000
DIGREGORIO LEAH D& GINTHER SCOTT T&SUSAN E C
FARIS BROOKS J 7205 SW SHADY CT
1556 SE SHERRETT ST TIGARD,OR 97223
PORTLAND,OR 972�2
1S125CA-04700 1S125CA-04401
DIGREGORIO SAMUEL P GORGER RICHARD ALLYN&
1839 5E PARKVIEW CIR MOLLY JANE
MILWAUKIE, OR 97222 PO BOX 230725
TIGARD,OR 97281
1 S125D8-03400 1 S125D6-04700
DOMINIC JASON HAMILTON RICHARD F&JUDY E
7305 SW SHADY LN 7175 SW SHADY CT
PORTLAND, OR 97223 TIGARD,OR 97223
1S125D6-11000 15125DB-11100
DURR KEVIN A HEE MEI LENG&
7485 SW ELMWOOD ST KHOO JIMMY KIM-ANG
TIGARD,OR 97223 7480 SW ELMWOOD ST
TIGARD,OR 97223
1 S125CD-0560Q 1 S125CA-08800
FAKIH HABIB H HIATT LESLIE O&MELVA JOAN
7555 SW ELMWOOD ST 9235 SW 74TH AVE
PORTLAND,OR 97223 TIGARD,OR 97223
1 S125DB-02300 1 S125DB-08300
FARCUS IOAN HOUSE ROBERT&
7200 SW TAYLORS FERRY RD LINDA
PORTLAND,OR 97223 7230 SW SHADY CT
TIGARD,OR 97223
1S125D8-11200 1S125CA-00101
FOX BRUCE J/MARTHA J JESCHKE WILLIAM D CAROLY
7460 SW ELMWOOD ST 9145 SW 74TH
PORTLAND,OR 97223 TIGARD,OR 97223
1S125CA-04200 1S125CA-03800
KAMAWAL A HASIB&FAZLIA LA E RESOU C
2247 SE 30TH AVE 6770 SW AL T
PORTLAND,OR 97214 TIG , R 97223
1S125CA-08900 1S125CA-04000
KAMAWAL ABDUL JAMIL& NCE RES 6lZES INC
KAMAWAL MAHBOOBA 6770 S ED ST
2247 SE 30TH AVE T D,OR 972
PORTLAND,OR 97214
1S125CA-09000 1S125CA-03700
AL ABDUL JAMI LAWRENCE ROBERT H
KAMAWAL BA 6770 SW ALFRED ST
2247 S H A TIGARD,OR 97223
TLAND,OR 97214
1S125CA-09100 1S125D8-03000
KAMAWAL TAWAB A&PALWASHA LEETE KEITH H 8�KEISHA D
2247 SE 30TH AVE 9300 SW 74TH
PORTLAND, OR 97214 TIGARD,OR 97223
1 S 125C D-05101 1 S 125D6-04800
KENNEDY KATHLEEN D H LINDBERG PAMELA JD
7520 ELMWOOD ST 7185 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1 S125DB-02902 1 S125CD-05300
KING DELORES A MAASDAM ERIC M
9250 SW 74TH WALDRON MAASDAM SARAH E
TIGARD,OR 97223 7505 SW ELMWOOD ST
PORTLAND,OR 97223
1S125D6-02900 1S125DB-02400
LORE MARQUARDT JOHN R&CHERYL R
9250 S 5470 SW 195TH AVE
T D,OR 97223 ALOHA,OR 97007
1 S125D8-05100 1 S125DB-05500
KOEBER GEORGE R MATTHEWS C BLAKE&HELEN MARIE
9320 SW 74TH AVE PO BOX 23515
PORTLAND,OR 97223 PORTLAND,OR 97281
1S125DB-05400 1S125D8-03600
KOEBER MARY E 8 ROBERT A M' WS C BLAKE 8 H ARIE
7255 SW SHADY LN PO BOX 235
PORTLAND,OR 97223 PO D,OR 9728
1S125CA-03600 1S125D6-04000
LAWRENCE RESOURCES INC MCCREARY JOHN R&DORIS L
6770 SW ALFRED ST 9605 SW 74TH AVE
TIGARD,OR 97223 TIGARD,OR 97223
1 S125CA-04800 1 S125D6-10600
MEIEROTTO JAMES K&MICHELLE N PAKENEN GENE L AND BETTY A
7621 SW CHESTNUT ST 9555 SW SHADY PLACE
PORTLAND,OR 97223 TIGARD,OR 97223
1S125D6-03703 7S125CA-06900
MINETTO STEVEN L&JAN V PERONT ALLEN B 8�ANN P
9510 SW 74TH AVE 7440 SW TAYLORS FERRY RD
TIGARD, OR 97223 TIGARD,OR 97223
15125DB-03802 1S125CA-03100
MOORE WALLACE R RADER WARD A&EUNICE M
9600 SW 74TH AVE 7617 SW CEDARCREST ST
TIGARD,OR 97223 PORTLAND,OR 97223
1S125CD-05201 1S125D8-02600
NAZARI PASHA M RASMUSSEN LEE W&MONA V
7510 SW ELMWOOD 9130 SW 74TH
TIGARD,OR 97223 TIGARD,OR 97223
1S125D8-08500 1S125DB-12300
NELSON LAUREN S& REDING LANNY D&BRENDA S
MORRISON EVAN C 9415 SW 74TH AVE
7210 SW SHADY CT TIGARD,OR 97223
TIGARD,OR 97223
15125CA-04900 15125DB-12100
NEWHOUSE MIMI RED D&BREN S
7640 SW CEDARCREST 9415 SW 74TH
TIGARD, OR 97223 TIG , 97223
1 S125CA-06600 1 S125DB-10700
NORGAARD RANDALL L&KRISTINE M REESE GERALD A AND JOANN
7520 SW CHESTNUT ST 9525 SW SHADY PLACE
TIGARD,OR 97223 TIGARD,OR 97223
15125CA-00301 1S125CD-0510D
OLSON THOMAS R 8� REILLY BRENDA
CONRAD MICHELE E 7524 SW ELMWOOD ST
7410 SW TAYLORS FERRY RD TIGARD,OR 97223
TIGARD,OR 97223
1S125D6-04600 1S125CA-043D0
OREM ROY O RIECK KRISTIN L
7738 SW 51ST AVE 7612 SW CEDARCREST ST
PORTLAND,OR 97219 PORTLAND,OR 97223
1S125CA-03400 1S125DB-04900
ORRIS JOHN K RYALL TREVOR P&KARYN J
9205 SW 74TH AVE 7195 SW SHADY CT
PORTLAND,OR 97223 TIGARD,OR 97223
1S125DB-03300 1S125DB-10800
SETTLE TERRY&SALLIE A WESTERGAARD LAUREN J 8�
9380 SW 74TH AVE GREGORY P
TIGAR�,OR 97223 9495 SW SHADY LN
TIGARD,OR 97223
1S125DB-07500 1S125CA-03002
SPADAFORA MARLA KAY&GREG WYANT ELIZABETH A
7180 SW SHADY CT 15693 SW SORA CT
TIGARD,OR 97223 BEAVERTON,OR 970D7
1S125D8-05300 1S125CD-05301
STARK NAKIA ZELL PETER
7225 SW SHADY CT 7495 SW ELMWOOD ST
TIGARD,OR 97223 PORTLAND, OR 97223
1S125CA-04201
STEAOMAN JUDITH
1Q523 SE 32ND AVE#8
MILWAUKIE,OR 97222
1S125DB-05200
STOLL LARRY A
7215 SW SHADY CT
TIGARD,OR 97223
1 S125DB-04200
STURM DALE E MARILYN M
9475 SW 74TH AVE
TIGARD,OR 97223
1S125CA-07400
TANADA TONY N 8�WENDY F
9138 SW 75TH AVE
PORTLAND,OR 97223
1 S125DB-02700
TOWNES WILLIAM B FAMILY TRUST
BY TOWNES WILLIAM B TR
9210 SW 74TH
TIGARD,OR 97223
1S125DB-05700
TUTTLE JOHN L AND ALYCE M
7220 SW SHADY LN
TIGARD,OR 97223
1 S125CA-04500
WELLOCK CHARLES R&MARYLOU
7620 SW CEDAR CREST ST
PORTLAND,OR 97223
' • . • � .
Nathan and Ann Murdock Mildren Design ...�up
P� Box 231265 Attn: Gene Mildren
Tigard, OR 97281 7650 SW Beveland Street, Suite 120
Tigartl, 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�'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� 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:\curpin\setup\IabeIslCIT East.doc) UPDATED: 12-Dec-OE
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PRE-APP. HELD BY
CITY OF TIGARD PLANNING DIVISION
° LAND USE PERMIT APPLICATION
R City of Tigard Permit Center, 13125 SW Hall Blvd., Tigard OR 97223
Phone 503.639.4171 Fax: 503 598.1960
File (.� �-J_�� � Other Case#
Date � �� By s ��� Receipt# ��� ����S Fee 3��O Date Complete ��
TYPE OF PERMIT YOU ARE APPLYING FOR
� Adjustment/Variance(I or II) �Minor Land Partition(II) ❑ Zone Change (III)
� Comprehensive Plan Amendment(IV) ❑Planned Development(III) ❑ Zone Change Annexation(IV)
� Conditional Use(III) ❑Sensitive Lands Review(I,II or III) � Zone Ordinance Amendment(I�
[� Historic Overlay(II or III) � Site Development Review(II)
� Home Occupation (I�) ❑ Subdivision(II or III)
LOCATION WHERE PROPOSED ACTIVITY WILL OCCUR(Address if available)
7412 SW Cedarcrest Avenue
TAX MAP&TAX LOT NOS.
1 S 125CA-03800
TOTAL SITE SIZE
.75 acres, 32,661 square feet R-4.5 (7,500 square feet minimum lot size)
APPLICANT *
Lawrence Resources Inc_
MAILING ADDRESS/CITY/STATE/ZIP
6770 SW Alfred Avenue Ti ard/ OR 97223
503-975-6560 503-265-8243
PRIMARY CONTACT PERSON PHONE N0.
Bob Lawrence 503-975-6560
PROPERT'1'OWNER/DEED HOLDER(Attach list if more than one)
Lawrence Resources Inc.
MAILING ADDRESS/GITY/STATE/ZIP
6770 SW Alfred Avenue/ Tigard/ OR 97223
PHONE NO. �FAX N0.
503-975-6560 I 503-265-8243
L
When the owner and the applicant are different people,the applicant must be the purchaser of record or a lessee in possess wnth wntten
authorization rom t e owner or an agent o t e owner. e owners must sign t �s app ication in t e space prov� e on the ac o t is orm
or submit a written authoriza�ion with this application.
PROPOSAL SUMMARY(Please be specific)
The a licant lans to artition the taac lot into three se arate arcels for sin le famil residential homes. One arcel will access SW 74th
Avenue and the other two parcels will gain access onto SW Cedarcrest Street.
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.
�c� ___ � �—�-�. -
// ?.-�-r.�— ���t s.��.-�- ��i l���
Owner's S' n re Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
Owner's Signature Date
ApplicantlAgent/Representative's Signature Date
�
��r'�� 2�w�zaei� �j� c 7
Appl' Agent/Representative's Signature Date
,,
��
= LAND USE PROPOSAL DE SCRIPTION
120 DAYS = 7/24/2007
FILE NO.: MINOR LAND PARTITION (MLP) 2007-00005
FILE TITLE: CEDARCREST PARTITION
APPLICANT: Lawrence Resources, Inc. APPLICANT'S S R De�si�gn, LLC
Attn: Bob Lawrence REPRESENTATIVE: 8196 SW Hall Blvd.,Suite 232
6770 SW Alfred Street Beaverton, OR 97008
Tigard, OR 97223
OWNER Lawrence Resources,Inc.
6770 SW Alfred Street
Tigard, OR 97223
REQUEST: The applicant is requesting a Minor Land Partition to partition one (1) e�sting .75-acre lot into three
�3) parcels for detached su-igle-family residences. Proposed lots range from 7,757 to 15,025 square
eet.
LOCATION: 7412 SW Cedarcrest Street;Washington CounryTax Map 1S125CA,T�Lot 3800.
ZONE: R 4.5: The R 4.5 zoning district is desi�ned to accommodate detached single-family homes with or
without accessory residential units at a m,,,,Tr,um lot size of 7,500 square f eet. Duplexes and attached
single-fami�ly uruts are pernzitted conditionally. Some civic and institutional uses are also peimitted
condiuonally.
APPLICABLE
RE VIE W
CRITERIA: Community Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745, 18,765,
18.790, 18.795 and 18.810.
DECISION MAHING BODY BELOW: ❑ TYI'E I � TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: APRIL 3, 2007 COMMENTS ARE DLJE: APRIL 17, 2007
❑HEARINGS OFFIC�R (MON.) DATE OF HEARING: TIME: 7:00 PM
❑PLANI�iING COMIVIISSION (MON.) DATE OF HEARING: TTME: 7:00 PM
❑ QTY COLJNQL (TLTES.) DATE OF HEARING: TTME: 7:30 PM
� STAFF DEC�SION (TENTATIVE) DATE OF DEQSION: MAY 7, 2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� VIQI�IITY MAP � DRAINAGE PLAN ❑ SITE ASSESSMENT REPORT
� SITE PLAN � STORM WATER ANALYSIS ❑ TfZAFFIC STCJDY
� NARRATTVE � ARBORIST REPORT � O'IT�ER MISC�LLANEOUS
STAFF CONTACT: Cheryl Caines,Assistant Planner (503) 639-4171,Ext 2437
�
Blank Page 1 of 1 �
Michelle Miller
___ _ _ ____ ___ ___ __ ___ _ _ _ __ _ .
From: Michelle Miller
Sent: Tuesday, February 20, 2007 3:04 PM
To: 'John Dalby (John.Dalby@tvfr.com)'
Subject: Lawrence and Cedarcrest Land Partition
Recently, (2-9-07) I sent you an email with several pdfs of a layout for a partition on SW 74th Avenue. I am
waiting to hear back to you on whether it meets with preliminary approval for the City of Tigard.
I would like to you to look at another layout of a new partition that is nearby on 5W 74th and SW Cedarcrest
Street.
Could you email me back with your comments so I can submit them to the City of Tigard with my initial land use
application?
Thanks for your attention in this matter. If you need more information,please do not hesitate to call.
Michelle Miller
michellem(a srdllc.com
SR Design
8196 SW Hall Bivd.
Beaverton, OR 97008
503.469.1213
Fax: 503.469.8553
2/20/2007
_ �
�
--_ �__ ------- -- -- — -- - —II---- — `-'- PROJECT N0. PAC001
SW CEDARCREST STREET °ii �A�' 2 20 07
,_ ---- ----_�_ - -- - ----- - --------_ ____--- -._ _ _ O BY: JRP
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PROP. 5 8 x3 4 I � , �� �
WATER METER W/ VISION CLEARANCE� � � � z �i
( 1" SERVICE LINE TRIANGLE � ° ; � �
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� EXTG HYDRANT � II I �, 2 N �
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�NOTE�
� 5' SIDEWALK AS SHOWN IS FOR ROUGH PROPORTIONALITY � � �
� PURPOSES ONLY. APPLICANT IS NOT PROPOSING SIDEWALK ; r-� 1
I TO BE BUILT. (f99.0 FEET IN LENGTH) � �
I r ;� SCALE: 1"=20'
�
8196 SW Hall Boulevard, Suite 232
Beaverton, Oregon 97008
Phone 503.469.1213
Toll free 866.469.1213
Fax 503.469.8553
www.srdllc.com �
Transmittal
To: City of Tigard From: Michelle Miller
Attn: Cheryl Caines Date: 2/20/07
Address: Job No.: PAC001 Cedarcrest 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
3 1 Email to John Dalby of NFR re: Fire Code Issues
�
Comments:
, % �
Si ned:
- � ��//
_ I
.,
City of Tigard, Oregon � 13125 SW Hall Blvd. • Tigard, c�R 97223
��
.
� ' �
March 12, 2007
Jeff Caines
SR Design,LLC
8196 SW Hall Blvd., Suite 232
Beaverton, OR 97008
RE: Completeness Cedarczest Minor Land Partirion,
Case File No. MLP2007-00005
Dear Mr. Caines:
The City has received your applicarion for a minor land parririon (MLP2007-00005) to divide
a .75acre site into three parcels. The development site is located at 7412 SW Cedaxcrest
Street. Staff has completed a preliminary review of the submittal materials and has
determined that the following additional information is necessary before the application can
be deemed complete:
1. Narrative. Please make necessary revisions to the narrative and plans for the following
issues.
♦ 18.420.050.A.4.f—h and 5, 6 & 7 Minor Land Partitions
♦ 18.790 Tree Removal/18.745 Landscaping & Screening Standards — the narrative
states trees along both frontages may be saved as street ttees. In ordet to use
existing trees as street trees, an adjustment is required. If these txees are to be saved,
please apply for the adjustment by addressing the criteria under 18.370.020.C.6.a and
pay the application fee of�151.50 Please update these two secrions of the narrarive.
2. Tree Removal Plan. The preliminary grading plan shows grading/fill within the root
zone of tree #240. This will make saving this tree impossible. Please revise the tree
removal plan to reflect which trees will be removed for construction. Any subsequent .
removal of ttees on site will be considered a violation of the approved tree plan and fines
will be assessed. If you think you may need to remove a tree in the future, mark it as
being removed on the tree plan. A tree can al�vays be saved without penalty, but trees
marked to be saved cannot be removed.
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
. ,
3. Public Facilitv Items. Please provide the informarion required by our development
review engineex, as shown on the attached sheet.
Should you have any questions with regard to these items, please contact me at 503-639-
4171 x2437.
Sincerely,
��t�t,c�.�� ���J
Cheryl Caines
Assistant Planner
c: MLP2007-00003 Land Use File
� � .
PUBLlC FACILITY PLAN Project: � ,arcrest MLP
COMPLETENESS CHECKLIST Date: 3/9/07
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.
� 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?
� Street/ROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
❑ Other: Sidewalk Provide floating sidewalk along both
fronta es based on rou h ro ortionalit
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
C ed�.-r��� f ��a.-��;e,,
L.A�iD US� AP�LICA� 1�� D t�ect: �n �-���'�-�o;
�
C��lPLETENESS R�VIEW ❑ COMPLETE ❑ INCOMPLETE
STANDARD INFORMATION:
[j' DeedlTiUe/Proof Of Ownership � t-6€Atfer�ees❑ Impact Study(18.390)
[�' USA Service Provider Letter [�-� � � ❑ #Sets Of Application MaterialslPlans
�Pre-Application Conference Notes ❑ Envelopes With Postage(Verify Count)
PROJECT STATISTICS:
❑ Building Foot�rint Size ❑ °�Of Landscaping On Site ❑ %Of Building Impervious Surface On Site
❑ Lot Square Footage
PLANS DIMENSIONED:
❑ Building Foot�rint )
�-�uildiug kieig�t ❑ Access Approach And Aisle ❑ 1lsual Clearance Triangle Shown
ADDITIONAL PLANS:
[a' Vianity Map ❑ P�e�teettrrat-Phd1i [✓]� Tree Inventory
[� E�asting Conditions Plan ❑ -L-a�dssa�e-#�IaR
[� Site Plan ❑ Lighfiag�}en
TREE PLAN 1 MITIGATION PLAN:
_l_r�l � i���� v�� [.]' P,-o a-e C,-{=i�s�
� �l��,��J.1 cl� ❑ In'1 i �1�: f G�-� l5✓� - �.1
ADDRIONAL REPORTS: (iist any special reports)
� ����=r�.�� 1- ��v�, � ❑
❑ ❑
❑ ❑
RESPONSE TO APPUCABLE COOE SECTIONS:
❑ 18.330(Condioona�Use) ❑ 1 B.620(Tgab Triang�e Design Standards) ❑ 18.765 OftStreet Parki
❑ 18.340(Dvectors Interpreta6on 1 r�oading Requ�emen�)
) ❑ 18.630(Washing�on Square Regional Centerl ❑ 18.775(Sensrove lands Review)
❑ 18.350(P�anned Devebpment) [✓]' 18.705(Acoess+EgresslCir�u�auon) ❑ 18.780(Sgns�
❑ 18.360�sae oereio�t R�w> � �s ❑ 18.71 O(Accessory Residen6al UniLS) ❑ 18.785(rerr,porary use Pem,rts)
�' 18.370 ananceslAdjustrnents)� [� 18.715(Der�s�ty Computa6onsl ❑ 18.790(�ree Rerr,o�aq
❑ 18.380(Zo�ing MaplText Amendmenl5) ❑ 18.720(Design Com�6biGty Standards) ❑ 18.795(V�sua�C�earance Areas)
❑ 18.385(htiscei�anea,s Permics) []" 18.725(Envvonmenta�Pertomiance Standards) ❑ 18.797(Water Resouroes(WR)Overtay Dsfict)
[�18.390(Decisan t�awng Proceauresnmpact Study) ❑ 18.730(Exceptioru To Devebprnent Standards) ❑ 18.798(Wve+ess Communicaoon Fadlmes)
18.41 Lot Line Adjustrr�ents) ❑ 1$.740(Hstoric Overyy) ❑ 1$.810(Sveet&UWity Improvement Standards)
18.420{�and ParStior�s) 18.742(Home Occupation Permits
18.430(Subdivisions) 18.745(LanCscaping 8 Screening Standards�
[� 18.51 O(Residential Zoning Districts) 18.7 (ManufachuedlMobil Hane Regula0au)
❑ 18.520(Commerda�ZoNng D�stric�) ❑ 18.755(Maed 5ord wastetRecycfu�g Srorage)
❑ 18.530 pnd�stnai zon�n9��a�css� ❑ 18.760(Nonconform�ng S�tuations}
ADDITIONAL ITEMS:
I:lcurpin\masters\revised\land use application completeness review.dot REVISED: 17-Ja�-o�
8196 SW Hall Boulevard, Suite 232
Beaverton, Oregon 97008
Phone 503.469.1213
RLIJ�'vED Toll free 866.469.1213
Fax 503.469.8553
www.srdllc.com �
MAK � 5 ��Oi
CITY pF r�GARD
TransmitBLANNiNG(EMGINEERING
To: City of Tigard Planning From: Jeff Caines
Attn: Cheryl Caines Date: 3115/07
Address: Job No.: PAC001.1 Cedar Crest
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 Full Narrative Application
2 3 Full Size Set of Revised Plans
Comments: This is a re-submittal to address incomplete items per your letter. Tha k you
�
Si ned: ` ' �'
CZty Of Tigard, OregOn � 13125 SW Hall Blvd. • Tigara, JR 97223
1�
�
�
` � S
�iarch ?1, 2007
jeff Caines
SR Desigr►,LLC
819G S��' Hall B1�-d., Suite?3?
