MLP2007-00014 NOTICE OF TYPE II DECISI�N
.�
MINOR LAND PARTITION (MLP) 2007-00014 -
TIGARD COVENANT CHURCH PARTITION
120 DAYS =11/10/2007
SECTION I. APPLICATION SLTMMARY
FILE NAME: TIGARD COVENANT CHURCH PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00014
PROPOSAL: The applicant is requesting approval to partition a 5.31-acre site into two parcels. Parcel 1 will
contain the existing church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land
and will be 2.24 acres in size. No additional development is requested on the proposed parcels
at this time.
APPLICANT: Attn: Steve Bloomquist OWNER Tigard Covenant Church
Hai-ris McMonagle Associates,Inc. 11321 SW Naeve Street
12555 SW Hall Boulevard Tigard,OR 97223
Tigard, OR 97223
ZONING
DE SIGNATION: R 25: Medium-I-i'igh Densiry Residential District. The R 25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and multi-family
housing units at a nununum lot size of 1,480 square feet. A limited amount of neighborhood
commercial uses is permitted outright and a wide range of civic and institutional uses are
pemzitted conditionally.
LOCATION: 11321 SW Naeve Street;Washington CountyT�Map 2S110DB,Tax Lot 00300.
APPLICABLE
RE VIE W
CRITERIA: Commun.ity Development Code Chapters 18.390, 18.420, 18.510, 18.705, 18.715, 18.745,
18.765, 18.790, 18.795, and 18.810.
SECTION II. DECISION
Notice is hereby given that the Ciry of Tigard Community Development Director's designee has APPROVED the
above Minor Land Panition requests subject to cenain conditions of approval. The finduigs and conclusions on which
the decision is based are noted in Section V.
NOTICE OF DEQSION MLI'2007-00014/'ITGARD O�VENANI'Q-ILJRQ-I PARTITiON PAGE 1 OF 16
1
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 it, a ong wi any supporting ocuments an or p ans
that address the tollowing re�quirements to the CURRENT PLANNING DIVISION, ATTN: C�ary �
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall clearly identify where in the submittal the -
required information is found:
1. Prior to final plat, the applicant must record a reciprocal easement for the common drive ensuring access and
maintenance nghts and provide a copy to the City.
2. Prior to final plat, the applicant shall record on the plat a non-access strip along the entire length of the
I�ighway 99W}rontage.
3. Prior to final plat, the applicant shall submit a revised plat showing either 1 the reguired access for 50-100
units fcluding 2 driveway�, 30 feet wide, 24 feet paved with curbs and a 5 �oot waJkway or 2) the required
a cess or 0 49 uruts uicluduig 1 dnveway, 30 feet wide, 24 feet paved with curbs and 5 �oot walkway and a
plat note restricting the development potential of Parcel#2 to a maxunum of 49 units.
The applicant shall prepare a cover letter and submit it, alon with any su orting documents and/or plans
that address the }ollowin requirements to the ENG�EERING �EPARTMENT, ATTN: XIM
MCMILLAN 503-639-4171, �XI' 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
4. The applicant shall execute a Restrictive Covenant whereby they agree to complete or�participate in the future
improvements of SW I-�ighway 99 adjacent to the subject property,when any of the foliowuig events occur:
A. when the improvements are part of a larger project to be financed or paid for by the forn�ation of a
Local Improvement D�strict,
B. when the unprovements are part of a larger project to be financed or paid for in whole or in part by the
Ciry 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 tivrd 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
conjuncuon with construction of unprovements by others adjacent to the sub�ect sne.
This Restrictive Covenant,howeve�does not negate the previous land use (CCJI'98-00008) condition requiiin
the Covenant Church to construct e frontag e unprovements along the entire I�ighway 99 frontage (I'arcels �
and 2) when the addition is constructed. If development occurs on Parcel l first the trontage improvements
shall be constructed alon�the frontage of Parcels 1 and 2 at the expense of Parcel 1. If development of
Parcel2 occurs first the tronta e improvements shall be constructed along the frontage of Parcels 1 and 2 at
the shared expense of ParceLs �and 1.