Bea�-erton, OK 9?008
RE: Completeness Cedarcrest:�Iinor Land Partition,
Case File '�o. '�ILP?007-00005
llear �fr. Caines:
The Cin- has not recei�-ed the information necessan- to begin the re�-ie��- of�-c�ur �1inc�r I.and
Partiti�n applicauon. The de�-elopment site is located at --tl'��� c.edarcre:c�rreec. This letter is
to infortn �-ou that addiuonal materials ��-ill be needed in order to deem ��our application
complete. The necessar�- materials are as follo�ti-s: �
♦ Submit 7 copies of complete applieation packets. This includes plans and all application materials
that have been submitted to the City. If items have been revised, please only include the revised
version.
♦ Submit 8 additional copies of plan sets. These may be reduced copies provided they are le�ible.
♦ Submit two sets of pre-stamped, pre-addressed en�elopes. Propem o��ner list must be produced b�
Patt} Lunsford in the Plannin� Department, �03-639-�171, e�t. 2-138.
Should �-ou ha�-e am- 9uestions «-ith regard to these item�, �lease contact me at 503-G39-
-�171 1?-�3?.
Sincerel��, .
/'�J, L `.. �cc,v.-i.E-�
"'~`"d ,
Chen-1 Caines
_�ssistant Planner
c: :�ILP200?-0000� Land L�se File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov • TTY Relay: 503.684.2772
�
� � I Z s C� ���j I
PUBLIC FAC/LITY PLAN Project: . ,�arcrest MLP
COMPLETENESS CHECKLIST Dafe: 3/9/07
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.
� 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?
� Street/ROW widths dimensioned and a ro riate?
❑ Private Streets? Less than 6 lots and width
a ro riate?
Other: Sidewalk Provide floating sidewa/k a/ong both
fronta es based on rou h ro ortionalit
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: 3�Zo%7 Date: 3/9/07
REVISED: 03/09/07
�
Cit o 7'i ard Ore on � 13125 SW Hall Blvd. • Ti ar � 2
y f g , g g d, (�R 9 2 3
-
�� I
.
. . , �
�larch 26, 2007
Jeff Caines
S R Design, L.I,C
819G S��' Hall Bl�-d.
Bea�-erton, OR 97008
RE: Completeness Re�-ie«-—Cedarcrest Partiuon
Case File No. �iLP2007-00005
Dear :�tr. Caines:
The Cin- of Tigard recei�-ed �•our original applicauon submittal for a �Iinor Land Parriri�n
on Februar�- 20, 2007. The de�-elopment site is located at 1S125C:�, "I'at Lot 3800. Staff has
completed a preliminan-re��ieu of the submittal materials and has determined that��our application is
no���complete for the purpose of beginning the 120-dat•re�-ie�r period for a final decision.
The formal comment and re�-iew-process n-picall�- takes -1 to 6 w-eeks. It should be noted that staff
has not re�-ie��-ed the applicaaon submittal for compliance��-ith the rele�-ant code criteria, and that
additional items ma�-arise during the applicanon re�-iew�shich ma�-require Eurther clarification.
If t-ou ha�-e an�-quesuons regarding this letter or�-our applicauon,please don't hesitate to contact me
at 718-2-137.
Sinccrcl�-, ,
��� �L��
Chen'1 Caines
_�ssistant Planner
cc: :�1I,P2007-0000� Land t se File
�3ob I.a��-rence, La«•rence Resources, Inc.
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
RE�EIV�� _ _ __ .
. 8196 SW Hall Boulevard, Suite 232 F
,
Beaverton, Oregon 97008 s
?. '
MAR 2 6 ���' Phone 503.469.1213 €
CITY OF TiGARD Toll free 866.469.1213
PLANNINGIENGINEFRIN� Fax 503.469.8553
www.srallc.com �
Transmittal
To: City of Tigard Planning From: Jeff Caines
Attn: Cheryl Caines Date: 3/26/07
Address: Job No.: PAC001.1 Cedar Crest
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 7 Full Narrative (with 11 x 17)Applications
2 7 Full Size Set of Revised Plans
3 8 11x17 plans
4 1 Check for$12.00 for mailing labels
5 2 Envelopes for notices
Comments: This is a re-submittal should allow this application to be deemed complete.
Please feel free to contact me if you have any questions. Thank you
Si ned: � � ' �� -�"
i�
Cheryl Caines- RE: Cedarcrest Page 1 1
. I
From: "Jeff Caines" <jeffc@srdllc.com>
To: "Cheryl Caines" <CHERYLC@tigard-or.gov>
Date: 3/30/2007 11:50:48 AM
Subject: RE: Cedarcrest
Cheryl,
For clarification, the Cedarcrest partition is not proposing any
easements for access to any of the lots. Rather the 897 sq. ft. refers
to the proposed ROW dedication.
Sorry for the confusion.
If you have any other questions or need further information please feel
free to contact me.
Have a good day.
Jeff
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
From: Cheryl Caines [mailto:CHERYLC@tigard-or.gov]
Sent: Friday, March 30, 2007 10:21 AM
To: Jeff Caines
Subject: Cedarcrest
Jeff,
In the density calcs you are taking out 897 sq. feet for an easement.
What easement is that? I didn't think one was required for access.
Also what was the gross sq. footage and what was the amount taken out
for ROW? That was not shown.
Thanks,
Cheryl
����EIVED February 1, 2007
(Revised March 15, 2007)
�na� 1 5 Z007
CITY OF T{GARD
PLANNINGIENGINEERING
Cedarcrest Land Partition
A Three-Parcel Partition
Tax Lot 3800 of Tax Map 1S125CA
7412 SW Cedarcrest Street
� City of Tigard, Oregon
97223
Applicant:
Lawrence Resources Inc.
Bob Lawrence
6770 SW Alfred Street
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
. _ .w.,. 'ti•'wr'�../1 Y 1 J � a .
(� : ��.. ��..` .... . . � �
�ti.:; ..�,..r�� , � ... : J � � c�✓c
Introduction 5
General Information
Summary of Proposal
Site Description
TITLE 18-TIGARD DEVELOPMENT CODE
Chapter 18.390-Decision Making Procedure/Impact Study 7
18.390.040 Type II Procedure
Chapter 18.420-Land 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 -1Zesidential Zoning Districts 16
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 19
18.705.020 Applicability of Provisions
18.705.030 General Provisions
Chapter 18.715 -Density Computations 23
18.715.020 Density Calculation
� Chapter 18.725 -Environmental Performance Standards 25
18.725.020 General Provisions
18.725.030 Performance Standards
Chapter 18.730 -Exceptions to Development Standards Z6
18.730.020 Exceptions to Building Height Limitation
18.730.030 Zero Lot Line Setback Standards
18.730.040 Additional Setback Requirements
C'c�darcrest I_and"artition C'it}'of'Cigard 2
SR Desi���LLC March 15,?007
Chapter 18.745 -Landscaping and Screening 29
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 38
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 42
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 47
18.795.020 Applicability of Provisions
18.795.030 Visual Clearance Requirements
18.795.040 Computations
Chapter 18.810 - Street and Utility Improvement Standards 49
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 Sanitary Sewers
18.810.100 Storrn 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
C;ed<rrcre�st f..and Partition Ci:}'af Tigtird 3
SP Desinn LLC :�'Iarch 1�,2007
18.810.170 Plan Check
18.810.180 Notice to City
18.810.190 City Inspection
18.810.200 Engineer's Certification
Conclusion 71
Exhibits
Exhibit A-Pre-Application Notes
Exhibit B -Property Title Information
Exhibit C-CWS Service Provider Letter
Exhibit D-Arborist Report
Exhibit E-Storm Drainage Plan
C:��darc.^:�e;t La�:d I'�irtition C:'itq of Tigard ¢
SP.Desi�n tLC March l�i,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: Bob Lawrence
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
Ta�c Lot: Map 1S125CA, Tax Lot 3800
Site Address: 7412 Cedarcrest Street
Tigard, Oregon 97223
Location: Located on the south side of SW Cedarcrest, on the
southwestern corner of SW 74t'' Avenue.
Current Zoning: R-4.5, Low Density Residential (7,500 square feet minimum
lot size)
Comprehensive Plan: Low Density Residential
Project Area: .75 acres, approximately 31,780 square feet
Cedari:rtrst l..and Partition Citr•ut Tirard 5
SR Design LLC Pebruary I,20i)7
Summary of Proposal
REQUEST:
The Applicant requests preliminary approval for a three-parcel partitioned to be designed
and constructed on the above listed parcel.
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 three single family homes on the
site on three-parcels. The site is .75 acres, approximately 32,638 square feet in size. Parcel l
is approximately 7,757 square feet, Parcel2, the corner lot is 8,981 square feet, and Parcel3,
the flag lot is 13,489. There is an existing dwelling unit and detached garage located on the
property that will be demolished and a tree that will be removed where necessary. Two
neighborhood routes are adjacent to the property forming an intersection; SW Cedarcrest
Street to the north and SW 74th Avenue to the east.
Currently, single family homes border the site in all other directions. Once approved, two
homes will take their access from SW Cedarcrest Street. Sidewalks will be provided along
SW Cedarcrest Street from the western property line to the rounding of the corner on SW
74� Avenue. One homes will take direct access from SW 74� Avenue via a flag lot
configuration as shown on the site plans, refer to Sheet C1.
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CHAPTER 18.390-DECISION MAKING PROCEDURES/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 sufficient detail for review and action;
c. Be accompanied by the required fee;
d. Include 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 shali 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 systern, 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 developrnent 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 sha11 either specifically concur
with the dedication requirements, or provide evidence which supports the conclusion that the
real 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.
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IMPACT STUDY '
Transportation System:
The proposed three-parcel partition fronts SW 74"'Avenue to the east and SW
Cedarcrest Street to the north. Two parcels will access SW Cedarcrest Street via
separate driveways on the northern edge of the site. Parcel3 will access on SW 74�
Avenue via a flag lot configuration. Tri-Met Bus Route 43 provides additional
transportation options within a short distance, approximately 450 feet. A home on
Parcell has been demolished so only two additional homes will be built with this
partition. Therefore, approximately 20 vehicle trips will be added to the
transportation system.
Drainage System:
Storm water runoff from the site drains from the north to the southwestern corner of
the property via overland flow. The roof drains from Parcel3 will connect to the 6"
storm line at the northern boundary and Parcell and 2 will also connect to the 6"
storm drain and then connect at SW 74� Avenue. Tax Lot 4000 will also utilize this
storm line. Storm water runoff from the road fronting Parcell and 2 will continue to
be collected and conveyed with the existing storm system on SW Cedarcrest Street.
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 three homes will connect to the existing sewer line on SW 74�' Avenue: each
parcel will connect via individual private 4" laterals to SW 74�' Avenue.
Water System:
There will be two new service meters for Parcel2 and 3. Parcell will utilize the
existing meter. This 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.
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The Applicant has demonstrated by addressing the above listed systems that this
partition meets the impact study requirements listed above.
C. Notice of pending Type II Administrafive 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 Cify which includes provision for such notice or who is
otherwise entitIed to such notice.
2. The purpose of such notice is to provide nearby property owners and other interested
parties with an opportunity to submit written comments concerning the application, prior to
issuance of the Type II Administrative Decision. The goai 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 comments are due, and the person to whom the
comments should be addressed;
d. Include the name and telephone number of the person who wi1I 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 ali evidence relied upon by the Director to make this decision shall be
contained within the record, and is available for 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
Administrative Decision. The Director's decision shall be maiied to the appiicant and to
owners of record of property located within 500 feet of the subject site, and to anyone eise
who submitted written comments or who is otherwise entitied to notice;
j. Contain the following notice: "Notice to mortgagee, lienholder, vendor, or seiier: The
Tigard Development Code requires that if you receive this notice it shall be promptly
forwarded to the purchaser."
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Comment: The applicant acknowledges the notice requirements and will comply with
the submittal requirements as it is stated above.
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 shall 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 appIicant and all owners or contract purchasers of record of the site which is the
subject of the application;
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 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 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 the
required notice was mailed to the necessary parties in a timely manner;
3. The content of the Type II Nofice of Decision shall contain:
a. The nature of the application in sufficient detail to apprise persons entitled to notice of the
applicant'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 surrounding 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 appealed;
e. A statement that all persons entitled to notice or who are otherwise adversely affected or
aggrieved by the decision may appeal the decision;
f. A statement briefly explaining 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 applicanf is the appeliant, the hearing on an appeai from the
Director's Decision shall be confined to the specific issues identified in the written comments
submitted by the parties during the comment period. Additional evidence concerning issues
properly raised in the Notice of Appeal may be submitted by any party during the appeal
hearing, subject to any additional ruIes 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.
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F. Final decision and effective date. A Type II Administrative Decision is final for purposes of
appeal when notice of the decision is mailed. A Type II Administrative Decision becomes
effective on the day after the appeal period expires, unless an appeal is filed. If an appeal is
filed 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 follows:
1. Standing to appeal. The following parties have standing fo appeal a Type II
Administrative Decision:
a. The applicant;
b. Any party who was mailed 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 aboz�e, may appeal a
Type II Administrative Decision by filing a Notice of Appeal according to the following
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 appeal;
(d)A staternent demonstrating that the specific issues raised on appeai 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 filing fee shall 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 shalI 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 concerning 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 infent of this requirement is to limit the scope of Type II
Administrative Appeals by encouraging persons with standing to submit their specific
concerns in writing during the comment period. The written comments received during the
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comment period will usually limit the scope of issues on appeal. Only in extraordinary
circumstances shouid 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;
H. Final decision and effective date. The decision of the Hearings Offccer 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 appeal 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
appeai is filed, the decision is effective on the day after the appeal is resoIved;
Comment: The applicant acknowledges the appeal process and will comply with its
provisions.
Chapter 18.420 - LAND PARTITIONS
18.420.020 Administration
A. Applicant. The applicant of a partition proposal shall 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
with alI state regulations set forth in ORS Chapter 92, Subdivision and Partitions.
C. Prohibition on sale of lots. No lot or parcel 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 Iarge parcels, the Director shall require
that the parcels be of such size and shape to facilitate futicre re-partitioning of such parcels in •
accordance with the requirements of the zoning district and this title.
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. See
Exhibit B, Property Title Information. The applicant will conforrn with the state statute as
it pertains to the partition. The applicant will not sell any of the proposed parcels
created through the partitioning 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 Approval Process
A. Decision-making process. The Director shall approve, approve with conditions or deny an
application partition, 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 limit on approval. The partition approval by tYce Director shall be effective for a period
of 1-1/2 years from the date of approval.
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C. Lapsing of approval. The partition or approval by the Director shalI 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 plan.
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 adjustment
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: The applicant understands that the approval process 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-half 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. AII 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 shall 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.
Camment: The applicarion 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 Approvai Criteria
A. Approval criteria. A request to partition land shall meet all of the following criteria:
1. The proposed partition compiies with all statutory and ordinance requirements and
regulations;
Comment: The proposed partition has been specifically designed to comply with all of
Tigard's statutory and ordinance requirements and regulations. Specifically, this
partition has been designed to be compatible with the R-4.5 zoning codes and related
comprehensive planning policies.
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2. There are adequate public faciIities are available to serve the proposal;
Comment: The composite utility plan shows the three sanitary sewer line that serve the
site. There is a 6-inch storm sewer line which will serve ail three lots and tax lot 400 to
the west. Water meters are shown along the perimeter of the property lines. Therefore,
this criterion has been met.
3. All proposed improvements meet City and applicable agency standards; and
Comment: The design of the partition shows a floating sidewalk along both Cedarcrest
and 74� Avenue. This improvement was required by the City Engineer, as stated in a
letter. Therefore, this criterion has been met.
4. All proposed lots conform to the specific requirements below:
a. The minimum width of the building enveiope area shall meet the lot requirement of the
applicable zoning district.
b. The lot area shall be as required by the applicable zoning district. In the case of a flag lot,
the accessway may not be included in the lot area calculation.
c. Each lot created through the partition process shall front a public right-of-way by at least
15 feet or have a legally recorded minimum 15 foot wide access easement.
d. Setbacks shall be as required by the applicable 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 Iess than 10 feet. Structures sha1l generally be located so
as to maximize separation from existing structures.
Comment: The site plan sheet C1 shows the building envelopes fro each of the
proposed lots. Parcel2 has the smallest building width of 60-feet; while parcell has the
smallest building depth of approximately 100 feet. In all cases the building envelopes
were designed to enable a dwelling unit which would be compatible with the
surrounding neighborhood to be constructed. The area calculated for parcel3 does not
include the flag pole. Furthermore, the flag pole with is 16-feet, greater than the 15-foot
minimum requirement. Finally, the building envelope on Parcel3 shows the side yard
setbacks to be 10-feet from the property line. Therefore, this criterion has been met.
f. A screen shall be provided along the property line of a lot of record where the paved drive in
an accessway is Iocated within ten feet of an abutting lot in accordance with Sections
18.745.050. Screening may also be required to maintain privacy for abutting lots and to
provide usable outdoor recreation areas for proposed deveIopment.
Comment: It is anticipated that once the dwellings have been constructed either a fence
or vegetative screening will be planted to meet this code provision. If required, as a
condition of approval screening will be provided.
g. The fire district may require the insfallation of a fire hydrant where the length of an
accessway would have a detrimental effect on fire fighting capabilities.
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Comment: The composite utility plan (Sheet C5) shows that there is an existing fire
hydrant located on the northeast corner of proposed Parcel 2. Therefore, this criterion
has been met.
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.
Comment: It is undetermined if common driveways will be constructed. However, if
common driveways are to be constructed, then a reciprocal easement twill be recorded
at the County with the partition plat.
5.Any accessway shall comply with the standards set forth in Chapter 18.705, Access,
Egress, and Circulation.
Comment: The proposal as submitted complies with the Access, Egress and Circulation
section of the Tigard Development Code. Both Cedarcrest and 74� Avenue are classified
as local streets and therefore do not have access spacing standards. Therefore, this code
section has been met.
6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year
floodpIain, 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.
Comment: This project is not located in or near the 100-year flood plain. Therefore, this
section does 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 concurrently.
Comment: This application is not requesting any variances or adjustments with this
application. Therefore, this criterion is not applicable.
18.420.060 Final Plat Submission Requirements
A. Submittal. All 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 approval imposed by the
Director as part of the preiiminary plat approval.
B. Standards. The partition plat and data or narrative sha11 be drawn to the minimum
standards set forth by the Oregon Revised Statutes (ORS 92.05) and by Washington
County, as described in detaii by information provided by the Director at the time of
appiication.
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Comment: The applicant will comply with the final plat submission requirements
prepared by a Iand 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 27
feet along SW Cedarcrest and 29 feet along SW 74� Avenue in accordance with the
directives as stated in the pre-application notes of November 14, 2006. The applicant
meets this criterion. See Exhibit A.
18.420.080 Recording Partition Plats
A. Recording requirements. Upon the Director's approval of the propased minor partition, the
applicant shall record the final partition plat with Washington County and submit a copy of
the recorded survey map to the City, to be incorporated into the record.
B. Time limit. The applicant shaii 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 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 conditionally. Some civic and institutional uses are also permitted
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, without accessory residential
units, as a part of development. All of the proposed parcels are greater than 7,500
square feet: Parcell: 7,757 square feet, Parcel2: 8,982 square feet, and Parcel3: 13,489
square feet. This criterion is met.
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18.510.030 Uses
A. Types of uses. For the purposes of this chapter, there are four kinds of use:
1. A permitted (P) use is a use which is permitted outright, but subject to all of the
applicable provisions of this title. If a use is not listed as a permitted use, it may be
held to be a similar uniisted used under the provisions of Chapter 18.230;
2. A restricted(R) use is permitted outright providing it is in compliance 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 minimurn 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 minimum lot size. To ensure that property develops at or near
the density envisioned for the zone, the minimum densih�for each zoning district has been
established at 80% of maximum density.
B. CalcuIating minimum and maximurn densities. The calcuiation of minimum and
maximums densities is governed by the formulas in Chapter 18.715, Density Computations.
C. Adjustments. Applicants may request an adjustment when, because of the size of the
site or ofher 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 18.510.2 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.
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18.510.050 Development Standards
A. Compliance required. All development must comply 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 18.510.2
DEVELQP1iENT ST�,\�ARDS L�RESIDE\TIAL ZO\'ES
gy:�r-Dag� R-1 R-2 R-3.5 R-4.5 R-7
Atinimum Lot Size
-Detached unit 3D,000 sq.ft. 29.000 sq.ft. IO,OUO sq.ft. 7,500 sq.ft. 5,000 sq.ft_
-Dupleus 10,000 sq.ft. 10,000 sy.R_
-Attachcd uait 1 5,000 sq.$.
Average Miuimum Lot A'idth
-Detached uait lots 100 ft. 1 Da ft. 65 ft. 50 R 50 ft.
-Duples lots 90 ft. 90 ft. 50 fr.
-Attachcd unit lots 40 ft.
;�4aximum Lat Ca�rcraee - ' ' - gfl�" 2
?�?invnum Setbacks
-Front vazd 30$_ 30 ft. 20 ft. ZO ft I S ft.
-Sidc facing street on
coma&through lou 20 ft. 20 ft. 20 ft. IS ft_ t0 ft.
-Side yard �R_ 5 ft. 5 8. 5 ft. 5 ft.
-Rearyazd 25 fr. 25 R. 1S R. 15 ft. 15 ft.
-Side or rear yard abutting more
resuictiue zoning district 3fl�
-Distauce between ptnperty line
and from oC a e 20 ft. 20 ft. 20 8. 20 R. 20 @.
13aximum Hainht 30 ft. 30 fr. 30 ft. 30 fG 3�ft.
MinimiimLandsca R�uirement - - ' - ?��°
(1]Siagle-family attached residential uniu permittrd at one d�vrlling per lot«�ith no more that fice attachcd uaiu in anc grouping.
[2]Lot coverage includes all buildings and impenious 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. Parcel2 has a side facing a street on the corner which is
at least 15 feet from the street. The application meets this criterion. See Sheet C3.
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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 construction 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 lof 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 reqicired or until the appropriate
approval authority has approved the change.
C. When site design review is not required. Where the provisions of Chapter 18.360, Site
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 Iand 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 titie are continuing requirements for the use of any structure or
parcei of real property in the Czty.
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 shail be issued until scaled plans are
presented and approved as provided by this chapter that show how access, egress and
circulation requirements are to be fulfilied. The applicant shall submit a site p1an. 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. Each parcel will have separate access
and egress to either SW Cedarcrest Street or SW 74�Avenue. See Sheet C6.
C. Joint access. Owners of two or more uses, structures, or parcels of land may agree to utilize
jointly the same access and egress when the combined access and egress of both uses,
structures, or parcels of land satisfies the combined requirements as designated in this title,
provided:
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1. Satisfactory legal evidence shall be presented in the form of deeds, easements, leases or
contracts to establish the joint use; and
2. Copies of the deeds, easements, leases or contracts are placed on permanent file with the
City.
Comment:The applicant is proposing that each of the parcels have their own access and
egress. Parcels 1 and 2 will gain access through individual driveways onto SW
Cedarcrest and Parcel 3 will obtain access and egress along SW 74�Avenue. This
application meets this criterion. See Sheet C3.
D. Public street access All vehicular access and egress as required in Sections 18.705.030H and
18.705.030I shall connect directly with a public or private street approved by the City for
public use and shall be maintained at the required standards on a continuous basis.
Comment:The applicant is proposing that each of the parcels have their own access and
egress along a public street. Parcels 1 and 2 will gain access through individual
driveways onto SW Cedarcrest whereas Parcel3 will obtain access and egress along SW
74� Avenue. This application meets this criterion. See Sheet C3.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
Comment:The applicant is proposing curb cuts for each driveway that will connect
with SW Cedarcrest Street and SW 74�h Avenue to meet the standards set forth in �
18.810.030N. This criterion is met.
F. Required walkway location. On-site pedestrian walkways shall comply with the following
standards:
1. Walkways shall extend from the ground floor entrances or from the ground floor Ianding
of stairs, ramps, or elevators of all commercial, institutional, and industrial uses, to the
streets which provide the required access and egress. Walkways shall provide convenient
connections between buildings in multi-building commercial, institutional, and industrial
complexes. Unless impractical, walkways shall be constructed between new and existing
developments and neighboring developments;
2. Within all attached housing (except two famiiy dwellings) and multi 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 lots, such crossings
shall be designed and located for pedestrian safety. Required walkways shall be physically
separated from motor vekicle traffic and parking by either a minimum 6-inch verticaI
separation (curbed) or a minimum 3 foot horizontal separation, except that pedestrian
crossings of traffic aisles are permitted for distances no greater than 36 feet if appropriate
landscaping, pavement markings, or contrasting pavement materials are used. Walkways
shall be a minimum of four feet in width, excIusive of vehicie overhangs and obstructions
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such as mailboxes, benches, bicycle racks, and sign posts, and shall be in compIiance 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 lighted and/or signed as needed for safety
purposes. Soft-surfaced public use pathways may be provided only if such pathways are
provided in addition to required pathways.
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. WouId cause or increase existing hazardous traffic conditions; or
b. Would provide inadequate access for emergency vehicles; or
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 shall be
considered only if there is no practical alternative way to access the site. If direct access is
permitted by the City, the applicant 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 limited 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
rnovement or other maneuvering of a vehicle within a street, other than an ailey. Single-
family and duplex dwellings are exempt from this requirement.
Comment: The access proposed for the three 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 two neighborhood routes and thus this criterion is
not applicable.
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 stacking needs, sight distance
and deceleration standards as set by ODOT, Washington County, the City and AASHTO
(depending on jurisdiction of fliC1I1�.�
Comment: The applicant is proposing a three-parcel partition located along SW
Cedarcrest and SW 74�" Avenue, two neighborhood routes. Additionally, no streets
are proposed within the partition and there are no driveways to be positioned along
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any collector or arterial streets. Adequate site distance exists SW Cedarcrest Street
when measuring 250 feet to the west on SW Cedarcrest and east to the intersection.
SW 74� Avenue had adequate site distance to the north and south of the proposed
driveway. This criterion is met.
2. Driveways shall not be permitted to be placed in the influence area of collector or arterial
street intersections. Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway setback from a
collector or arterial street intersection shall 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 infiuence 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 sfreet frontage, the applicant must expiore any option for shared access with
the adjacent parcel. If shared access is not possible or practical, the driveway shall be placed
as far from the intersection as possible.
3. The minimum spacing of driveways and streets along a coilector shall be 200 feet. The
minimum spacing of driveways and streets along an arterial shall be 600 feet.
4. The minimum spacing of local streets along a local street shall be 125 feet.
Comment: The applicant is proposing a three-parcel partition located along SW
Cedarcrest Street and SW 74t"Avenue, two neighborhood routes. 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.
I. Minimum access requirements for residential use.
1. Vehicular access and egress for single family, duplex or attached single family dwelling
units on individual lots and multi family residential uses shall not be Iess than as provided
in Table 18J05.1 and Table 18J05.2;
2. Vehicular access to multi family structures shall be brought to within 50 feet of the ground
fIoor entrance or the ground floor landing of a stairway, ramp, or eievator leading to the
dwelling units;
TABLE 18.705,1
VEFfICULAR ACCE55/EGRESS REQti1RE1iE�"IS�
IiESIDE:�'TIAL ti SE 6 OR FE�i�'ER LTTITS)
\umber D�'elling Sliui�num Number oi \Iinimum Access�'S'idth 11Iinimum Pa�emeut
ti nit'Lots D�i��ewacs Re uired 1�`idth
1 or 2 1 I S' 10'
3_6 1 20' 20'
Comment: The applicant is proposing three single family dwelling units on individual
parcels with individual and separate access/egress driveways for each parcel thus
satisfying the minimum number of driveways as it pertains to Table 18.705.2. The
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applicant will comply with the minimum access width of fifteen feet and the minimum
pavement width of ten feet. This 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 private residential access drives 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 mczximum 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. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of
at least 30 feet), may be required so as to reduce the need for excessive vehicuiar backing
motions in situations where two vehicles traveling in opposite directions meet on driveways
in excess of 200 feet in length;
6. Where permitted, minimum width for driveway approaches to arterials or collector streets
shall be no less than 20 feet so as to avoid traffic turning from the street having to wait for
traffic exiting the site.
CHAPTER 18.715 - DENSITY COMPUTATION
18.715.020 Density Calculation
A. Definition of net developrnent area. Net deveiopment area, in acres, shall be determined by
subtracting the following land area(s)from the gross acres, which is all of the land included
in the legal description of the property to be developed:
1. All sensitive land areas:
a. Land within the 100-year floodplain;
b. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetiands.
2. Ail land dedicated to the public for park purposes;
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SR Desij*��LLC February 1,2007
3. All land dedicated for public rights-of-way. When actual information is not available, the
following formulas may be used:
a. Single family development:allocate 20% of gross acreage;
b. Multi family development: allocate 15% of gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the appiicable base zoning district, if an existing
dwelling is to rernain on the site.
Comment: There are no sensitive land areas, floodplains, excessive slopes, drainage
ways, wetiands, 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 32,661 square feet subtracting the
dedicated area for the easement, 897 square feet equals 31,764 square feet. This criterion
is met.
B. Calculating maximum number of residentiai 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
square feet required for each lot in the applicable zoning district. The maximum
number of additional residential units is (31,763.6/7,500 =4.24) which equals 4 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 multiplying the
maximum number of units determined in Subsection B above by 80% (0.8).
Comment: The minimum number of residential units is 4.24 x .8 =3.39 which equals
three units. The applicant is proposing a three-parcel partition. The applicant has
demonstrated how the partition meets the City's minimum density requirements. This
criterion is met.
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CHAPTER 18.725 - ENVIRONMENTAL PERFORMANCE STANDARDS
18.725.020 General Provisions
A. Compliance with applicable state and federal regulations. In addition to the regulations
adopted in this chapter, each use, activity or operation within the City of Tigard shalI 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 Quaiity Commission pertaining to non-point source pollution control
and contained in the Oregon Administrative Ru1es shall by this reference be made a part of
this chapter.
18.725.030 Performance Standards
A. Noise. For the purposes of noise reguiation, the provisions of Sections 7.40.130 through
7.40.210 of the Tigard Municipal Code shall apply.
B. Visible emissions. Within the commerciai zoning districts and the industriai 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 line. 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
properfy line of the use concerned.
D. Odors. The emission of odorous gases or other matter in such quantities as to be readiiy
detectable at any point beyond the property line of the use creating the odors is prohibited.
DEQ rules for odors (340-028-090) appiy.
E. Glare arcd heat. No direct or sky-reflected glare, whether from floodlights or from high
temperature processes such as combustion or weiding, which is visible at the lot line shall be
permitfed, 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 appIy to signs or floodlights 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 skall 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.
G. 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,
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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. This criterion is met.
CHAPTER 18.730 - EXCEPTIONS TO DEVELOPMENT STANDARDS
18.730.020 Exceptions to Building Height Limitations
C. Building heights and flag lots.
1. Limifations on the placement of residential structures on flag lots apply when any of the
following exist:
a. A f lag lot was created prior to April 15, 1985;
b. A flag lot is created afterApril 15, 1985 by an approved 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.
2. The maximum 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 drive
or easement 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 located 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 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 exist and will be preserved.
3. Where an agreement is made to plant trees capable of mifigating 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 Developrnent
Review,for three or more attached units or a multiple family residential structure, or, at the
time of issuance of building permits,for single detached units, one duplex or two attached
residential units.
Comment: The applicant is proposing two parcels with their front facing SW
Cedarcrest Street. The applicant is proposing that Parcel3 will gain access onto SW 74�'
by a flag lot configuration. Therefore, this parcel falls under the directives of this
section. Should the applicant plan to construct a dwelling on Parcel3, the maximum
height will be 2-1/2 stories, so long as it complies with the conditions of§ 18.730.020(c)
(2). The proposed dwelling will comply with the dimensional requirements of the
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SR Design LLC Pebruary I,200i
zoning district and a 10 feet side yard will be preserved. The abutting home will be
located 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. This criterion is met.
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 singIe 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, Partition.
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 shali be a 10 foot separation between each residential dwelling structure or garage;
b. No residential dwelling shall be placed on a lot Iine which is common to a lot line which is
not a part of the overall development;
c. No structure shall be placed on a lot line which is common to a public or private road
right-of-way or easement line; and
d. A five foot non-exclusive maintenance easement shall be delineated on the plan for each lot
having a zero setback area:
(1) The easement shall be on the adjacent lot and shall describe the maintenance requirements
for the zero lot line wall, or deed restrictions must be submitted with the preliminary plat
which addresses the maintenance requirements for the zero setback wall of the detached
dwellings; and
(2) The easement shall be recorded with Washington Coacnty and submitted to the City with
the recorded final plat prior to the issuance of any buiIding permits within the development.
2. The approval authority requires the following conditions to be satisfied:
a. Deed restrictions shall be recarded 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 shali 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 landscaping; or
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(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 line; and
c. The maximum lot coverage for zero lot line shaIl not exceed the maximum 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 28.430,
Subdivisions, or Chapter 18.420, Partitions, and shall be accompanied by:
1. Copies of the plat plan indicating building and easernent 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. AII other requirements of Chapters 18.350, 18.430 and 18.420 shall apply.
Comment: The applicant is not requesting a zero lot line, thus this criterion is not
applicable.
18.730.040 Additional Setback Requirements
A. Additional setback from roadways. The minimum yard requirement shaii be increased in the
evertt 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 shail be not
�. less than the setback required by the zone plus one-haIf of the projected road width as shown
on the transportation map.
B. Distance between multi family residential structuze and other structures on site.
1. To provide privacy, light, air, and access to the multiple and attached residential dwellings
within a development, the following separations shall apply:
a. Buildings with windowed walls facing buildings with windowed walls shall have a 25 foot
separation;
b. Buildings with windowed walls facing buildings with a blank wall shall have a 15 foot
separation;
c. Buildings with opposing blank wails shall have a 10 foot separation;
d. Building separation shall also apply to buildings having projections such as balconies, bay
windows and room projections; and
e. Buildings with courtyards to maintain separation of opposing walls as listed in
Subsections 1-3 above for walls in separate buildings.
2. Where buildings exceed a horizontal dimension of 60 feet or exceed 30 feet in height, the
minimum wall separation sha11 be one foot for each 15 feet of building Iength over 50 feet and
two feet for each 10 feet of buiiding height over 30 feet.
3. Driveways, parking lots, and common or public walkways shalI maintain the following
� separation for dwelling units within eight feet of the ground ievel:
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a. Driveways and parking lots shall be separated from windowed wails by at Ieast eight feet;
walkways running parallel to the face of the strucfures shall be separated by at least five feet;
and
b. Driveways and parking lots shall be separated from living room windows by at least 10
feet; walkways running parallel to the face of the structure shalI 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 SCREENING
18.745.020 Applicability
A. Applicability. 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 plan requirements. The applicant shall submit a site plan. The Director shalI provide the
applicant with detailed information about this submission requirement.
Comment: Since this is a parting, 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.
18.745.030 General Provisions
A. �bligation to maintain. Unless otherwise provided by the lease agreement, the owner, tenant
and his agent, if any, shali be jointly and severally responsible for the maintenance of all
landscaping and screening which shall 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. All plant growth in iandscaped areas of developments shall be
controlled by pruning, trimming or otherwise so that:
1. It will not interfere with the maintenance or repair of any public utility;
2. It will not restrict pedestrian or vehicular access; and
~� 3. It will not constitute a traffic hazard because of reduced visibilify.
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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 follows:
1. All Iandscaping shall be installed according to accepted planting procedures;
2. The plant materiais shaIl 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 fhis title.
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 sha11 not be issued uniess the landscaping
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 occupancy 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 shall be protected as much as
r. possibie:
1. The developer shall provide methods for the protection of existing vegetation to remain
during the construction process; and
2. The plants to be saved shali 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 individuaI 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. 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 shall 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 pubiic.
Comment: The homeowners along SW Cedarcrest and SW 74� Avenue will maintain
any street trees and landscaping materials along the rights-of-way to comply with this
section. This criterion is met.
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G. Conditions of approval of existing vegetation. The review procedures and standards for
required landscaping and screening shali be specifced in the conditions of approval during
development review and in no instance shall be less than that required for conventional
development.
Comment: The applicant is proposing to dedication right-of-way along SW 74� and
SW Cedarcrest Street. 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 three 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 plantings more than
18 inches in height shall be planted in the public right-of-way abutting roadways having no
established curb and gutter.
Comment: 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 more than 100 feet in length approved after the adoption
of this title shaii be required to plant street trees in accordance with the standards in Section
18.745.040.C.
Commen� The applicant may use existing street trees along SW Cedarcrest Street in
accordance with this section of the Development Code.Utilizing these trees will serve
to protect the existing vegetation as the front a public street and the sidewalk will
meander to accommodate their location. This criterion is met.
B. Street tree planting list. Certain trees can severely damage utiiities, streets nnd 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. Small or narrow-stature trees under 25 feet tall and less 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;
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SR Desi�n LLC February 1,2C)t)7
c. Large trees over 40 feet tall and more than 35 feet wide branching at maturity shali 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 utilify poles to
maintain visual clearance;
e. No new utility pole location shall be established closer than five feet to any existing street
tree;
f. Tree pits shall be located so as not to include utilities (e.g., water and gas meters) in the
tree weil;
g. On-premises utilities (e.g., water and gas meters) shall not be installed within exisfing
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 cfoser 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 pIanted within two feet from the face of the curb; and
l. Trees sha11 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 shaII be at least four by four feet to allow for
air and water into the root area.
Comment: Any additional street trees that may be required will have a minimum
caliper of two (2) inches and be four feet in height as specified in the requirements. The
applicant proposes to utilize two existing street trees along SW Cedarcrest Street. It is
not known at this time if any street trees will be planted along SW Cedarcrest or SW
74th, but the trees will be a species listed on the City's approved tree list. Therefore, this
criterion is met. See Exhibit D and Sheet C2.
D. Pruning requirements. Trees, as they grow, shaIl be pruned to provide at least eight feet of
clearance above sidewalks and 13 feet above Iocal 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. This
criterion is met.
Cedarirarst Lan<9 1'a:fi-ition C:itt-<�f."I'i�;zrd 32
SR Desi�n LLL February 1,2C�t77
E. Cut and fill around existing trees. Existing trees may be used as street trees if no cutting or
fiIling 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 on SW Cedarcrest and 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 removed by development projects or other
construction shall be replaced 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 applicant proposes an appropriate number of street trees to be
replanted and spaced according to city specification and be of an acceptable size and
height. There are no signalized intersections nearby. Those used will be from the
approved street tree list provided by the City. This criterion is met.
18.745.050 Buffering and Screening
A. General provisions.
1. It is the intent that these requirements shalI provide for privacy and protection and reduce
or eliminate the adverse impacts of visual or noise pollution at a development site, without
unduly 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 responsibie 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;
3. In lieu of these standards, a detailed buffer area landscaping and screening plan may be
submifted 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.
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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. 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 shalI 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 elements, which are located 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 least 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 minimum height of five feet high
for evergreen trees at the time of pianting. Spacing for trees shall be as follows:
(1) Small or narrow-stature trees, under 25 feet ta11 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 shail 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 Ieast 10 five-gallon shrubs or 20 one-gallon shrubs shall be planted for each
1,000 square feet of required buffer area;
c. The remaining area shall be planted in lawn or other living ground cover.