5. Parcels 1 and 2 shall not be pernutted to access directly onto Highway 99. The final plat shall include a
provision of a non-access reservation along the entire length of the I�ighway99 frontage.
6. One, and possibly two, m�n;mum 30-foot wide access easements shall be provided across Parcel 1 for Parcel2.
A constiuction easement shall also be provided that e�ends 5-10 feet bey�nd the access easement on each side.
7. A joint use and inaintenance agreement shall be executed and recorded on City standard foims for all common
dnveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved by the Engineering Department prior to recorduzg.
8. The applicant shall provide a 15 foot wide public sanitarysewer easement across Parcel 1 to serve Parcel 2.
NOTIC�OF DEQSION MLP2007-00014/TIGARD QOVENANT CHURCI-I PARTITION PAGE 2 OF 16
9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positioning system (CTPS) geodetic control network(GC 22) as recorded in Washington County survey records.
These monuments shall be on the same line and shall be of the same prec�sion as required for the subdiv�sion
plat boundary. Along with the coordinates, the plat shall contau� the scale factor to converc ground
measurements to gnd 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 surveying methods.
10. 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 ul the amount of the current final plat review fee (Contact Plaiuung/Engineering Permit
Technicians,at (503) 639-4171,e�.2421).
C. The final plat and data or narrative shall be drawn to the m�n;mum standards set forth by the Oregon
Revised Statutes (ORS 92.05),Washington County,and.bythe Ciryof Tigard.
D. The right-of-way dedication for Naeve Parkway,providulg 27 feet from centerline,shall be made on the
f inal�plat.
E. NOTE: Washin on County will not begin their review of the final plat until they receive notice from
the Engineering �epartment inciicatuzg that the Ciry has reviewed the fulal plat and submitted
comments to the a�pplicant's surveyor.
F. After the Ci t y and C;oun t y have reviewed the final plat, submit two m y lar co pies of the final plat for
Ci t y En guZeer si nature (for partitions), or Ci t y En gineer and Commuru ry Develo pment Director
signatures (for su�divisions).
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF ANY FUTURE BLJILDING PERMITS ON PARCELS 1 AND 2:
ie ap rcant s prepare a cover etter an su mit rt, a ong wi any su orttn ocuments an orp ans
that a�dress the tollowin requirements to the ENGINEERING �EP�TMENT, ATTN: HIM
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall clearly identify where in the submittal the
required information is found:
11. Prior to issuance of building perniits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
12. Prior to issuance of building permits, the applicant shall obtain a permit from the State of Oregon Highway
Division, to perform work within the right-ot-way of Highway 99. A copy of the pernzit shall be provided to
the City Engmeering Department.
13. The applicant shall either place the e�sting overhead utility lines along SW Naeve Parkway under�round as a
�an of this pro�ect, or they shall pay the fee in-lieu of unde�grounduig. The fee shall be calculated by the
rontage of the site that �s parallel to the ut�ty lines and will be $35.00 per lineal foot. If the fee o�pnon �s
chosen,the amount will be $15,750.00 and it shall be paid prior to�ssuance of any building pernzits on 1'arcels 1
or 2.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro e H�sto .
The Ti ar Covenant Church received approval from the City of Ti ard for a Conditional Use Pernzit and concurrent
Planne� Development Review (CCTI'93-OQ01/PDR 93-0003? to deve�op the church and other related facilities on May
17, 1993. Without any action by the Church, these approvals expired. Subsequently, new applications were filed for a
iriaster plan in 3 phases over a 10-year period and approved by the Platuung CoiYUrussion on March 14, 1996 (Final
NOTIC�OF DEQSION MI.I'2007-00014/TIGARD COVENANf Q�URC�IPARTITION PAGE 3 OF 16
Order 96-02). Phase I included a 9,900 s�guare foot buildin ,Phase II a 6,000 square foot addition, and Phase III a new
sancn.�ary to seat a total of 900 people. To date, only the �ase I improvements have been made and the pemuts have
expired.
Site Inforn�ation and Pro osal Descri tions
The applicant is requestulg approv to partition a 5.31-acre site into two parcels. Parcel 1 will contain the existing
church and �s proposed to be 3 04 acres m size. Lot 2 will be vacant land and will be 2.24 acres in size. The site slopes
moderately from a 320-foot elevation on the east to a 234-foot elevation on the west. The site is bordered by SW
Naeve Parkway on the south, I�'ighway 99W on the west and multi-family dwellings on the east. Vegetation on the site
includes lawn,shrubs, and approximately 200 trees on the upland slopes of the north end of the parcel.
SECTION IV. PUBLIC COMMENTS
The Ciry mailed notice to property owners within 500 feet of the subject site providing them an oppomxnity to
comment. The Caty did not receive any written comments.
SECTION V. APPLICABLE REVIEWCRITERIAAND FINDINGS
Land Partitions (18.420�
The proposed partition complies with all statutory and o�linance requirements aiid 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 analys is contained within this admi.nistrative dec�sion and throu�h the imposition of
conditions of development approval. I'rovided all necessary conditions are satisfied as part of the development and
building process,this criterion�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 & Utiliry Improvement
Standards). Based on the analysis provided herein, Staff finds that adequate pubLc fac�lities are available to serve the
proposal. Therefore,this cntenon�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
18.8 r0 (Street & LJtility Improvement Standards�. No improvements are being proposed with this application. Based
on the analysis in this dec�sion,Staff finds that this critenon�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
There is no minunum lot width required for the R 25 zoning district. Therefore,this criterion is not applicable.
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 muiunum lot area requirement in the R 25 zonin district is 3,050 �square feet per unit for sin�gle-farnily, 1,480
square feet per unit for multi-family, and 6,100 square�eet for duplexes. The applicant has not specified uses for the
proposed parcels. In any case, the proposed partrtion creates two (2) lots that are 132,587 and 97,886 square feet,
cons�stent with tlus standard.
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 easemen�
NOTIC�OF DEQSION MI.P2007-00014/TIGARD OOVENANT Q�URCH PARTITTON PAGE 4 OF 16
The proposed partition plat illustrates that the proposed parcels front public rig hts-of-way by at least 15 feet: Parcel# 1
is a corner lot with approxunately 400 feet of frontage on SW Naeve Street and 335 feet along Highway99W;Parcel#2
has 228 feet of frontage on I�ighway 99W. However, as conditioned in this decision, Parcels 1 and 2 will not be
perniitted to access directly onto Highway 99W. The final plat will include a provision of a non-access reservation
along the entire len h of the Highway 99 frontag�e. The ap hcant has proposed a 24-foot access easement over Parcel
# 1 tor the benefit o�Parcel#2,cons�stent with th�s stand�
Setbacks shall be as required by the applicable zoning distric�
No development or improvements are proposed with this application. Any subsequent development proposal will be
subject to development review and build-ing pernut review and approval to ensure the setback standards are met.
When the partitioned lot is a flag lot,the developer may deteimine the location of the front yard, provided that
no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from
existing structures.
Proposed Parcel#2 is not a flag lot. Therefore,this standard does not apply.
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�
The proposed joint access includes an access easement over Parcel # 1 for the benefit of 3'arcel �2. Tfvs 24-foot
easement �s not located adjacent to any lots but instead is adjacent to the H'ighway 99W right-of-way. Therefore,
screening would not be required in th�s case.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detrimental effect on fire-fighting capabilities.
Tualatin Valley Fire and Rescue did not comment on the proposed partition as no new development is proposed.
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 recorded with the approved partition map.
A common access is proposed to serve both parcels # 1 and #2. Therefore, the applicant must record a reciprocal
easement for the common dnve ensuring access and maintenance rights and provide a copyto the Ciry.
Any access way shall comply with the standar�ds set forth in Chapter 18J05,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 development is allowed within or adjacent to the one-hundred year floodplain, the city
shall require consideration ot the dedication of sufficient open land area for greenway adjoining and within
the floodplain. This area shall include portions at a suitable elevation for the construction of a
pedestrian/bicycle pathway with the floodplain in accordance with the adopted pedestrian/bicycle pathway
plan.