5. Where screening is required the following standards shall apply in addition to those
required for buffering:
a. A hedge of narrow or broad leaf evergreen shrubs sha11 be planted which will form a four-
.-. foot continuous screen of the height specified in Table 18.745.2 within two years of planting;
or
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 Iawn 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;
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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 actual
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 to the required height
impractical, a detailed landscape/screening plan shall be submitted for approval;
8. Fences and walls
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 atherwise acceptabie 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 link fences with slats shall qualify for screening. However, chain link fences without
slats shall require the pianting 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 to the height requirement in Sections
18.745.050.C.2.a and 18.745.050.C.2.b;
b. Such hedge or other dense landscaping shaIl be properly maintained and shall be repIaced
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 Parcell and the eastern boundary of Parcel3 to serve as a buffer. T'his
criterion is met.
C. Setbacks for fences or walls.
1. No fence or wall 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
fence or wall be constructed to a height greater than otherwise permitted to mitigate against
potential adverse effects;
2. Fences or walls:
a. May not exceed three feet in height in a required front yard along local streets or eight feet
in all other locations and, in all other cases, shall meet vision clearance area requirements in
Chapter 18.795;
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SR Design LLC February 1,2{!07
b. Are permitted up to six feet in height in front yards adjacent to any designated arterial or
collectar street. For any fence over three feet in height in fhe required front yard area,
permission shall be subject to administrative review of the location of the fence or wall.
3. All fences or walis shall meet vision clearance area requirements in Chapter 18.795;
4. All fences or walls greater than six feet in height shall be subject to building permit
approval.
Comment: The applicant does not propose any fences or walls along local streets nor
will any walls or fences be taller than eight feet in height. T'his criterion is met.
D. Height restrictions.
1. The prescribed heights of required fences, walls or landscaping shaIl be measured from the
actual adjoining Ievel 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 shalI be measured from the level of such improvements;
2. An earthen berm and fence or wa11 combination shall not exceed the six foot height
limitation for screening.
Comment: The applicant does not propose fences that would exceed the height
restriction of this section. This criterion is met.
E. Screening: special 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 landscaped
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 picblic right-of-way;
(3) Materials to be installed should achieve a balance between low lying and vertical
shrubbery and trees;
(4) Trees shall be planted in landscaped islands in all parking areas, and shall be equally
- distributed and on the basis of one tree for each seven parking spaces in order to provide a
canopy effect; and
(5) The minimum dimension of the landscape isiands shail be three feet and the landscaping
shall be protected from vehicular damage by some form of wheel guard or cicrb.
2. Screening of service facilities. Except for one family and two family dweliings, any refuse
container or disposal area and service facilities such as gas rneters and air conditioners which
would otherwise be visible from a public street, customer or resident parking area, any public
facility or any residential area shall be screened from view by placement of a solid wood fence
Ceciari:test l..and 1'art.ition Citt-of"i�i�;a�ri1 36
5R De,ign LLC February l,2007
or masonry wall between five and eight feet in height. Ail refuse materials shall be contained
within the screened area;
3. Screening of swimming pools. AII swimming pools shall be enciosed as required by City of
Tigard Building Code;
4. Screening of refuse containers. Except for one- and two famiiy dwellings, any refuse
container or refuse coilection area which would be visible from a public street, 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. OZ-33)
Comrnent: 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 replanted as set forth in fhis 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 structure, they will
be replanted to prevent erosion after construction. Therefore, this criterion is met.
B. Preparation for re-vegetation. Topsoil removed from the surface in preparation for grading
and consfruction 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 wouId 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 fill
embankments or building pads to provide a suitabie base for seeding and planting.
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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. T'herefore, this criterion is met.
C. Methods of re-vegetation.
1. Acceptable methods of re-vegetation include hydro-mulching 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 Iess 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 authorify;
c. Plant materials are to be watered at intervals sufficient to ensure survival and growth; and
d. The use of native piant materials is encouraged to reduce irrigation and
maintenance demands.
Comment: The applicant will perform aIl 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 REQUIREMENTS
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 vehicle 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 vehicle parking requirements, off-street vehicle parking will be provided in accordance
with Section 18.765.070 subject to the following:
E. Building permit conditions. The provision and maintenance of off-street vehicle parking and
loading spaces are the continuing obligation of the property owner:
1. No building or other permit sha11 be issued until plans are presented to the Director to
show that property is and will 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:
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SR Desi�,n LLC Tebruary 1,2007
a. Be available for the parking of operable passenger vehicles of residents, patron and
employees only;
b. Not 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 three-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 plan requirements. No building or other permit shall be issued until scaled
plans are presented and approved as provided by this chapter that show how access, egress
and circulation requirements are to be fulfiiled. The applicant shall submit a site p1an. The
Director shall provide the applicant with detailed information about this submission
requirement.
B. Location of vehicle parking. The location of off-street parking wi11 be as fotiows:
1. Off-street parking spaces for single family and duplex dwellings and single family
attached dwellings shail be located on the same lot with the dwelling(s);
Commen� 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 family residential developments.
Comment: This application is for single-family residential development; therefore, this
section is not applicable.
F. Preferential long-term carpool/vanpool parking.
Commen� Carpool and vanpool parking is not required with this development;
therefore, this section is not applicable.
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SR Design LLC February 1,2f)l)7
G. Disabled-accessible parking.
Comrnen� Parking areas are not required with single-family detached dwelling units;
therefore, this section is not applicable to the development.
18.765.040 General Design Standards
A. Maintenance of parking areas. All parking lots shali be kept clean and in good repair at all
times. Breaks in paved surfaces shali be repaired promptly and broken or splintered wheel
stops shail be replaced so that their function will not be impaired.
Comment 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 public streets from off-street parking:
1. Access drives from the street to off-street parking or loading areas shall be designed and
constructed to facilitate the flow of traffic and provide maximum safety for pedestrian and
vehicular traffic on the site;
2. The number and size of access drives shall be in accordance with the requirements of
Chapter, 18J05,Access, Egress and Circulation;
3. Access drives shaIl be clearly and permanently marked and defined through use of rails,
fences, walis or other barriers or markers on frontage not occupied by service drives;
4. Access drives shall have a minimum vision clearance in accordance with Chapter 18J95,
Visual Clearance;
5. Access drives shall be improved with an asphalt or concrete surface; and
6. ExcIuding single family and dupiex 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
no backing movements or other maneuvering within a street or other pubIic 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 shall be improved with asphalt or concrete
surfaces;
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SR Design LLC Februan-1,2C?07
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 to avoid flow of water across public sidewalks. Sidewalks are proposed along
SW Cedarcrest Street and they will be designed to avoid sheet flow over them. Parcell
and 2 will drain to a storm line along the southern property line boundary and Parcel3
will drain to a storm line along the northern property line boundary. Therefore, this
criterion is met.
18.765.050 Bicycle Parking Design Standards
CommentAccording to Table 18.765.2, bicycle parking is not required with this
application.
Table 18.765.2 Minimum and Maximum Required Off-street Vehicle and Bicycle Parking
Re uirements
MINIMU ZONE A MAXIMUM ZONE B BICYCLE
RESIDENTIAL
Household Living
Sin le Unit, Detached 1.0/DU None(M) None(M) None(M)
Accessor Units 1.0/DU None None None
(M):Metro Requirement
18.765.070 Minimum and Maximum Off-Street Parking Requirements
A. Parking requirements for unlisted uses.
1. The Director may rule tliat a use, not specifically lTSted in Section 18.765.070.H, is a use
similar to a listed use and that the same parking standards shall apply. If the applicant
requests that the Director's decision be rendered in writing, it shall 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 buildTng or use is planned or constructed in such a
manner that a choice of parking reqi�irements could be made, the use which requires the
greater number of parking spaces shall govern.
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H. Specific requirements. (See Table 18.765.2) (Ord. 02-13)
Comment: The applicant is proposing a three-parcel partition for the development for
single-family detached dwelling units, within the R-4.5 zone, a listed use. The
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 institutionai buildings or structures
to be built or altered which receive and distribute material or merchandise by truck shall
provide and maintain off-street Ioading and rnaneuvering space as follows:
Commen� 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 shali 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.
See Exhibit D. In addition to the tree removal plan, the applicant has supplied an
arbarist report prepared by a certified arborist, as required by the City reflecting the
planting, removal and protection of trees.
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. This criterion is met. 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 foilowing standards and shall be exclusive of trees required by other
development code provisions for Iandscaping, streets and parking Iots:
a. Retention of Iess 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 caiiper requires that two
thirds of the trees to be removed be mitigated in accordance with Section 18.790.060D;
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5R Desi�n LLC Februart-l,2C�O7
c. Retention of from 50% to 75% of existing frees over 12 inches in caliper requires that 50
percent of the trees to be removed be mitigated in accordance with Section 18.790.060D;
d. 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 eight trees over 12 inches in
caliper exist on site and of that number; three are proposed for removal, meaning that
there is a 62.5% retention rate on this site. According to subsection 2.c (above) only 50%
of the caliper inches need to be mirigated for or a financial assurance will need to be
paid to the City of Tigard. Therefore, the application will need to provide a total of 30-
inches of tree mitigation with an assurance of$3,750. If trees are mitigated on site, then
a refund will be given back to the applicant. Therefore, this criterion has been met.
3. Identification of all trees which are proposed to be removed;
Comment: The tree inventory table on Sheet C2 identifies all trees to be removed on the
site. Tree # 282 and #597 are classified as hazardous, and do not count toward the tree
retention formula. The trees used in the calculations are trees # 239, #240 and #266.
4. A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
Comment: The Grading Plan (Sheet C4) shows the approximate location of the tree
protection fencing. This fencing will be installed prior to any major site work. Therefore,
this criterion has been met.
C. Subsequent tree removal. Trees removed within the period of one year prior to a development
application listed above wiil be inventoried as part of the tree plan above and will be replaced
according to Section 18.790.060D.
Comment: No trees are proposed to be removed one year prior to this development
application. All the trees have been identified
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 following incentives as part of development review approval and the
provisions of a tree plan according to Section 18.790.030:
1. Density bonus. For each 2% of canopy cover provided by existing trees over 12 inches in
caliper that are preserved and incorporated into a development plan, 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 allowed in the underlying zone. This bonus is not applicable to
trees preserved in areas of floodplain, slopes greater than 25%, drainage ways, or wetlands
that would otherwise be precluded frorn development;
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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 allow lots less
than the minimum lot size allowed by the underlying zone as long as the average lot area for
all lots and private open space is not Iess than that allowed by the underlying zone. No lot
area shall be less than 80% of the minimum lot size allowed in the zone;
3. Lot width and depth. To retain existing trees over 12 inches in caliper in the deveIopment
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 Iisted in Section 18.765.080,
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 caiiper that are preserved and incorporated into a
development plan, 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.
B. Subsequent removal of a tree. Any tree preserved or retained in accordance with this section
may thereafter be removed only for the reasons set out in a tree plan, in accordance with
Section 18.790.030, or as a condition of approval for a conditional use, and shall not be
subject to removal under any other section of this chapter. The property owner shall record a
deed restriction as a condition of approval of any development permit affected by this section
to the effect that such tree may be removed only if the tree dies or is hazardous according to a
certified arborist. The deed restriction may be removed or will be considered invalid if a tree
preserved in accordance with this section shouId either die or be rernoved as a hazardous tree.
The forrn of this deed restriction shall be subject to approval by the Director.
C. Site deveiopment modifications granted as incentives. A modification to development
requirements granted under this section shall not conflict with any other restriction on the
use of the property, including but not Iimited to easements and conditions of development
approval.
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 no
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mitigation 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 shail be required only for the removal of any
tree which is located on or in a sensitive Iand 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 approval criteria:
1. Removal of the tree must not have a measurabie negative impact on erosion, soil stability,
flow of surface waters or water quality 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 resulf of the action of erosion;
b. Evidence of concentrated f lows of water over bare soils; turbid or sediment-laden ffows; or
evidence of on-site erosion such as rivulets on bare soil slopes 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 cover or no less than the
existing canopy cover if the existing canopy cover is less than 75%.
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 removai permit shall be extended for a period of up to one year if the Director
finds that the applicant is in compliance with all prior conditions of permit approval and that
no material facts stated in the original application have changed.
D. Removal permit not required. A tree removal permit shall not be required for the removal of a
tree which:
1. Obstructs visual clearance as defined in Chapter 18.795 of the titIe;
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 land registered with the Washington County
Assessor's office as tax-deferred tree farm or small woodlands, but does not 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.
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18.790.060 Illegal 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 noncompliance with any condition of approval of a tree removal permit; or
c. In noncompliance with any condition of any City permit or deveiopment approval; or
d. In noncompliance 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 following:
1. Require the owner of the land 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;
2. 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 allowed by law.
C. Fines. Notwithstanding any other provision of this title, any party found to be in violation of
this chapter pursuant to Section 1.16 of the Municipal Code shall be subject to a civil penalty
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 unlawfuIly removed or damaged trees in accordance with Section D below;
and
2. Payment of an additional civil penalty 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
guidelines:
1. A replacement tree shall be a substantially simiIar species taking into consideration site
characteris tics;
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 iocal market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the foliowing formula: The number of replacement trees required sha11 be determined by
dividing the estimated caliper size of the tree removed or damaged by the caliper size of the
largest reasonably available replacernent trees. If this number of trees cannot be viably located
Cedarcrrst I..:�r�ci Pzrtitic.sn C:it�,of'li�;aril 46
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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 Ciry 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
pexmit 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
§ 18.790.060 (D). This criterion is met.
CHAPTER 18.795 -VISUAL CLEARANCE AREAS
18.795.020 Applicability of Provisions
A. When provisions appiy. The provisions of this chapter shall apply to all development
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.
B. When site development review is not required. Where the provisions of Chapter 18.330, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or
deny a pian submitted under the provisions of this chapter through a T�pe I procedure, as
governed by Section 18.390.030, using the standards in this chapter as approval criteria.
Comment: The applicant is proposing a three-parcel partition. All vision clearance
provisions of this Code Section will be 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 all property adjacent to the intersection of two streets, a street
and a railroad, or a driveway providing access to a public or private street.
B. Obstructions prohibited. A clear vision area shall contain no vehicie, hedge, planting,fence,
wall structure or temporary or permanent obstruction (except for an occasional utility pole
or tree), exceeding three feet in height, measured from the top of the curb, or where no curb
exists,from the street center line grade, except that trees exceeding this height may be located
in this area, provided all branches below eight feet are removed.
C. Additional topographical constraints. Where the crest of a hill or vertical curve conditions
contribute to the obstruction of ciear vision areas at a street or driveway intersection, hedges,
plantings,fences, walls, wall structures and temporary or permanent obstructions shall be
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SR Design LLC Iebruary 1,2{t�)7
further reduced in height or eliminated to comply with the intent of the required clear vision
area.
Comment: The applicant has illustrated the visual clearance triangle for Parcel2,
located at the northeast corner of the parcel at the intersection of SW Cedarcrest Street
and SW 74th Avenue. The applicant has illustrated the vision clearance triangle on Sheet
C3. 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 line at points which are 30 feet
distance from the intersection of the right-of-way line and measured along such lines. See
Figure 18.795.1:
. �-h�'ree.�'" kr,G� .. �
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ILLL'ST�►.II�}�S C3F�'ISL'�.L CLEAR.��CE REQI'IR.EI�IE:ti7S
2. Non-arterial streets less than 24 feet 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 both streets and/or driveways are less than 24 feet in width, a visual clearance area
shall be a triangle whose base extends 30 feet along the street right-of-way line in both
directions from the 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 all other types of Lcses.
Comment: The applicant has prepared the vision clearance triangle for the intersection
of SW 74t'' Avenue and SW Cedarcrest Street where the base extends thirty feet along
the street right of way line in both directions. These lines extend from the eenterline of
Cc�darr:rr.sc L.anci T'r�rt.if9csn C:i4�i.3.f"Ii���ril 48
5R Desi�n LL.0 Februar4 1,2f�i77
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 otherwise provided, construction, reconstruction or repair of
streets, sidewalks, curbs and ofher 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.
Appiicants may be required to dedicate land and build required public improvements only
when the required exaction is directly related to and roughly proportional to the impact of the
development.
B. Standard specifications. The City Engineer shail establish standard specifications consistent
with the application of engineering principles.
C. Section 7.40 aqplies. The provision of Section 7.40 of the Tigard Municipal Code shaIl apply
to this chapter.
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 18.810.0305, as used in this chapter, the term "streets"shall
mean "public streets" unless an adjustment under Section 18.810.020.D is allowed. lOrd.
99-22)
Comment: The applicant has prepared a three-parcel partition application in
compliance with the requirements of this section. The applicant makes assurances that
adequate public facilities exist for the development of this partition. The applicant
understands that the City Engineer requires an overall dedication of 29 feet from
centerline on SW 74�Avenue and 27 feet on SW Cedarcrest Street. 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 that will be
recorded with the plat. This criterion is met.
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a
public street.
2. No development shall occur unless streets within the development meet the standards of
this chc�pter.
3. No development shail occur unless the streets adjacent to the development meet the
standards of this chapter, provided, however, that a development may be approved if the
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SR Desian�LLC FeUruary 1,2007
adjacent street does not meet the standards but haif-street improvements meeting the
standards of this title are constructed adjacent to the development.
4. Any new street or additional street width planned as a portion of an existing streef shaIl
meet the standards of this chapter;
5. If the City could and would otherwise require the applicant to provide street
improvements, the Ciiy Engineer may accept a future improvements guarantee in lieu of
street improvements if one or more of the following 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 ifself, provide a significant improvement to street
safety or capacity;
d. The improvement wouid 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
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 18.810.020.B.
7. The approval authority may approve adjustments to the standards of this chapter if
compliance with the sfandards would result in an adverse impact on natural features such as
wetlands, steep slopes, or existing mature trees. The approval authority may aIso approve
adjustments to the standards of this chapter if compiiance 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 adjustment 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 shali 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 either on SW Cedarcrest Street or
SW 74'" Avenue. Both of these streets meet the standards of this chapter 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 shall be created
through the approvai of a final subdivision plat or major partition; however, the Council may
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approve the creation of a street by acceptance of a deed, provided that such street is deemed
essential by the Councii for the purpose of general traffic circulation:
1. The Council may approve the creation of a street by deed of dedication withouf full
compliance with the regulations applicable to subdivisions or major partitions if any one or
more of the foliowing conditions are found by the Council 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
public 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
control of subdivisions or major partitions.
2. With each application for approval of a road or street right-of-way not in full compliance
with the regulations applicable to the standards, the proposed dedication shall be made a
condition of subdivision and major partition approval:
a. The applicant shail submit such additional information and justification as may be
necessary to enable the Commission in its review to defermine whether or not a
recommendation for approval by the Council shall be made;
b. The recommendation, if any, shall be based upon a finding that the proposal is not in
conflict with the purpose of this titie;
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 titie; 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 three-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. See Exhibit A.
C. Creation of access easements. The approvai 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 lot large enough to develop can be created:
1. Access easements shali be provided and maintained in accordance with the Llniform 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.
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D. Street location, width and grade. Except as noted below, the location, width and grade of all
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
2. Where the location of a street is not shown in an approved street plan, the arrangement of
streets in a development shail 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 impractical 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 pubiic convenience and safety.
E. Minimum rights-of-way and street widths. Linless 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 Council may
adopt by resolution, design standards for street construction and ofher public improvements.
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 development after
consideration of the following: ,
a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-
FunctionaI Street Classification;
b. Anticipated traffic generation;
c. On-street parking needs;
d. Sidewalk and bikeway requirements;
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�Mediwt required for 5 aad 71ax roadways.Tbry ue opcoml�t 3 laue rwd�vayc �
'Sidewalk aidtlu for t6ene w einx shall be 3 A xit6 Lmduape suip:6 fl it sewinct twb(if permitnd"v�Mcotdance wirL 16.810.O�O.C7.
�•.Skmey Strec['m+duwry nidnc�a�c pmnicsd whae cross mrioo aud review cntaia ue mtt. Refer[o coacspondiog cros•mnons(Figurea 18 8103.
18.SIOA aod 18.8t0.5):m dctaila auJ conditionc.
Comment: The applicant has developed design drawings to reflect an overall
dedication of 29 feet from centerline on SW 74�h Avenue and an overall dedication of 27
feet on SW Cedarcrest Street as recommended by the City Engineer. This right of way
dedication is sufficient to meet the future street improvements. The applicant will sign a
waiver of remonstrance to allow street improvements in the future along the entire
length of SW 74� Avenue and SW Cedarcrest Street that will be submitted with the final
plat. See Sheet C3. This criterion is met.
F. Future street plan and extension of streets.
1. A future street plan shalI:
a. Be filed by the applicant in conjunction with an application for a subdivision or partition.