The subject lot is located ap proximately 4,500 feet north of the one-hundred-year floodplain of the Tualatin River. The
flood elevation closest to the parcel is 130 feet;the parcel elevation is 234 feet. Therefore,this standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustrnents. The applications forthe partition and variance(s)/adjustrnent(s)
will be processed concurrendy.
The application does not include any variances requested from the standards in the land partition chapter. Therefore,
this standard does not apply.
FINDINGS: The proposed minor land partition meets, or can meet all of the relevant standards of the land
partiuon section as indicated in the above findings and following sections of this decision,
provided the following condition of approval is met
NOTIC�.OF DEQSION MI.P2007•00014/TIGARD OOVENANT CI3CJRC�i PARTTTION PAGE 5 OF 16
CONDITION: Prior to final plat,the applicant must record a reciprocal easement for the common drive ensuring
access and rna.uitenance nghts and provide a copy to the City.
Residential Zoning Districts (18.510�:
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2 - DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
R•t2 R-25
STANDARD MF D(T� SF DU'��� MF DiT�� SF DU����
Minimum I.ot Size
-Derached uni[ 3,050 sq.fr.per unit 3,050 sq.ft per unic 1.480 sq.ft. 3,050 sq.ft per unit
-Attached unit 1,480 sq.ft.
-Duplexes 6,100 sq.ft.or 3,050 sq.ft.per unic
-Bo ,1 ,roo � house 6,100 s .ft.
.���era e Loc Widrh None None None None
'�tinimum Setbacks
-Front}ard 20 ft. 15 ft. 20 ft. 15 ft.
-Side facing street on
comer&�hrough locs 20 ft. 10 ft. 24 f[. 10 ft.
-Side}arti 10 ft. 5 ft.[1� 10 fc 5 ft[lJ
-Rear yard 20 ft. 15 ft. 20 ft. 15 ft.
-Side or iear yud abutting more
res�ricdve zoning disuia 30 f�. 30 fc. 30 f�. 30 fc.
-Distance between propertyline
and ara e entiance 20 ft. 20 ft. 20 ft. 20 f[.
'�1�wnum He ht ?5 fc. 35 ft. 45 ft. 45 fc.
'�laxicnum Lo[Cove e[2] 80% 80% 80% 80%
Munimum Landsca Re uimment 20% 20% 2D°/, 20%
[1]Except this shall not apply�o attached ururs on the lo�line on which the units are attached.
[2]Lo�coveeage includes all buildings and imperviout surfaces.
.. Mulciple-familydwellingunit
••:� Single-fam;lydwelling unit
FINDING: The applicant does not propose any development for either of the prop�osed Parcels, # 1 or#2. As
shown ui the above ta61e, the setbacks from the proposed new lot line are met by the existing
church. The development standards of the R 25 zone a�ll be applied to subsequent applications for
development on either parcel.
Access,Egress and Cinculation(18.705�
Continuing obligation o pro�erty owner. The provisions and maintenance of access and egress stipulated in
this tide are conbnumg requirements forthe use of any structure orpa�el of real properiy in the City.
The provisions and maintenance of access and egress stipulated in this title are continuing requirements of the owners
of these parcels.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stackin needs, sight distance
and deceleration standards as set by ODOT,Washington County,the City and AASH�O.
The applicant is not proposing any new development at this time• therefore there is no change in use of the e�risting
driveway. Any proposed development ui the future will be requirec�to meet this code critenon.
Section 18.705.030.H.2 states that driveways shall not be permitted to be placed in the influence area of
collector or atterial street intersections. Influence area of intersections is that area where gueues of traffic
coinmonly form on ap�proach to an intersection. The minimum driveway setback from a coIIector or arterial
street intersection shaII 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 dependin upon the influence area, as determined
from C'ityEngineer review of a traffic imp act report submitted by�e applicant's traffic engineer. In a case
where a pro�ect has less than 150 feet of street fronta�e, the apphcant must explore any option for shared
NOTTc�OFDEQSION MLP2007-OOG14/TIGARDOOVENANTQ-�LJRQ—IPARTITT0:�1 PAGE 60F 16
access with the adjacent pa�el. If shared access is not possible or practical, the driveway shall be placed as
far from the intersect�on as possible.