The plan shall show the pattern of existing and proposed future streets from the boundaries of
the proposed land division and shall include other parcels within 530 feet surrounding and
adjacent to the proposed land division. At the applicant's request, the City may prepare a
future streets proposal. Costs of the City preparing a future streets proposal shall be
reimbursed for the time involved. A street proposal may be modified when subsequent
subdivision proposals are submitted.
b. Identify existing or proposed bus routes, pullouts or other transit facilities, bicycle routes
and pedestrian facilities on or within 530 feet of the site.
2. Where necessary to give access or permit a satisfactory future division of adjoining land,
streets shall be extended to the boundary lines of the tract to be dez�eloped, and
a. These extended streets or street stacbs 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.
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b. A barricade sha11 be constructed at the end of the street by the property owners which shall
not be removed until authorized by the City Engineer, the cost of which shall be included in
the street construction cost.
c. Temporary hammerhead turnouts or temporary cul-de-sac bulbs shaii 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 alignment and connections.
1. Full street connections with spacing of no more than 530 feet between connections is
required except where prevented by barriers such as topography, railroads,freeways, pre-
existing developments, lease provisions, easements, covenants or other restrictions existing
prior to May 1, 1995 which preclude street connections. A full street connection may also be
exempted due to a regulated water feature if regulations would not permit construction.
2. All local, neighborhood routes and collector streets which abut a development site shall be
extended within the site to provide through circulation when not precluded by environmental
or topographical constraints, existing development patterns or strict adherence to other
standards in this code. A street connection or extension is considered precluded when it is
not possible to redesign or reconfigure the street pattern to provide required extensions. Land
is considered topographically constrained if the slope is greater than 15%for a distance of
250 feet or more. In the case of environmental or topographical constraints, the rnere presence
of a constraint is not sufficient to show that a streef connection is not possible. The applicant
must show why the constraint precludes some reasonabie 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 schools,
shopping areas and parks.
4. All developments should provide an internal network of connecting streets that provide
short, direct travel routes and minimize travel distances within the development.
Comment: The application and site design does not include any new future street
connections nor does it create any street extensions. Each of the parcels will have
frontage on an existing street. This criterion is not applicable.
I. Intersection angIes. 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 feef af tangent adjacent to the right-of-way intersection
unless topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radius of 20 feet
along the right-of-way Iines of the acute angle; and
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3. Right-of-way lines at intersection with arterial streets shall have a corner radius of not less
than 20 feef.
Comment: The application does not create any new streets. This criterion is not
applicable.
J. Existing rights-of-way. Whenever existing r2ghts-of-way adjacent to or within a tract are of
less than standard width, additional rights-of-way shall be provided at the time of
subdivision or development.
Comment: The application contains additional right-of-way dedication for SW 74�
Avenue and SW Cedarcrest Street as recommended by the City Engineer. This criterion
is met. See Sheet C3.
K. Partial street improvements Partial street improvements resuiting 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 requirements 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 for dedication for future half-street improvements
on SW Cedarcrest and SW 74�' Avenue. T'he City Engineer has recommended additional
right-of-way that creates a 58 foot overall right-of-way width along SW 74� Avenue and
54 foot overall right-of-way along SW Cedarcrest Street. T'he current pavement width is
approximately 24 feet on SW 74� Avenue and SW Cedarcrest Street. The applicant is
not proposing improvements but will sign a waiver of remonstrance that will be
recorded with the final plat.This criterion is met. -
L. Culs-de-sacs. A cul-de-sac shail be no more than 200 feet long shail not provide access to
greater than 20 dwelling units, and shall only be used when environmental or topographical
constraints, existing deveiopment 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, shall be approved by the City Engineer; and
2. The length of the cul-de-sac shall be measured from the centerline intersection poinf of the
two streets to the radius point of the bulb.
3. If a cul-de-sac is more than 300 feet long, a iighted direct pathway to an adjacent street
may be required to be provided and dedicated fo the Cify.
Comment:The application does not contain any culs-de-sacs and thus this criterion is
not applicable.
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M. Street names. No street name sha11 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 Izave segments 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.
Commen� Both SW 74�" Avenue and SW Cedarcrest Street are considered
neighborhood routes and do not have a grade of more than 12%.This criterion is met.
O. Curbs, curb cuts, ramps, and driveway approaches. Concrete 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. Where no sidewalk is planned, an asphalt approach may be constructed with City
Engineer approval; and
3. Asphalt and concrete driveway ap�roaches to the property Iine shall be built to Cify
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. This criterion is
met.
P. Streets adjacent to railroad right-of-zvay. Wherever the proposed development contains or is
adjacent to a railroad right-of-way, provision shall be made for a street approximately parallel
to and on each side of such right-of-way at a distance suitable for the appropriate use of the
land. The distance shall be determined with due consideration at cross streets or the
minirrcum distance required for approach grades and to provide sufficient depth to allow
screen planting along the railroad right-of-wa� in nonindustrial areas.
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 deveIopment abuts or is traversed by an existing
or proposed arterial or collector street, the development design shall provide adequate
protection for residential properties and shall separate residentiai access and through traffic,
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or if separation is not feasible, the design shall minimize the traffic confIicts. The design sha11
include any of the following:
1. A parailel access street along the arterial or collector;
2. Lots of suitable depth abutting the arterial or collector to provide adequate buffering with
frontage along another street;
3. Screen 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 two 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 less 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. Whi1e aIley intersections and sharp changes in alignment shall be avoided, the corners of
necessary alley intersections sha11 have a radiacs of not less 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 acceptance by the
City, it shali be the responsibility of the developer°s regisfered professional land surveyor to
provide certification to the City that ali boundary and interior monuments shall be
reestabiished and protected.
Comment: The applicant acknowledges that it is the responsibility of the developer's
professional land surveyor to provide certification to the City that ali boundary and
interior monuments will be reestablished and protected. T'his criterion is met.
T. Private streets.
1. Design standards for private streets shall be established by the City Engineer; and
2. The City shall require legal assurances for the continued maintenance of private streets,
such as a recorded maintenance agreement.
3. Private streets serving more than six dwelling unifs are permitted only within planned
developments, mobile home parks, and multi family residential developments.
Comment: The application does not contain any private streets and thus this criterion is
not applicable.
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i,I. Railroad crossings. Where an adjacent developmenf results in a need to install 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 City 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 shail 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. Mailboxes. Joint mailbox facilities shall be provided in all residential developments, with each
joint maiibox serving at least tzvo dwelling units.
1. Joint mailbox structures shail be placed adjacent to roadway curbs;
2. Proposed locations of joint mailboxes shall be designated on a copy of the preliminary plat
or development plan, and shall be approved by the City Engineer/US Post Office prior to
final plan approval; and
3. Plans 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 signals shall be noted on approved street plans. Where
a proposed street intersection will result in an immediate need for a traffic signal, a signal
meeting approved specifications shail be installed. The cost shall be included as a condition of
development.
Y. Street light standards. Street lights shall be installed in accordance with regulations adopted
by the City's direction.
Z. Street name signs. Street name signs shall be instalied at all street intersections. Stop signs
and other signs may be required.
Comment: It is not anticipated that traffic signals, street lights or street name signs will
be required with this three-parcel partition. This criterion is not applicable.
AA. Street cross-sections. The final lift of asphalt concrete pavement shalI be placed on all new
canstructed public roadways prior to final Cify acceptance af the roadway and within one
year of the conditional acceptance of the roadway unless otherwise approved by the City
Engineer. The final Iift shali also be placed no later than when 90% of the structures in the
Cedari:rest 1_;ind Partition Cit�-otTi�ard 5$
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new development are completed or three years from the commencement of initial construction
of the development, whichever is less.
1. Sub-base and Ieveling course shall be of select crushed rock;
2. Surface material shall be of Class C or B asphaltic concrete;
3. The final lift shall be placed on all new consfruction 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 shall be less than 1-1/2 inches in thickness. (Ord. 99-22)
AB. Traffic calming. When, in the opinion of fhe City Engineer, the proposed development will
create a negative traffic condition on existing neighborhood streets, such as excessive
speeding, the developer may be required to provide traffic calming measures. These measures
may be required within the development and/or offsite as deemed appropriate. As an
aiternative, 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 devel�pment 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 (5)years from the date of issuance of certificate of
occupancy, or in the case of a subdivision, the date of final plat approval. Any ficnds not used
by the City within the five-year time period wili be refunded to the developer.
AC. Traffic study.
1. A traffic study shall be required for aIl new or expanded uses or developments under any
of the following circumstances:
a. when they generate a 10% or greater increase in existing traffic to high collision
intersections identified by Washington County.
b. Trip generations from development onto the City street at the point of access and the
existing ADT fa11 within the following ranges:
Existing ADT
0-3,000 vpd
3,001-6,000 vpd
>6,000 vpd
ADT to be added by development
2,000 vpd
1,OOOvpd
500 vpd or rnore
c. If any of the following issues becorne evident to the Cify engineer:
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(1)High traffic volumes on the adjacent roadway that may affect movement into or out of the
site
(2) Lack of existing left-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 potential
hazard
(5) The proposal requires a conditional use permit or involves a drive-through operation
(6) The proposed development may result in excessive traffic volumes on adjacent local
streets.
2. In addition, a traffic study may be required for all new or expanded uses or deveIopments
under any of the following circumstances:
a. when the site is within 500 feet of an ODOT facility and/or
b. trip generation from a development adds 300 or more vehicle trips per day to an ODOT
facility and/or
c. trip generation from a development adds 50 or more peak hour trips to an ODOT facility.
Comment: Although this is a three-parcel partition, one house already existed on the
site. Therefore the increase in traffic will be from two additional dwelling units,
approximately twenty vehicle trips. This is well under the threshold requirement for a
traffic study or impact statement. This development will not cause traffic congestion
that would trigger traffic calming devises. Therefore, 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 contemplated, 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 sha11 not exceed 2,000 feet measured aiong the
centerline of the streets except:
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, Iimited access highways, coliectors or railroads.
c. For non-residential blocks in which internal pubIic circulation provides equivaient access.
2. BicycIe 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.
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Cornmen� 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 Iines or other public
utilities shall 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: T`he 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 development shail 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 utTlity easements shall be 15 feet unless otherwise
specified by the utility company, applicable district, or City Engineer.
Commen� The applicant has made arrangements that provide for full services to the
development. The applicant has complied with the standard width for public main line
utility easements of 15 feet. There is a 20 foot utility easement to allow for storm
drainage for all three parcels, connecting to the existing storm line located on SW 74t"
Avenue. 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 developrrcent and for the type of use contemplated, and:
1. No lot shail contain part of an existing or proposed public right-of-way within its
dimensions;
2. The depth of all lots sha11 not exceed 2-1/2 times the average width, unless the parcel is less
than 1-1/2 times the minimum lot size of the applicable zoning district;
3. Depth and width of properties zoned for commercial and industrial purposes shall be
adequate to provide for the off-street parking and service facilities 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 residenrial. This criterion is met.
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B. Lot frontage. Each Iot shall abuf upon a public or private street, other than an alley,for a
width of at least 25 feet unless the lot is created through a minor land partitian in which case
Subsection 18.162.050 (C) applies, or unless the lot is for an attached single family dwelling
unit, in which case the lot frontage shall be at least 15 feet.
Comment: The application is for a rninor land partition and each of the parcels is
abutting a public street and therefore� 18.162.050 (C) applies. Parcell has 75 feet of
street frontage and Parcel 2 has 67.7 feet. Parcel3 is a flag lot requiring only 15 feet of
frontage, but it has 16 feet of frontage. This criterion is met.
C. Through lots. Throacgh lots shali be avoided except where they are essential to provide
separation of residential development 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 abutting the arterial rights-of-way; and
2. All through lots shall provide the required front yard setback on each street.
D. Lot side lines. The side lines of lots, as far as practicable, shall be at right angles to the street
upon which the lots front.
E. Large lots. In dividing tracts into large lots or parceis 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 restrictions as wiil provide for the extension
and opening of streets at intervals which wiil permit a subsequent division of any tract into
lofs or parcels of smaller size. The land division shall be denied if the proposed large
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 Parcel3.
This criterion is met.
18.810.070 Sidewaiks
A. Sidewalks. All industrial streets and private streets shall have sidewalks meeting City
standards along at least one side of the street. All other streets shall have sidewalks meeting
City standards along both sides of the street. A development may be approved if an adjoining
street has sidewalks on the side adjoining the development, even if no sidewalk exists on the
other side of the street.
Comment: The applicant will install sidewalks that meet the Cify standards at
ultimate location along SW Cedarcrest Street and follow the curb slightly onto SW 74�''
Avenue. It is the intension of the applicant to install sidewalks along SW Cedarcrest
Street to match existing sidewalks to the west. This criterion is met.
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B. Requirement of developers
1. As part of any development proposal, or change in use resulting 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.
Comment: Due to the size of this partition, there will be not be an additiona11,000
vehicle trips per day near or at this location, therefore this section is not applicable.
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).
C. Pianter strip requirements.A planter strip separation of at least 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 utilities, there are significant natural features (large trees, water
features, etc) that would be destroyed if the sidewalk were located as required, or where there
are existing structures in close proximity to the street (15 feet or less)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 proposing an extension of the sidewalk at ultimate location
along the southern side of SW Cedarcrest Street to the intersection of SW 74�h Avenue. It
will meander slightly to accommodate several existing trees. See C4.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 and 27 feet on SW Cedarcrest
Street. 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 which will be recorded with the plat. The applicant will clean out the
existing storm drainage ditch adjacent to the street. This criterion is not applicable.
D. Sidewalks in central business district. In the central business district, sidewalks shall be 10
feet in width, and:
1. All sidewalks shaIl provide a continuous unobstructed path; and
2. The width of curbside sidewalks shall 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.
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F. Application for permit and inspection. If the construction of a sidewalk is not inciuded in a
performance bond of an approved subdivision or the performance bond has lapsed, fhen every
person,firm or corporation desiring to construct sidewalks as provided by this chapter, shall,
before entering upon the work or improvernent, 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 untiI the provisions of this
section are satisfied.
2. The City Engineer may issue a permit and certificate allowing temporary noncompiiance
with the provisions of this section to the owner, builder or contractor when, in his opinion,
the construction of the sidewalk is impractical for one or more of the foilowing reasons:
a. Sidewaik grades have not and cannot be established for the property in question within a
reasonabde length of time;
b. Forthcoming installation of public utiiities 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 eievation of the sidewalk base area makes construction of a sidewalk
impractical or economicalIy infeasible; and
3. The City Engineer shall inspect the construction of sidewalks for compliance with 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 walking to or from a public building, commercial
area, place of assembly or other general pedestrian traffic, and sidewalks are necessary to
eliminate the hazard;
3. 50% or more of the area in a given block has been improved by the construction of
dwellings, multiple dwellings, commercial buildings or public buildings and/or parks;and
4. A criteria which allowed noncompliance under Section E.1.b above no longer exists and a
sidewaik could be constructed in conformance with City standards.
Comment: The City Engineer has indicated through the pre-application notes dated
November 14, 2006 that a sidewalk may be required along SW Cedarcrest Street. This
sidewalk will meander somewhat to preserve the existing street trees. It will follow
around the corner of SW 74�' Avenue a short distance. The 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. This criterion is met.
18.810.080 Public Use Areas
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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
plan policies, and where a development 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 deveiopment 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 public agency. If the developer is required to reserve land area for a park,
playground, or other public use, such land 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 development plan adopted by the City. This
criterion is not applicable.
18.810.090 Sanitary Sewers
A. Sewers required. Sanitary sewers shalI 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
i..Inified Sewerage Agency in 1996 and including any future revisions or amendments) and
the adopted policies of the comprehensive pIan.
B. Sewer pian approval. The City Engineer shall approve aIl sanitary sewer plans and proposed
systems prior to issuance of development permits invoiving sewer service.
C. Over-sizing. Proposed sewer systems shall include consideration of additional development
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 deveiopment and which if not rectified wili 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.
Comment: The applicant will meet the City Engineering standards for the sanitary
sewer. T`he applicant is proposing to connect Parcell and 2 and 3 and Tax Lot 4000 with
four inch laterals 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
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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. Generai 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 shall be separate and independent of any sanitary
sewerage system;
2. Where possible, inlets shall be provided so surface water is not carried across any
intersection or allowed to flood any street; and
3. Surface water drainage patterns shall be shown on every deveiopment proposal plan.
B. Easements. Where a development is traversed by a watercourse, drainageway, channel or
stream, there shaLi be provided a storm water easement or drainage right-of-way conforming
substantially with the Iines of such watercourse and such further width as will be adequate
for conveyance and maintenance.
C. Accommodation of upstream drainage. 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, 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 including any future revisions or
amendments).
D. Effect on downstream drainage. 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 the
Unified Sewerage Agency in 1996 and including any ficture 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 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. See Exhibit E, Drainage Report.
Ced,3rirest Land I'artitiori C:it�,vf ii�aril 66
SR Design LLC February 1;2{1{)7
18.810.110 Bikeways and Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes 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 plan.
B. Cost of construction. Development permits issued for planned unit developments,
conditional use permits, subdivisions and other developments which will principally benefit
from such bikeways shall be conditioned to include the cost or construction of bikeway
improvements in an amount roughly proportional to the impact of the development.
C. Minimum width.
1. Minimum width for bikeways within the roadway is five feet per bicycle travel lane.
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 other than the sidewalks along SW Cedarcrest Street and SW 74t'' Avenue.
T`his criterion is not applicable.
18.810.120 Utilities
A. Underground utilities. All utility lines including, but not limited to those required for
electric, communication, lighting and cable television servTCes 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:
1. The developer shall make all necessary arrangements with the serving utility to provide the
underground services;
2. The City reserves the right to approve location of all 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.
Cedari:rest l..�incl PartiEicm Cii�-c�f Ti:;:�ril 67
SIZ Design LLC FLbruar��1,2{i�}i ,
B. Information on development plans. The applicant for a development shaIl 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 faken 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 development is
proposed to take piace on a street where existing utilities which are not underground will
serve the development and the approval authority determines that the cost and technicaI
difficulty of under-grounding the utilities outweighs the benefit of undergrounding 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
undergrounding would result in the placement of additionai 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 pubiic right-of-way from the applicant's property shaIl pay the
fee in-Iieu of undergrounding.
3. Properties within the CBD zoning district shall be exempt from the requirements for
undergrounding of utility lines and from the fee in-lieu of undergrounding.
4. The exceptions in Subsections 1 through 3 of this section sha11 apply only to existing
utilify lines. Ail 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 development which
occurs within a utility service area shall pay a fee in-Iieu 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 shall 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 the applicant with the request for credit.
4. The funds collected in each service area shall 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
Cedarirest L.anci 1'artition t:itti oETin:�rd ($
SR Design LLC Tebruarp 1,2{s�)7
sha11 indicate the estimated timing and cost of each project. The list shalI be submitted to the
City Council for their review and approval annually.
Comment: The applicant has designed the partition to enable all utilities to be placed
underground and will make all necessary arrangements with the serving utility to
provide the underground services. A public utility easement will be created along the
southern boundaries of Parcels 1 and 2 and the northern boundary of Parcel 3 to
accommodate the utilities. The applicant will pay a fee-in-lieu for any overhead power
lines that front the properfy. 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. All improvements installed by the developer shall be guaranteed as to
workmanship and material for a period of one year following acceptance 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. This criterion is met.
18.810.140 Monuments
A. Replacement required. Any monuments that are disturbed before all improvements are
completed by the subdivider shall be replaced 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, Iighting 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 improvemerct. The permit fee shall be
set by Councii 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.
18.810.160Installation Conformation
Cedar�:rest l..and 1�'artition City ofT��n:�rd 69
SR Design LLC Pebruary 1,2[li)7
A. Conformance required. In addition to other requirements, improvements installed by the
developer either as a requirement of these regulations or at his own option, shall conform to
the requirements of this chapter and to improvement standards and speciftcations followed 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 fhe Unified Sewerage Agency in 1996 and including any future
revisions or amendments) shail be a part of the City's adopted installation standard(s); other
standards may also be required upan 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 plans 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. All such plans 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 Cify
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 sha11 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.
Cedarcrest t..and F'artitic>n City of Tir;�ril �Q
SR Design LLC February 1,20i)7
18.810.200 Engineer's Certification
A. Written certification required. The developer's engineer shaI1 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 three-parcel partition application should be approved.
Cedati:rt�st Land I'�rtition C:it�-ot"Ti��:�ri3 '71
SR De�ign LLC Februam 1,2007
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� � � TIGARD. OREGON C. �� (�)��t213 FAx: (30.31 Iea-e35J
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APPLICATION
CONFERENCE
NOTES
EXHIBIT A-
PRE-APPLICATIDN
CONFERENCE NOTES
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PRE-APPLICATION �'�
O
CONFERENCE REQUEST
CITY OF TIGARD 13125 SW Ha!!B/vd., Tigard, OR 97223(503) 639-4171 FAX: (503) 684-7297
GENERAL INFORMATION
FOR STAFF USE ONLY
Applicant: SR Design LLC
Address: 8196 SW Hall Blvd. Suite 232 Phone: 503-469-1213 Case No.: ��°��� 6�c� �
City: Beaverton Zip: 97008 Receipt No.: �-c'���Q��
Application Accepted By: � .;-Q.E A-i
Contact Person: Michelle Miller Phone: 503-469-1213_ Date: cv�((��c��
Property Owner/Deed Holder(s): Bob Lawrence r
DATE OF PRE-APP.: r����`1�I�S�
TIME OF PRE-APP.: 4=Ov
Address: 6770 SW Alfred Phone: 503-975-6560_ pRE-APP.HELD WITH:
City: Tiqard Zip: 97223 Rev.7/5/06 i:�curpinMasterslrevisedlPre-AppRequestdoc
Property Address/Location(s): 7412 Cedarcrest Avenue
Tiqard, OR Boulevard HeiQhts. Block 1 Lot 16 REQUIRED SUBMITTAL ELEMENTS
(Note: applications will not be accepted
without the required submittal elements)
Tax Map&Tax Lot#(s): WCTM 1 S125CA. Tax Lot 3800 ❑ Pre-Application Conf. Request Form
4 COPIES EACH OF THE FOLLOWING:
Zoning: R-4.5 (7,500 square feet minimum lot sizel
❑ Brief Description of the Proposal and any site-
Site Size: 32,638 sauare feet specific questions/issues that you would like
to have staff research prior to the meeting.
PRE-APPLICATION CONFERENCE INFORMATION ❑ Site Plan. The site plan must show the
proposed lots and/or building layouts drawn to
All of the information identified on this form are required to be scale. Also, show the location of the subject
submitted by the applicant and received by the Planning Division a property in relation to the nearest streets; and
minimum of one (1) week prior to officiallv schedulinq a the locations of driveways on the subject
pre-application conference date/time to allow staff ample time to property and across the street.
prepare for the meeting. ❑ Vicinity Map
A pre-application conference can usually be scheduled within 1-2 � The Proposed Uses.
weeks of the Planning Division's receipt of the request for either ❑ Topographic Information. Include Contour
Tuesdav or Thursdav morninqs. Pre-application conferences are Lines if Possible.
one (1) hour lonq and are typically held between the hours of � �f the Pre-Application Conference is for a
9:00-11:00 AM. MONOPOLE project, the applicant must
PRE-APPLICATION CONFERENCES MUST BE SCHEDULED IN attach a copy of the letter and proof in the
PERSON AT THE COMMUNITY DEVELOPMENT COUNTER form of an afFdavit of mailing, that the
FROM 8:00-4:Oa/MONDAY-FRIDAY. collocation protocol was completed (see
Section 18.798.080 of the Tigard Community
Development Code).
IF MORE THAN 4 PEOPLE ARE EXPECTED TO ATTEND THE
PRE-APPLICATION CONFERENCE IN YOUR GROUP, PLEASE ❑ Filing Fee$362.00
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM
ARRANGEMENTS CAN BE MADE TO ACCOMMODATE THE
GROUP.
,
October 16, 2006
Request for
Pre-Application Conference
THREE- LOT PARTITI�N
7412 SW Cedarcrest Street
City of Tigard, Oregon
Map # 1S125CA Lot 3800
AGENT:
SR Design t,t,c
Contact: Michelle Miller
8196 SW Hall Blvd., Suite 232
Beaverton, OR 97008
Office (503) 469-1213
Fax (503) 469-8553
APPLICANT:
Pacific Homes
Contact: Robert Lawrence
6770 SW Alfred Avenue
Tigard, OR 97223
Office (503) 975-6560
Fax (503) 265-8243
� •
, REQUEST FOR PRE-APPLICATION CONFERENCE
Proj ect Name:
Address: 7412 SW Cedarcrest Street, Tigard, OR 97223
Legal: Map # 1S125CA; Tax Lot 3800
Area: Approximately 32,638 square feet.75 acres
Current
Zoning: R-4.5 (7,500 square feet minimum lot size)
Request: Three-lot partition
PROJECT SUMMARY
The Applicant is requesting a Pre-Application meeting with City of Tigard staff to review the
possibility of a three 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 three lots. The
size of each lot will conform to the appropriate zoning designation and setbacks. The rear lot will
have access through an easement at the southern portion of the other two lots onto SW 74�
Avenue.
Questions
1. What right of way dedication will be required on SW 74�Avenue?
2. What right of way dedication will be required on SW Cedarcrest Street?
3. What improvements would be required for the development of the site?
4. What, if any would be the fee in lieu of for:
a. SW Cedarcrest Street
b. .SW 74�Avenue
c. the trees
d. the utilities
4. What are the spacing requirements for driveways?
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November 2006 December 2006
S M T W T F S S M T W T F 3
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19 20 21 22 23 24 25 17 18 19 20 21 22 23
zs 2� za 2s ao Tuesday, November 14, 2006 z4 z5 zs z� Zs zs so
-Pre-Apps CD Meetings __ _
Early i --- - -�
8:00 AM
9:00 AM (9:00 AM - 10:00 AM)(SR Design Michelle Miller 469-1213 7412 SW Cedarcrest 3 lot partition Lawrence
Partition)
�
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 I
i
� I
I
I
Shirley Treat 1 10/18/2006-10:03 AM
PRE-APPLICATION CONFERENCE NOTES -� ���
�,�
➢ EHGINEERING SECTION Q CityafTigard,Oreg�n
Community�DeveCopment
S�ia ' ABetterCommun'
PUBLIC FACILITIES Tex Mep[Sl: 1S125CA
Tax�oas�: 3soo
Uae iylpe: MLP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Right-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW 74th Avenue to 29 feet from centerline (Neighborhood Route w/bike lanes)
� SW Cedarcrest Street to 27 feet (Neighborhood Route - no bike lanes)
❑ 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:
CITY OF T16ARD Pre-Applicatlon Co�eronce Notes Page 1 of 6
Englneering DeaartmeM Secu�n
� Half street improvements will be necessary along SW Cedarcrest Street, to include:
� 16 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 5-foot concrete sidewalk with 5 foot planter strip
� street trees sized and spaced per TDC
� street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
CIT11 OF T16ARD Pre-Applicadon Comerence Notes Page 2 of 6
Engins�ring U�partmeM SscU�n
. . ❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary pubiic 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.) 74th Avenue
(2.) Cedarcrest Sfreet
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 line.
Water Supplv:
The Tualatin Vallev Water District (Phone:(503) 642-1511 provides public water service in the area
of this site. This service provider should be contacted for information regarding water supply for your
proposed development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: Eric McMullen, (503) 612-7010]
provides fire protection services within the City of Tigard. The District should be contacted for
information regarding the adequacy of circulation systems, the need for fire hydrants, or other
questions related to fire protection.
Storm Sewer Improvements:
All proposed development within the City shall be designed such that storm water runoff is conveyed
to an approved public drainage system. The applicant will be required to submit a proposed storm
CITY OF T16ARD Pre-Applicatlon Co�erence Notes Page 3 of 6
Englneering oeparon�m Secn�n
, drair�-age plan for the site, an�� �y be required to prepare a sub-r �n drainage analysis to ensure
that the proposed system will a�.,�mmodate runoff from upstream prc,Narties when fully developed.
On-site detention may be required. Site runoff must be discharged 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.
1) Driveways must be spaced per the City's Design Standards, Drawing 140
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of 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 TIF
CRY OF i16ARD Pre-Applicatlon Co�erence Notes Page 4 of 6
Engln��Mng OepartmeM S�ctl�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:
NOTE: If an PFI Permit is required,the applicant must obtain that
permit prior to release of any permits from ihe Building Diuision.
Building Division Permits:
The following is a brief overview of the type of permits issued by the Building Division. For a more
detailed explanation of these permits, please contact the Development Services Counter at
503-639-4171, ext. 304.
Site Improvement Permit (SIT). This permit is generally issued for all new commercial,
industrial and multi-family projects. This permit will also be required for land partitions where lot
grading and private utility work is required. This permit covers all on-site preparation, grading
and utility work. Home builders will also be required to obtain a SIT permit for grading work in
cases where the lot they are working on has slopes in excess of 20% and foundation
excavation material is not to be hauled from the site.
Building Permit (BUP). This permit covers only the construction of the building and is issued
after, or concurrently with, the SIT permit.
Master Permit (MST). This permit is issued for all single and multi-family buildings. It covers all
work necessary for building construction, including sub-trades (excludes grading, etc.). This
permit can not be issued in a subdivision until the public improvements are substantially
complete and a mylar copy of the recorded plat has been returned by the applicant to the City.
For a land partition, the applicant must obtain an Engineering Permit, if required, and return a
mylar copy of the recorded plat to the City prior to issuance of this permit.
Other Permits. There are other special permits, such as mechanical, electrical and plumbing
that may also be required. Contact the Development Services Counter for more information.
CIT1f OF T16ARD Pre-Applicatlon CoMerence Notea Page 5 of 6
Engineering Oepanment SecUon
� . .
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 ;��rtitl�JLr--- � • I�•d
ENGINEERING EPARTMENT STAFF DATE �
Phone: (5031639-4111
Fax: [5031624-0752
document3
Revised: September 2,2003
�
CIT10F T16ARD Pre-Applicatlon Come�ence Nates Page 6 of 6
Englneering Uspartm��n SscU�n
t,ITY OF TIGARD
.,
PRE-APPLICATION CONfERENCE NOTES °
(Pre-Application Meeting Notes are Valid for Six (6) Months)
' PRE-APP.MTG.OATE: �t�'��� �I���-F`Uk-% I
i
STAFF AT PRE-APP.: M1-�1/'` �v�
_ _ _---- --- __--- --------�- RESIDENTIAL
APPLICANT: � � D t's. <� r� , L�C- AGENT: N1���e I I -e M; I�e�
Phone: ���� ) ��� - ��i 3 Phone: �����) y�`i - ia i 3
PROPERTY LOCATION:
ADDRESS/GENERAL LO[ATION: �`I I.� S i,� C ��.(r C K J � /}Z,� .
TAX MAP(S)/LOT #(S): 151 a5 c%A -n3�vo
NECESSARY APPLICATIONS: 1`'1;n o� Lc�r d, Pa�� -h u� - 1`� � �
PROPOSAL DESCRIPTION: �fi ,--� �i�•,
COMPREHENSIVE PLAN
MAP DESIGNATION: L.c,� �E ns. �--�1 ��,�;d e�-fi��
ZONING MAP DESIGNATION: � - �-}.5�
tONING DISTRICT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18. 5 i o �
MINIMUM LOT SIZE:15��� sq. ft. Average Min. lot width: ��� ft. Max. building height: � ft.
Sethacks: Front ,�G ft. Side � ft. Rear �5 ft. Corner_�ft. from street.
MAXIMUM SITE COVERAGE: -- % Minimum landscaped or natural vegetation area: — %.
GARAGES: �c' ft.
❑ NEIGHBORHOOD MEETING [Refer to the Neighborhood Meeting HandouU
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNIN � nlv�Slc)N 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
submittinq 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 ApplicatioNPlanning Division Section
I
� I
' ' '�,
[� NARRATIVE [Refer to Code Chapter 18.3901 I
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 larg e, public facilities systems, and affected private
property users. In situations where the Community Development Code requires the dedication of real
property interests, the applicant shall either specifically concur with the dedication requirement, or
provide evidence which supports the conclusion that the real property dedication requirement is not
roughly proportional to the projected impacts of the development.
� ACCESS [Refer to Chapters 18.705 and 18.7651
Minimum number of accesses: � Minimum access width: /5 �
Minimum pavement width: �v'
❑ WALKWAY REQUIREMENTS [Refer to Code Chapter 18.705]
Within all ATTACHED HOUSING (except two-family dwellings) and multi-family developments, each
residential dwelling SHALL BE CONNECTED BY WALKWAY TO THE VEHICULAR PARKING
AREA, COMMON OPEN SPACE AND RECREATION FACILITIES.
� RESIDENTIAL DENSITY CALCUlATION [Refer to Code Chapter 18.7151-SEE EKAMPLE 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: ���;.ti,�.kd $g���. �.�, (c 3�
All sensitive lands areas includinq: .��`i�� {�z. ��� ,e��«c+;�, - �s� �
➢ Land within the 100-year floodplain; a�,� i� o
➢ Slopesexceeding25%; �,�;rn�,�� ��<<5 r�,�'��, _ i`�`�v
➢ Drainageways; and �� ��� —
➢ Wetlands for the R-1, R-2, R-3.5, R-4.5 and R-7 zoning districts. , �s��
Public ri ht-of-wav dedication: ,�;�. ��t ,;rz •
g : ,3 ,a2 9 a� 3 u.�;�.r MpK
➢ Single-family allocate 20% of gross acres for public facilities; or � �3 �, � u�, fr ;-�-.?.
➢ Multi-family allocate 15°/o of gross acres for public facilities; or
➢ If available, the actual public facility square footage can be used for deduction.
El(AMPLE Of RESIDENTIAL DENSITY CALCULATIUNS:
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-wav 6,534 sa.ft. (15% for public riqht-of-way
NET: 34,848 square feet NET: 37,026 square feet
- .050 lminimum lot areal - 3.050 (minimum lot areal
= 11A Units Per Acre = 12.1 Units Per Acre
�The Oeuelopment Code requires that the net slte area exlst for the nextwhole dwelling unit NO ROUN�INC UP IS PERMITiEO.
�Mlnlmum Prolect Density is 80%of the maxlmum allowed denslN.TO DETERMINE THIS STANDARU,MUITIPIY THE MA1lIMUM NUMBER OF UNITS BY.8.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 9
Residential Application/Planning Division Section
� � SPECIAL SETBACKS [Refer to Co. ,ection 18.7301
� ➢ STREETS: feet from the centerline of
�—� ➢ FLAG LOT: A TEN (10)-FOOT SIDE YARD SETBACK applies to all primary structures.
Pa,rr�� 3 ➢ ZERO LOT LINE LOTS: A minimum of a ten (10)-foot separation shall be maintained
��,.73a����G 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 applicadle zoning district for the primary structures'setback requirementsJ
�c] FLAG LOT BUILDING NEIGNT PROYISIONS [Refer to Code Chapter 18J301 � �� %�
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 18.7451
In order TO INCREASE PRIVACY AND TO EITHER REDUCE OR ELIMINATE ADVERSE NOISE
OR VISUAL IMPACTS between adjacent developments, especially between different land uses, the
CITY REQUIRES LANDSCAPED BUFFER AREAS along certain site perimeters. Required buffer
areas are described by the Code in terms of width. Buffer areas must be occupied by a mixture of
deciduous and evergreen trees and shrubs and must also achieve a balance between vertical and
horizontal plantings. Site obscuring screens or fences may also be required; these are often
advisable even if not required by the Code. The required buffer areas may onlv 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 aqplicable to vour proposal area is:
Buffer Level along north boundary. Buffer Level along east boundary.
Buffer Level along north boundary. Buffer Level along east boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG: D�-i�cc� c�f�Y2
`�� � 1�d. �ao. us�� . A . � ...�' �
� LANDSCAPING [Refer to Code Chapters 18.745,18.765 and 18.7051
STREET TREES ARE REQUIRED FOR ALL DEVELOPMENTS FRONTING ON A PUBLIC OR
PRIVATE STREET as well as driveways which are more than 100 feet in length. Street trees must
be placed either within the public right-of-way or on private property within six (6) feet of the right-of-
way boundary. Street trees must have a minimum caliper of at least two (2) inches when measured
four (4) feet above grade. Street trees should be spaced 20 to 40 feet apart depending on the
branching width of the proposed tree species at maturity. Further information on regulations
affecting street trees may be obtained from the Planning Division.
A MINIMUM OF ONE (1) TREE FOR EVERY SEVEN (7) PARKING SPACES MUST BE PLANTED
in and around all parking areas in order to provide a vegetative canopy effect. Landscaped parking
areas shall include special design features which effectively screen the parking lot areas from view.
❑ RECYCLING [Refer to Code Chapter 18.7551
Applicant should CONTACT FRANCHISE HAULER FOR REVIEW AND APPROVAL OF SITE
SERVICING COMPATIBILITY. Locating a trash/recycling enclosure within a clear vision area such
as at the intersection of two (2) driveways within a parking lot is prohibited. Much of Tigard is within
Pride Disposal's Service area. Lenny Hing is the contact person and can be reached at (503)
625-6177.
CITY OF TIGARD Pre-Application Conference Notes Page 3 of 9
Residenlial ApplicatbNPlanning Division Section
� � PARKING [Refer to Code Chapte, J.765 a 18.7051
ALL PARKING AREAS AND DRIVEWAYS MUST BE PAVED.
➢ Single-family............ Requires: One 1 off-street parking space per dweliing unit; and
One �1 space per unit less than 500 square feet.
➢ Multiple-family.........Requires: 1.25 spaces per unit for 1 bedroom;
1.5 spaces per unit for 2 bedrooms; and
1.75 spaces per unit for 3 bedrooms.
Multi-family dwelling units with more than ten (10) required spaces shall provide parking for the use of
guests and shall consist of 15% of the total required parking.
NO MORE THAN 50% OF REQUIRED SPACES MAY BE DESIGNATED AND/OR DIMENSIONED
AS COMPACT SPACES. Parking stalls shall be dimensioned as follows:
➢ Standard parking space dimensions: 8 feet. 6 inches X 18 feet, 6 inches.
➢ Compact parking space dimensions: 7 feet. 6 inches X 16 feet, 6 inches.
➢ Handicapped parking: All parking areas shall provide appropriately located and dimensioned
disabled person parking spaces. The minimum number of disabled person parking spaces to
be provided, as well as the parkin� stall dimensions, are mandated by the Americans with
Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be
posted.
❑ BICYCLE RACKS [Refer to Code Sectlon 18.1651
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.
❑ SENSITIVE LANDS [Refer to Code Chapter 18.7151
The Code provides REGULATIONS FOR LANDS WHICH ARE PQTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibilitv to precisely
identify sensitive land areas, and their boundaries, is the responsibility of the applicant. Areas
meetinq the definitions of sensitive lands must be clearlv indicated on qlans 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 18.775.070.C1
When STEEP SLOPES exist, prior to issuance of a final order, a geotechnical report must be
submitted which addresses the approval standards of the Tigard Community Development Code
Section 18.775.080.C. The report shall be based upon field exploration and investigation and shall
include specific recommendations for achieving the requirements of Section 18.775.080.C.
,�J CLEANWATER SERYICES[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.
Desiqn Criteria:
The VEGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 9
Residential Application/Planning Division Section
.lE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAURESOLUTION 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%
� 10 to <50 acres 30 feet
� >50 to <100 acres 50 feet
• Existing or created wetlands >25% Variable from 50-200 feet. Measure
♦ Rivers, streams, and springs with year-round flow in 25-foot increments from the starting
+ Streams with intermittent flow draining >100 acres point to the top of ravine (break in
• Natural lakes and ponds <25%slope), add 35 feet past the top
of ravine'
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, andlor average high water for lakes or ponds,whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
ZVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
3The vegetated 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 fhe
USA Design and Construcfion Standards.
Location of Veaetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
-� CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ SIGNS [Refer to Code Chapter 18.7801
SIGN PERMITS MUST BE 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 REMOYAL PLAN REQUIREMENTS [Refer to Code Section 18.790.030.C.1
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 ApplicationlPlanning Division Section
� THE TREE PLAN SHALL II _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 Sectlon 18.790.060.E.1
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damages is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
➢ If a replacement tree of the size cut is not reasonably available on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
. The number of replacement trees required shall be determined by dividing the
estimated caliper size of the tree removed or damaged, by the caliper size of the
largest reasonably available replacement trees. If this number of trees cannot be
viably located on the subject property, the Director may require one (1) or more
replacement trees to be planted on other property within the city, either public property
or, with the consent of the owner, private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
�] CLEAR YISION AREA [Refer to Code Chapter 18.7951
The City requires that CLEAR VISION AREAS BE MAINTAINED BETWEEN THREE (3} AND
EIGHT (8) FEET IN HEIGHT at road/driveway, road/railroad, and road/road intersections. The size
of the required clear vision area depends upon the abutting street's functional classification and any
existing obstructions within the clear vision area. The applicant shall show the clear vision areas on
the site plan, and identify any obstructions in these areas.
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 9
Residential ApplicationlPlanning Division Section
� �R( FUTURE STREET PIAN AND EIITENS�, _JF 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.
�c] 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'/z TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
❑ BLOCKS [Refer to Code Section 18.810.090]
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.
CODECHAPTERS
_ 18.330(Conditional Use) �$.6ZO(Tigard Triangle Design Standards) X 18.765(Off-Street ParkinglLoading Requirements)
_ 18.340(Directors Interpretation) 18.630(Washington Square Regional Center) _ 15.775(Sensitive Lands Review)
_ 1 H.35O(Planned Devebpment) '� 18.705(Access/Egress/Circulaeon) _ 18.7HO(Signs)
_ 18.360(Site Development Review) �$.7�O(Accessory Residen6al Units) _ �S.7H5(Temporary Use Permits)
_ 'I H.37O(VarianceslAdjustments) X �$.7�5(Density Computations) x �$.790(Tree Removaq
_ �8.3HO(Zoning Map/Text Amendments) �H.72O(Design Compatibility Standards) ?� �$.7J5(Visual Clearance Areas)
_ 1 S.3S5(Miscellaneous Permits) �_ 18.725(Environmental Performance Standards) _ 18.79$(Wireless Communication Facilities)
� �S.39O(Decision Making ProceduresJlmpact Study) �8.�30(Exceptions To Devebpment Standards) .� 18.81 O(Street&Uti�ity Improvement Standards)
_ 'I 8.4�O(Lot Line Adjustrnents) 1 H.74O(Historic Overlay� _
�� �$.420(Land Partitions) 18.742(Home occupaGon Permits)
_ �H.430(5ubdivisans) � ')H.745(Landscaping 8 Screening Standards)
?� �H.51 O(Residen6al Zoning Districts) 'I$.]5O(Manufactured/Mobil Home Regulations)
_ 1 H.52O(Commeroial Zoning Districts� 15.755(Mixed Solid WastelRecycling Storage)
_ 18.530(Industrial Zoning Districts) 1 H.76O(Nonconforming Situations)
CITY OF TIGARD Pre-Application Conference Notes Page 7 of 9
Residential ApplicatioNPlanning Division Section
� ADDITIONAL CONCERNS OR COMMENTS.
�' � 1..i D? IL r'C.i.,��I ('c'.`�l ��✓��
- 3� d�.� ��}:-Y, �I�-k��.0 r� �� � �.�
– 3 c ov+ c'� c�-I s�c b,�;��f-��/
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°" {"IiAJ'r nfl; r�c�� cL �Q� J�Cl✓1 �r'f��dr(�,c� CJ��; Lt- ('P��� ii 2� Ctth�-%r.S �_ (�u:'�l'urrl�/i`�
`�'�� '�'U�f ��.c ,.;��:��.e-�S d�sc •-, h2d 'rry I� 7 90 . O.�C�7 !3
<" Mi �i�3 ct_+�c,� ��� re���A �.-c d -Fu� {-r-ze.5 1�����e d d�, r� . °l�tv c>�cy . i'a �a � i ree�
e�:<n ��- �,�� �; ��-�e d b��—�I ��-I�n� o., - 5; -F� � �-z e - ,,, - 1�r`�: o r c�.
t����t b,,� ct-�i u� -�I rt ��4 .
�
PROCEDURE
Administrative Staff Review.
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: Applications
submitted bv mail or dropped off at the counter without Planninq Division acceptance mav be
returned. The Planninq counter closes at 5:00 PM.
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/2" x 11". One 8'/z" x 11"
map o a propose_d project shall also be submitted or attachment to the sta report or
administrative decision. Applications with un olded maps shall not be accepted
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the applicant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 9
Residential Application/Planning Division Section
�. � .
The administrative decision �ublic hearing will typically occur ap� .imately 45 to 60 days after an
application is accepted as being 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 �a r'� ,�y 'S (.��-�-;c� �� . A basic flow chart
which illustrates the review process is available from the Planning Division upon request.
Land use applications requiring a public hearing must have notice posted on-site by the
applicant no less than 10 days prior to the public hearing.
This PRE-APPLICATION CONFERENCE AND THE NOTES OF THE CONFERENCE ARE
INTENDED TO INFORM the prospective applicant of the primary Community Development Code
requirements applicable to the potential development of a particular site and to allow the City staff
and prospective applicant to discuss the opportunities and constraints affecting development of the
site.
SUBDIVISION PLAT NAME RESERVATION [County Surveyors Office: 503-648-88841
PRIOR TO SUBMITTING A SUBDIVISION LAND USE APPLICATION with the City of Tigard,
applicants are re�Ulred to complete and �le 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 policy is to apply 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 Code shall not constitute a waiver of the applicable standards or requirements.
It is recommended that a prospectiye applicant either obtain and read the Community Development Code or
ask an questions of Cit staff relative to Code re uirements prior to submittin an application.
AN ADDITIONAL PRE-APPLICATION FEE AND CONFERENCE WILL BE REQUIRED IF AN
APPLICATION PERTAINING TO THIS PRE-APPLICATION CONFERENCE IS SUBMITTED AFTER A
PERIOD OF MORE THAN SIX (6) MONTHS FOLLOWING THIS CONFERENCE (unless deemed as
unnecessary by the Planning Division).
PREPARED BY: L�� Cc�c.��z.e...: Che�-� I C�cz.;,�E��
[ITY OF TIGARD PLANNING DIYISION - iTAFF PERSON NOLDING PRE-APP. MEETING
PHONE: 503-639-4171 FAX: 503-684-7297
EMAIL: - re�-r�-�, '.igaxder�s
c����rylc (�� �i����%,_L -c,' `)����
TITLE 18(CITY OF TIGARD'S COMMUNITY DEYEIOPMENT fODE)INTERNET ADDRESS: WWW.CI.tigard.01'.IIS
H:lpattylmasterslPre-App Notes Residential.doc Updated: 15-Dec-04
(Engineering section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 9 of 9
Residential Appl'�cationlPlanning Division Section
EXHIBIT B-
PROPERTY TITLE
INFORMATION
� T1CQR TIT�E INSURANCE CC�MPANY
STATUS OF REC�RD TITLE REP�RT SUPPLEMENT 1
PORTLAND OFFICE�T1TLE)
1629 SW 6almon •Portfand OR 97205
(503)224-0550 • FAX:�503)219-2219
January 19, 2D07
Diane K. Coler
Ticor Titfe Insurance Company
PEtErICO�BfdilCh
9755 SW Bames Rd, Suite 255
Portland �R 97225
Phone: (�03} 219-1160
FAX: (503}297-599'1
Order Number. 89257g
Regarding: Lawrence Resaurces, Inc{Borrower�
property Address: 7412 SW Cedarcrest Street
Tigard, OR 97223
County: Washingtan
DATED AS OF: January 10, 2007, 8:00 am
PROPERTY
We have searched aur Tract Indices as to the following described real praperty:
See Attacfied Lega1 Desc�iptian.
VESTING
�AWRENCE RES�URCES, INC
RECORDE� INFORMATtON
Said propsrty is subject to the following on record matter{s):
NOTE: Property taxes PAID
Tax Year. 2006-07
Paid Amount: $1,fi83.54
Tax Acct Number: R227828, 1S125CA-03800, Code Q23.8'(
1. Deed ofi Trust, including the terms and provisians thereof, given to secure a note,
Amaunt: $178,750.00
Executed By: Robert H. Lawrence
Trustee: Ticor Title Insurance Company
STATUS OF RECpRD TITLE R'cPORT SUPPt:EMENT t(TI2ii} 1
Beneficiary: Sterling Savings Bank
Dated: Navember 1, 200fi
Recorded Date: November 17', 2006
Recording Number. 2006136381
Loan/Ref. Number: 1 51 1 1 8496
Affects; Other pfoperty also
THtS REPORT IS T� BE UTtLIZED FOR INFQRMATION ONLY. Any use of this report as a basis for
transferring, encumbering or foreclosing the real property described will require payment in an amount
equivalent to applicable title insurance premium as required by the rating schedule on file with the
�regon Insurance Division.
The liability far TICOR TITLE 1NSURANCE COMPANY is limited to the addressee ancf shall nat exceed
it�e premium paid heret�nder.
T1COR TtTLE INSURANCE CQMPANY
Lari Guzman
Title Officer
srarUS o��cor�nr��oct�sua�r.�xr a�n2a� 2
A tract of land in the Southwest one-quarter o# Section 25, Township 1 South, Range 1 West oi the
Willamefte Meridian, in the City of Tigard, County of Washington and State of Oregon, being a portion
of Lot 16, Block 1 BOULEVARD HEIGHTS, aiso being a portion �f those tracts conveyed to Lawrence
Resources, inc. as Parcel 1 and Parcel 2 af Oeed Document No. 24Q6107739, Washington County
Deed Records, and being more particularly described as follows:
Beginning at the Northeast comer of said Lot 16, BOUL.EVARD HEIGNTS; thence along ti�e West righf
of way (ine of SW 74�' Avenue, being 25.00 feet from the centerCine thereof, when measured at right
angles, South 00° 36' 55" West, 121.48 feet to the Northwest comer of that tract af fand ctmveyed to
Randy Lee Calvi and Kimberly Calvi by Deed Document Na. 97111718; thence afong the North fine of
said Calvi tract, North 89° 2T 19" West, 100.Q0 feet to the Northwest comer thereof; thence along the
West line af said Catvi tract, South 0�° 36' S0" West, 9Q.00 fest to the Sauth line Qf said Lat 16, a(so
being the North line of Partition Plat No. 1990-008, Washington County Plat Records; thence along the
South line of said Lot 16, N�rth 89° 21' 19° West, 136.76 fest to the West line of Parcel 1 of said
Lawrenc� Resources tract, also being the East line of that tract of land conveyed to Richard Burris by
Deed Document No. 2Q06057687; thence along the East fine of said Burris tract, North QO° 38' 3'f" East
9Q.00 feet; thence leaving said East line, South 89° 21' 19" East, 54.64 feet; thenc� North 46° 19' 2fi°
East, 21.47 feet; thence North 0�° 38' 31" West 106.36 feet to the South right of way line of SW
Cedarcrest Street, being 25.00 feet from the centerfine thereof; thence aiong said South right of way
line, South 89° 23'40" East, 166.66 feet to the point of beginning.
LEGAL DESCRIPI'lON 3
TiCQR TITLE INSURAN�E CONIPANY
't629 SW Salmon
Porttand,OR 972a5
EXHIBIT C-
CLEAN WATER SERVICES
LETTER
Au8�31 � 2006 2�28PM CLEAN WATER SERVICES 503 6814439 No �4445 P . 1
. . �,l l�►;� i� � lYi_�-
. � AUG � '� 7f1��� i�e Number
Clean Water Servt es �6 - �OzG'p�
Our commitmen[ is clpar, By_ T -- SE� Area Pre-Screening 5ite Assessment
Junsdiction TiGA�Z� , QE . Date �fZ�/�O�
Map b Tax Lot i S��s c�/ D 3 8�� Owner Gce �.��'r' B��kP..�-
Applicant �e ,�,�r,., e.+c-�-
SiteAddress 7yiL S�r✓. [r�(w^c��5��mpany L,��.�'�«cG J?�sa.•�c�s ��++c-.+► Ot�vii+':
rG�n � �Address � yyo .5.�� A���r�o sT.
Proposed Activity ,��� ,«,� Ciry state zip r:r„�.z��o2., 4�z��
�,�X«�F,v Phone ,.r.�o� - �175-65�4G�
Fax So 3 �7 G S-- 8�`�'3
By submitting this form the Owner, or Qwner's authorized agent or representative, acknowledges
and agrees that employees oi Clean Water Services have autnority to enter the project site at all
reasonabie t,mes for the purpose of mspecting project site conditions and gaihenng information
related to the project site.
Ofllcl�l�t�only DHOw Nif lln�
�
oN1c��l u��onir bNow thic Iln� pttlWil uR only N1v�thls fln�
Y N NA Y N �fA
Sensi ive Area Composite Map n(� Stormwater lnirastructure maps
❑ � ❑ MaP'� 1 f1�d ❑ L.J I� OS � 4/o.t�2
D � � Localfy adopted studies or maps Other
Specify ❑ ❑ � Specify
Based on a review of the above informafion and the requirements of Clean Water Services
Design and Consiruction Standards Resolution and Order No. 04-9:
� Sensitive areas potentially exist on site or within 200' of the site.THE APPLICANT MUST
PERFORM A SITE CERTlFICATION PRIOR TO ISSUANCE QF A SERVICE PR4VIDER. It
5ensitive Areas exist on the 5ite or within 20Q feet ort adjacent Froperties, a Natural
Resources Assessme�t Report may also be required.
� Sens�tive areas do not appear to exisi on site or within 200' of the site. This pre•s�reening
site assessment daes NOT eliminate the�eed to evaluate and protect water Quality
sensitfve areas if they are sub59quently disco�ered- This document wilf serve as your
Service Provider Ittter as required by ReSOlution and Order 04-9, Section 3.02.1.All
required permits and approvals must be obtained and completed under applicable focal,
state, and federal law.
� The proposed activity does not meet the definition.of development. NO SITE ASSESSMEf�T
OR SERVICE PROVfDER LEf7ER 1S REQUIRED
Reviewer Comments
Reviewed By: Date:
Official use only
Post-it"Fax Note 7671 °AS° f/ 3/ �eq� � RelUttte(,�!0�lpplic•anf
To From / MaiJ �pz CQunfer
v
co.roPpr. Cq• Dene py (b/�.C„
.a�/�.
PhUrre M Phon�M S0�- 6 8�•��0�
Fax 1r Sd � � � Fax M
EXHIBIT D-
ARBORIST REPORT-
TREE REM�VAL
AND MITIGATI4N PLAN
Tera an & Associates, Inc. _
Terrence P. Flanagan Arboncultural Consultants
Bob Lawrence
Pacific Homes
6770 SW Alfred St. -
Tigard, Oregon 97223
1-11-07
Re: Tree Plan for Tax Lot 3800
Enclosed is the necessary certified arborist report to complete the property division for lot 3800 on the
southwest corner of the intersection of SW 74�'Ave and SW Cedarcrest,Tigard, Oregon as required by the City
of Tigard code.
Summary
Seven of the eight trees currently on the property are to be retained on site. These seven trees equal 87.50%of
all of the trees on site. This percentage is over 75 %of the total trees on site eliminating the need to mitigate for
any of the tree diameter inches that are to be removed from the property.
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.
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.
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 3800,Tigard,Oregon 1/24l2007
Pacific Homes Page 2 of 5
5. Drawings and inforrnation 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.
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,tree recommendation and the calculations for the number of trees
removed from the site.
Discussion
The subject property is to be divided into three 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 8 viable trees on site that are over 12 inches in diameter that are not hazardous. Seven of the trees on
site will be retained resulting in 87.50%retention percentage rate. The total number of inches that are to be
removed equals 13 inches. With the retention rate of trees being over 75%there is no requirement for mitigation
of any of the inches to of the trees to be removed.
Exempt Trees
There are two trees that are exempt due to the fact that there are hazardous trees(#597,#282). Another nine
trees listed in the inventory are less than 12 inches in diameter but greater than six inches and are listed in the
inventory per Tigard code requirements. Both the hazardous trees and the trees less than 12 inches diameter are
not incIuded in the summary of the total trees or inches on site.
Tree Protection
Two trees that are to be retained are located along the east property line of parcel number 3 (#287,#288),The
south property line(#289, 291,290,598,273,272,271,270,269,268), tree#267 and two trees along the north
property line will also be retained(#240,239). It should be possible to properly protect these trees during
construction by installing the tree protection fencing as indicated on the site plan found in appendix#3 and
following the tree protection steps in appendix# 1.
It should be noted that sidewalks on the north end of the property will be installed that will meander to the north
of tree# 240,a 28 inch bigleaf maple and the south of tree#239, a 19 inch black locust. The sidewalk will need
to be placed on top of existing grade, allowing only the careful removal of the organics on top of the soil to
prevent impacting any of the roots from the trees. The sidewalks will be placed within the tree protection zones
that have been set up for the rest of the construction activity. Once the sidewalks are installed,the tree
protection fencing will have to be reset in its original position unless they are installed at the very end of the
project. When the sidewalks are installed,the project arborist should oversee their installation to ensure that
roots are not adversely impacted. The sidewalks may end up having to be ramped up and over roots that may be
encountered that are too large to prune.
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.
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 3800,Tigard,Oregon 1/24/1007
Pacific Homes Page 3 of 5
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;
• 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 occurrence 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
With care,the protection of the seven trees that are to be retained on site should be successful if all contractors
honor the tree protection areas as set.
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•Fa�(503)697-1976
E-mail:Terry@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Lot 3800,Tigard,Oregon 1/24/2007
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 cunent Trunk Formula
Method as outline by the Council of Tree &Landscape Appraisers current 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 cleazed in order to protect the trees and the
soil 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 high orange
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 ow�ner 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 3800,Tigard,Oregon 1/242007
Page 5 of 5
Pacific Homes
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
finai 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@Teragan.com
ISA Board Certified Master Arborist,#PN-0120 BMT
Member,American Society of Consulting Arborists
Appendix#2
Tree Plan for Tax Lot 3800
Name: Pacific Homes
Location: SW 74th Ave &SW Lawrence
TREES VIABLE
GREATER TREES TO
COMMON BOTANICAL THAN 12 REMOVE BE
NO. NAME NAME DBH INCHES CONDITION STRUCTURE COMMENTS TREE DBH REMOVED
Bigleaf Acer
240 Maple macrophyllum 28 1 Fair Fair Mature. no
Black Robinia
239 Locust pseudoaccacia 19 1 Fair Fair 38 i ch diamter no
530 Hawthorn Crataegus sp. good Fair tree yes
Scotch
266 Pine Pinus sylvestris 13 1 Good Good yes 13 1
Deodar Cedrus
2g7 Cedar deodara 19 1 Good Good no
Leans N. 15
268 Red Alder Alnus rubra 18 1 Fair Fair degrees. no
Leans N. 15
269 Red Alder Alnus rubra 14 1 Fair Fair g inah diameter, no
270 Red Alder Alnus rubra Fair Fair high crown. no
10 inch diameter,
271 Red Alder Alnus rubra Fair Fair high crown. no
272 Red Alder Alnus rubra Fair Fair 10 inch diameter no
inc iameter,
2 stems 9,7.
273 Red Maple Acer rubrum Fair Fair Basal inclusion. no
inc iame er,
6"x48" cavity from
Sweet Very Poor/ ground on South
2g2 Cherry Prunus avium Hazardous Fair side. yes
Sweet
289 Cherry Prunus avium Fair Fair 7 inch diameter no
Sweet
2gp Cher Prunus avium Fair F ir 8 inch diameter no
3145 Westview Circle
Lake Oswego, OR 97034
503-697-1975
' . i
Appendix#2
Tree Plan for Tax Lot 3800
Sweet
291 Cherry Prunus avium Fair Fair 7 inch diameter no
Sweet
5g8 Cherry Prunus avium Fair Fair 10 inch diameter no
Douglas Psuedotsuga
287 Fir menziesii 33 1 Good Good no
Northern
288 Red Oak Quercus rubra 28 1 Good Good no
8 inch diameter, 2
stems 6,6. Broken
top. Many trunk
Very Poor/ cavities. Leans
597 Pear Pyrus sp. Hazardous Poor South. yes
Total Inches of Removed Trees Greater than 12 Inches 13
172 Total Diameter Inches of all Trees Greater Than 12 Inches
I 8 Total Number of Viable Trees Greater than 12 Inches
Total Number of Viable Trees Greater than 12 Inches to be Removed 1
7 Total Number of Viable Trees Greater than 12 Inches to be Retained
Total Number of Viable Trees 8
Total Number of Viable Trees to be Retained �
Percentage of Retained Viable Trees 87.50%
Total Diameter Inches to be Mitigation �
Inches Mitigated x 0 (greater than 75%of trees on site being retained) �
Total Cost for Mitigation if all Inches are to be Paid Into Tree Fund $0.00
Teragan Associates, Inc.
3145 Westview Circle i
Lake Oswego, OR 97034 I
503-697-1975
EXHIBIT E-
STORMWATER
DRAINAGE PLAN
January 18, 2007
Storm Drainage Report
Cedarcrest Land Partition
Map 1 S 1 Z5CA, Tax Lot 38�0
(A 3-Parcel Land Par�t�ition)
City of Tigard, Oregon
Prepared For: �
Lawrence Resources Inc.
6770 SW Alfred
Tigard, OR 97223
Prepared By:
SR Design ��C
8196 SW Hall Bivd, Suite 232
Beaverton, OR 97008
Tax Lot 3800 �
Drainage Report
City of Tigard
Tanuary 18,2007
TL 3800, A Land Partition
4nsite Drainage Report
January 18,2007
Pu_�°ses
'The purpose of this report is to evaluate the proposed site conditions,quantify runoff,
and evaluate the down�he runoffof tt�e newly c eat de mpervious urfaces.�_lieu charge
for water qualrty from
Pre Development Conditions TL 3800:
The analysis of the existmg conditions is for the proposed 3-Parcel partition on TL 3800
from Tax Map 1S125CA.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 on the Southwest
corner of SW Cedarcrest Street and SW 74 Avenue in City of Tigard,Oregon. The
subject property occupies 0.75 acres.The existing parcels slope from the north to the
south,where the existing runoff drains onto the adjacent lot via overland flow, and a
ditch that is along SW 74�'Avenue.
Properties of TL 3800
Impervious Area: 0.15 ac(CN=98)
Pervious Area: 0.77 ac(CN=79)
QZS=0.39 cfs
These areas include the road improvements;see Figure 1 on AppendizA
The Hydrocad reports can be found on Appendix C.
Soils within our site are HSG Class C soils(45B,Woodhurn Silt Loam,3 to 7 percent
slopes) See Figure 2 in Appendix A.
Post-Develo ment Conditions within TL 3800:
The parcel and lot line adjustment for Tax Lot 3800 will create a total of 3 parcels.
Site grading will be minimal,with the site to remain sloping from the north to the south.
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 south)located along SW 74`�Avenue.
This total basin draining to�e alculated us ng the SCS Type 1Aa24 h ur325-year storm
The proposed stormwater was
event(3.9"depth).
Tax Lot 3800
Drainage Report � �
City of Tigard � �
January 18,2007 . �
Post-development site characteristics and runoff summaries:
Impervious Area: 0.27 ac(CN=98)
Pervious Area: 0.65 ac(CN=79)
QZS=0.45 cfs
� These areas include the road improvements;see Figure 1 on Appendix A
The Hydrocad reports can be found on Appendiac C.
Water ualitv:
Per CWS 3.12.b.1b a water quality facility is no�e newld creat d impervious surface
. lieu charge for water quality from the runoff of Y
Convevance Svstem:
Stormwater on 74�will continue to be conveyed through the existing ditch. Stormwater
runoff from rooftops will be conveyed through appropriately sized storm pipes,which
will outlet to the ditch flowing north south. The on etue. ��y IIm�ebdownstream
adequately convey the SCS Type lA, 24 hour, 25-y
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 ditch conveyance calculations.
Down Stream Analvsis:
Per CWS section 3.053.a.2b we have analyzed�r�ditoccurs south onhSW 74`�Avenue
constitutes less than 5%of the total tributary flo
at approximately the intersection of SW 74�'Avenue and SW Elmwood Street.
The additional flow generated by the improvements Qn TL 3 800 endi x C(under he total
flow of the basin is 1.27 cfs.Please see Hydrocad report on App
downstream analysis).The existing trapezoidal roadside ditch is 1.5 ft.deep,
1 ft bottom,
and approximately 1:1 side slopes,the slope of the ditch is approximately 6%flowing to
the South.The flow to the ditch,including the additiona10.06 cfs of our improvements,
is 1.27 CFS.The existing trapezo�dll have a free boasd of 0.6A SeeuAppendix Cy�e
post development discharge and w
Tax Lot 3800
Drainage Report
City of Tigard �
,
January 18,2007
APPENDIX A
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Tax Lot 3800
Drainage Report
City of Tigard
January 18,2007 .
APPENDIX B
HYDRAULIC WORKSHEETS
� PAC001 - Type IA 24-hr 25-YR Rainfa11=3.90"
Page 1
Prepared by {enter your company name here} . 1/18/2007
H droGAD�8.00 s!n 004357 O 2006 H droCAD Software Solutions LLC
Reach 7R: (new Reach)
Inflow Area = 3.380 ac, Inflow Depth > 2.17" for 25-YR event
Inflow = 1.27 cfs @ 8.06 hrs, Volume= 0.611 af
Outflow = 1.26 cfs @ 8.14 hrs, Volume= 0.609 af, Atten= 1%, Lag= 4.7 min
Routing by Stor-Ind+Trans method, Time Span= 0.00-24.00 hrs, dt= 0.05 hrs
Max. Velocity= 0.74 fps, Min. Travel Time= 2.2 min
Avg. Velocity = 0.51 fps, Avg.Travel Time= 3.3 min .
Peak Storage= 170 cf @ 8.10 hrs, Average Depth at Peak Storage= 0.90'
Bank-Full Depth= 1.50', Capacity at Bank-Full= 3.64 cfs
1.00' x 1.50' deep channel, n= 0.300
Side Slope Z-value= 1.0'/' Top Width=4.00'
Length= 100.0' Slope= 0.0600 'P
Inlet Invert= 0.00', Outlet Invert=-6.00'
���
.
_�,, � ,
Tax Lot 3800
Drainage Report � "
City of Tigard
January 18,2007
• ,
APPENDIX C
HYDROLOGIC WORKSHEETS
PAC001 Type IA 24-hr 25-YR Rainfa11=3.90"
Prepared by {enter your company name here} . Page 1
H droCAD�8.00 s/n 004357 OO 2006 H droCAD Software Solutions LLC 1/18/2007
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 8S: POST-TOTAL DA D-STREAM Runoff Area=3.380 ac Runoff Depth>2.17"
Flow Length=800' Tc=29.2 min CN=83 Runoff=1.27 cfs 0.614 af
� Subcatchment POSTDEV: POST DEV TL3800 Runoff Area=40,504 sf Runoff Depth>2.35"
Flow Length=200' Slope=0.0600 7' Tc=18.1 min CN=85 Runoff=0.45 cfs 0.182 af
Subcatchment PREDEV: PRE DEV TL 3800 Runoff Area=40,505 sf Runoff Depth>2.10"
Flow Length=210' Slope=0.0600'/' Tc=18.8 min CN=82 Runoff=0.39 cfs 0.163 af
Total Runoff Area= 5.240 ac Runoff Volume=0.955 af Average Runoff Depth = 2.19"
67.39% Pervious Area=3.531 ac 32.61%Impervious Area= 1.708 ac
- PAC001 Type IA 24-hr 25-YR Rainfal1=3.90"
Prepared by{enter your company name here} Page 2
H droCAD�8.00 s/n 004357 O 2006 H droCAD Software Solutions LLC 1/18/2007
Subcatchment 8S: POST-TOTAL DA D-STREAM�
Runoff = 1.27 cfs @ 8.06 hrs, Volume= 0.611 af, Depth> 2.17"
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 ac CN Descri tion
3.380 83 1/4 acre lots 38% im HSG C .
2.096 Pervious Area
1.284 Impervious Area
Tc Length Slope Velocity Capacity Description
min feet ft/ft ft/sec cfs
26.9 300 0.0500 0.19 Sheet Flow,
Grass: Dense n= 0.240 P2= 2.50"
2.3 500 0.0600 3.67 Shallow Concentrated Flow, �
Grassed Waterwa Kv= 15.0 f s
2g.2 800- Total
Subcatchment POSTDEV: POST DEV TL3800
Runoff = 0.45 cfs @ 8.02 hrs, Volume= 0.182 af, Depth> 2.35"
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 Descri tion
2g,62g 79 50-75% Grass cover, Fair, HSG C
11,875 98
40,504 85 Weighted Average
2g,62g Pervious Area
11,875 I mpervious Area
Tc Length Slope Velocity Capacity Description
min feet ft/ft ft/sec cfs
18.1 200 0.0600 0.18 Ghass: Dense n= 0.240 P2= 2.50"
Subcatchment PREDEV: PRE DEV TL 3800
Runoff = 0.39 cfs @ 8.03 hrs, Volume= 0.163 af, Depth> 2.10"
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 Descri tion
33,910 79 50-75% Grass cover, Fair, HSG C
6,595 98
40,505 82 Weighted Average �
PAC001 Type lA 24-hr 25-YR Rainfa11=3.90"
Prepared by{enter your company name here} � Page 3
H droCAD�8.00 s/n 004357 4 2006 H droCAD Software Solutions LLC 1/18l2007
33,910 Pervious Area
6,595 Impervious Area
Tc Length Slope Velocity Capacity Description
(min) (feet) (ft/ft) (ft/sec) (cfs)
18.8 210 0.0600 0.19 Sheet Flow,
Grass: Dense . n= 0.240 P2= 2.50" �
FROM :LAWRENCE FRX N0. :503 265 8243 Jul. 20 2007 01:24PM P1
PACIF�C HOMES A DIVISION OF LAWREIVCE R�S4URCES INC.
oar�:
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Send ta:[�t}-�' �� ,�i���f� F'om;Robert H, Lawrence, Presldent
Atkention; �J�jf�j�/y1 ---^ �iflce Locetlon:6770 SW Alfred St.Tlqard,�R 91223
� OMca Locatlon:�rr�✓-��-��* �^'� Phone; 503-975-6560 Fax:503-265-6243
�y+ .�ric.� i��f`
Fex n�umber: �j ��2 y����� Number of Paqes,Including Covar:
� O URGEN" LI REPI.Y ASAP ❑PLEASE COMMEN'C �Y,PLEASE REVl�/V '�FOR YOUR INFORMATIOfr'
COMMEM'S: �r �-.mr<< s� ,r,r '¢�x S-- v'— �"'_ �
.rr�--��.� � �. � �� �.� ,�.�
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Robert H. l..awren�e, PresidEnt
i 6770 SW Alfred St, '�"Igard, OR 97223
FROM :LAWRENCE FAX N0. :503 265 8243 Jul. 20 2007 01:25PM P2
� �'� � � Bob Lawnence�bahamabob�gmail.com>
,. ..� � Ir�;
, ,,
_
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Tree Protection Fencing �heck on tax Ivts 3600 and 3800
1 message
_ _ . . .
Ter�g�n&Assoclates<terry�taragan.cam� Frl,Jul 20,2047 at 11:46 AM
Reply-Tq: Terag�n &Assaciates<terry(�teragan,com>
To: emily{�tigard-or.gov, cheryl�tigarci-or.gov, bahamabob(�gmail.com
$ob,
This email is to report af my inspection of the tree protection fencing that you have erected on tax lots 3600 north of SW
Cedarcrest and tax lat 3800 sou#h of 5W Ced�rcrest on the evening af July 18, 2007.
The tree profiectian that has been erected on both lots is adaquate�or the remaval of the tr�es that have b�en slated for
removal based on my repart dated 1-11-47 for tax lot 380d and 1-12-07 for tax lot 36Q0. 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 rernove tree�wlthin some of the tree
proteotion areas. The final placement of the tree protectipn fencing will have to be moved to the locations as indicated on the
tree protectlon plan ance the lots have been cleared pf the trees to be removed. Also, infprm the contractors that are
comple#Ing the removals that they are to reach in to the areas adjacent to the tree protection areas to remove the felled trees
to prevent any soil compaction. They should also be instructed that any tre�felling, clean up of debrls or any other activity
should be done In Such a manner as to insure that no damag�pccurs to#he t�ees that are to be ralained and the area around
the trees to be retained is to be pratected from any damege or soil compaction,
If you have any questlons, please o�ll ar�mail.
T'erry
Terrence P. FlBnag�n
BOafd C�rtified Master Arborist#PN-01206MT
Certified Tree Risk Assassor#PNW-0152
Member, American Society of Consulting Arbarists
_ . _ .
i�izii2oo�
. CITY OF TIGARD ��:a3:33AM
13125 S�i'Ilall Blvd.
' � I igard,OR 97223 (503)639-�3171
Conditions Associated With Case #: MLP2007-00005
Project Name: CEDARCREST PARTITION
CURREN"1' STATUS UPDATED
# DESCR1N710N STATUS* DATE E3Y DATE �3Y
1 SITE PLAI� SHOWING SCRGLNING M 1 I;'21,'2007 CAC I 1 �?1��2007 CAC
1. Prior to final plat the applicant shall submit a revised sitc plan for review and approval that shows the location and type of
screening to be provided along the access drive to Parcel 3.
2 TVF&R LETTER N CAC 5/18/2007 MSB
2. Prior to final plat,the applicant shall provide the City with a letter of approval from Tualatin Valley Fire and Rescue for
the proposed minor land partition.
3 7500 SF MIN FOR LOTS ON PLAT N CAC 5/18/2007 MSB
3. Prior to final plat the applicant shall show that the minimum lot size of 7,500 square feet is still met if Washington County
requires additional right-of-way dedication above City standards.
4 CASH ASSURANCE FOR TREES M 8/2/2007 CAC 8/6/2007 MSB
4. Prior to commencing site work,the applicant shall submit a cash assurance or any other assurance approved by the City for
the equivalent value of mitigation required. If additional trees are preserved through the subdivision improvements and
construction of houses,and are properly protected through these stages by the same measures afforded to other protected trees
on site,the amount of the approved assurance may be correspondingly reduced. Any trees planted on the site or off site in
accordance with 18.790.060(D)will be credited against the approved assurance, for two years following final plat approval.
Required parking lot and landscape trees cannot be credited. After such time,the applicant shall pay the remaining value of
the approved assurance as a fee in lieu of planting.
5 [NSTALL TPZ;STAFF INSPECT M 7/23/2007 CAC 7'27;2007 CAC
5. Tree Protection-Prior to any site work the applicant shall install all proposed tree protection fencing. The fencing shall be
inspected and approved by the Project Arborist and City Planner(Cheryl Caines)prior to commencing any site work. The
tree protection fencing shall remain in place through the duration of all of the building construction phases, until the
Certificate of Occupancy has been approved.
6 BI-WKLY ARBORIST REPORTS N CAC 5/23/2007 MSB
6. The applicant shall have an on-going responsibility to ensure that the Project Arborist has submitted written reports to the
Planning Department(Cheryl Caines),at least once every two weeks,as the Project Arborist monitors the construction
activities from initial tree protection zone(TPZ)fencing installation through the building construction phases. The reports
shall evaluate the condition and location of the tree protection fencing,determine if any changes occurred to the TPZ,and if
any part of the Tree Protection Plan has been violated. If the amount of TPZ was reduced,then the Project Arborist shall
justify why the fencing was moved and shall certify that the construction activities did not adversely impact the overall,
long-term health and stability of the tree(s). [f the reports are not submitted to the Ciry at the scheduled intervals,and if it
appears the TPZ's or the Tree Protection Plan are not being followed by the contractor or a sub-contractor,the City can stop
work on the project until an inspection can be done by City Staff and the Project Arborist. Prior to issuance of any
Certificates of Occupancy,the Project Arborist will submit a final certification indicating the elements of the Tree Protection
Plan were followed and that all remaining trees on the site are healthy, stable,and viable in their modified growing
environment.
7 SHOW VIS CLEAR ON REV PLAT N CAC 5/23/2007 MSB
7. Prior to final plat,the applicant shall submit a revised plat that shows the visual clearance areas accurately, in accordance
with Tigard Community Development Code(TCDC) Section 18.795.040.
8 VIS CLEAR EASEMENTS ON PLAT N CAC 5/23/2007 MSB
8. Place a note on the final plat for visual clearance easements to the benefit of the City of Tigard. Said easements are subject
to the City of Tigard Visual Clearance Area standards that restrict the height of plantings and structures(Tigard Development
Code Chapter 18.795).
9 PFI REQU[RED N KSM 5/24/2007 MSB
9. A Public Facility Improvement(PFI)permit is required for this project to cover construction of the sidewalk along 74th
Avenue 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
Ping-CaseConditions.rpt Page l of 4
�
PACIFIC HOMES
6770 SW ALFRED ST.
TIGARD, OR 97223
11/20/07
TO: Cheryl Caines -City of Tigard Planning Department
RE: Lot Partition MLP 2007-00005
Screening Plan Requirement Condition#1
Attached is a site plan indicating the screening to be installed to satisfy condition#1. The
screening will be placed along the access way on Parcel #3, 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 #3.
Sincerely,
� / �
✓ �' /v �f�:. 'i- � -
Robert H. Lawrence
President
Lawrence Resources Inc. (DBA Pacific Homes)
Phone: 503-975-6560
Email: bahamabob@gmail.com
� � �
Cheryl Caines
From: Jeff Caines[jeffc@srdllc.com]
Sent: Wednesday, December 05, 2007 8:47 AM
To: Dalby, John K.
Cc: Cheryl Caines; Emily Eng; bahamabob@gmail.com; Toby Bolden; Steve Roper
Subject: RE: NF&R Final Approval
I have confirmed with the engineers here that a flre hydrant are located within 600 feet of both developments and the
hydrant are capable of supplying the required fire low demand.
Therefore, both plats can be approved as designed for signing of the mylars.
Jeff
�
From: Dalby, John K. [mailto:John.Dalby@tvfr.com]
Sent: Wednesday, December 05, 2007 7:20 AM
To: Jeff Caines
Cc: Cheryl Caines; Emily Eng; bahamabob@gmail.com
Subject: RE: NF&R Final Approval
Hi Jeff,
The layout of the parcels is approved insofar as fire apparatus access is concerned. There must be a fire hydrant within
600 feet capable of supplying the required fire flow demand.
John K. Dalby, Deputy Fire Marshal II
Tualatin Valley Fire & Rescue, North Division
14480 SW Jenkins Road
Beaverton, OR 97005-1152
503-356-4723
_ _
From: Jeff Caines [mailto:jeffc@srdllc.com]
Sent: Monday, December 03, 2007 9:22 AM
To: Dalby, John K.
Cc: Cheryl Caines; Emily Eng; bahamabob@gmail.com
Subject: NF&R Final Approval
Importance: High
Good morning John,
We are finishing up the final plat for both the North Cedar Crest and South Cedar Crest partitions. They are located west
of SW 74th &Cedar Crest. Once of the final conditions that need to be signed off is the NF&R approval.
I have attached a copy of the plats for your review. Can you please take a look at the layouts and let me and the City
know it meets your approval.
Hope all is well.
Please feel free to contact me if you have any questions or need additional information. We are going to mylars this week.
Jeff
1
.
. �` .
Jeff Caines,AICP
Land Use Planner
SR Design LLC
8196 SW Hall Blvd.Suite 232
Beaverton,OR 97008
503-469-1213-Phone
503-469-Sj53-Fax
i
2
' +
�City�of Tigard, Oregon • 13125 SW Hall Bl'vd. � Tigard, OR 97223
. ,
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July 27, 2010 -
��. ��..�., ��.:,..
Lawrence Resources Inc
Attn: Bob Lawrence
6770 SW Alfred Avenue
Tigard, nR 97223
Re: Status of Tree Mitigation Cash Assurance for Cedarcrest Minor Land Partition,
(MLP2007-00005)
Dear Mr. Lawrence,
With this letter, the Ciry is providing notice of the status of the tree mitigation cash assurance for the
above mentioned minor land partition. No action is required by you. On August 2, 2007 you
deposited a cash assurance for the equivalent value of tree mitigation required by Condirion of
Approval#4 in the amount of$3,750.00.
Pursuant to Condition of Approval #4, "Prior to commencing site work, the applicant shall submit
a cash assurance or any other assurance approved by the City for the equivalent value of mitigation
required. If additional trees are preserved through the su6division improvements and construction
of houses, and are properly protected through these stages by the same measures afforded to other
protected trees on site, the amount of the appYOVed assurance may be correspondingly reduced.
Any trees planted on the site or off site in accordance with 18.790.060 (D) will be credited against
the approved assurance, for two years following fmal plat approval. Required parking lot and
landscape trees cannot be credited. After such time, the applicant shall pay the remaining value of
the approved assurance as a fee in lieu of planting."
The final plat approval date for this subdivision was January 4, 2008. 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
Qanuary 4, 2010). Therefore, the cash assurance, as a fee in-lieu of plantuig, 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,
��=c-z- �le F-,, , L--_
� � /
Gary Pagenstecher
Associate Planner
C: Land Use File MLP2007-00005
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
: ° Community Development
, �
��equest 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: (Rusiness or lndi�•idual) Attn: Bob Lawrence
Mailing Address: 6770 SW Alfred Avenue
Ciry/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 #: MLP2007-00005
Site Address or Parcel #:
Project Name:
Subdivision Name: Cedarcrest Land Partition Lot #: NA
EXPLANATION:
Transfer from Cash Assurance to Tree Replacement Fund $3,750.00
Signature: �%�, � � � Date: July 27, 2010
Gary Pag nsteche
Print Name:
ReCund Policv
1. The D'uector or Building Official may authorize the refund of:
a) any fee which was enoneously paid or collected.
b) not more than 80°%of the land use applicadon fee�vhen an applicadon is withdrawn or canceled before any revie�v effort has becn espended.
c) not more than 80°%of the land use application fee for issucd permits.
d) not more than 80:%0 of the building plan re��iew fee when an appGcation is canceled before any plan re�•iew effort has been e�pended.
e) not more than 80°�0 of the bwlcling pemvt fee for issued permi[s prior to any inspcction reyucsts.
2 Rcfunds�vill be rccumed tn the original Paycr in tha same met'hod in�vhich papmcnt�vas rccciced. l'lcase all<��c 1-2�i���cks for J�roces;ing refunds.
� ' �
Rte to S�s.�dmin: Date B� Rte to Bld Admin: Date B
Refund Processed: Date B Invoice Processed: Date B�
Pernut Canceled: Date B Parcel Ta rldded: Date B
Recei t# Date :blethod .�mount�
i:\Building\T'orms\ReyYermitAction.doc Re��07/2G/07