The existing driveway is over 200 f eet f rom Highway 99,thereby meeting this criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways and streets along a collector shall
be 200 feet The minimum spacin�of drivewa�ys and streets along an artenal shall be 600 fee� The minimum
spacing of local streets along a local street shall be 125 fee�
No access will be allowed directly onto H'ighway 99, which is classified as an Arterial on the City of Tigard's TSP.
Therefore, the applicant's final plat shall include a provis�on of a non-access reservation along the entire length of the
Highway 99 f rontage.
Access to proposed Parcel2 shall be provided by recording an access easement over Parcel 1 on the final plat. The
access easement shall be a minunum of 24 feet v�nde. A construction easement shall also be provided that extends 5 -
10 feet beyond the access easement on each side.
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, orp arcels 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 joint use; and copies of the deeds,
easements, leases or contracts are placed on permanent file with the City.
A common driveway is proposed to serve both parcels # 1 and#2.The ap�plicant has been reguired through a condiuon
of approval earlier in this dec�sion to record a reciprocal easement for the common drive ensuring access and
maintenance nghts and provide a copyto the Caty,cons�stent with this standard.
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 standarcis on a continuous basis.
The proposed drivewaywill connect directlywith SW Naeve Street,a public street,consistent with this standard.
Minimum access requirements for residential use. Private residential access drives shall be provided and
maintained in accordance with the provisions of the Uniform Fire Code.
The roPosed parcel##2 will share with Parcel # 1 a common access to SW Naeve Street. At the time development is
proposed for Parcel#2 Tualatin Valley Fire & Rescue may comment regarding the specifications that wouId satisfy
applicable prov�sions o� the Uniform F�ire Code. C�urently, no development u proposed and, therefore, this standard
does not apply
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 following: a) A circular,paved surface Fiaving a minimum turn radius measured
from center point to outside edge of 35 feet; b) A hammerhead-configured, paved surface with each leg of the
hammerhead having a minimum depth of 40 feet and a minimum width of 20 feet; c) The maximum cross
slope of a required turnaround is 5%.
No new access drives in excess of 150 feet are proposed.Therefore,this standard does not apply.
Minimum access requirements for residential use. Vehicular access and e�ress for single-family, duplex or
attached single-family dwelling units on individual lots and multi-family residential uses shall not be less than
as provided in Table 18.705.1 and Table 18.705.2.
NOTIC�OF DEQSION MLI'2007-00014/TTGARD�VENANT Q ILJRQ-iPARTITION PAGE 7 OF 16
TABLE 18.705.2
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
MULTI-FAMILY RESIDENTIAL USE
Dwelling Units Minimum Number of Minimum Access Minimum Pavement
Driveways Required Required Sidewalks,Etc.
1-2 1 15' 10'
3-19 1 30' 24' if two-way, 15' if one-
way. Czubs and 5' wall�ay
required
20-49 1 30' 24'if two-way
or
2 30' 15'if one-way. Czubs and 5'
walkway required
50-100 2 30' 24' Cu�s and 5' avalkway
required
Pursuant t� Table 18.705.2, vehicular access/e�ress requirements for multi-family residential use depend on the
number of dwelling units served. The ap plicant s narrative calculates that a muiunum of 48 and ma�r.unum of 60
units would be allowed. The applicant does not propose any development of the property at this time. Therefore
the access requirement for Parcel #2 �s contingent on future development plans. To ensure that the minor lan�
partition provides ade uate access, the City can either assume the property will be developed to its maxiinum and
requu-e 2 dnveways, 3� feet wide, 24 feet paved anth curbs and a 5 foot walkway, or restnct the development
potential to a maxunum of 49 uruts and requu-e 1 driveway, 30 feet wide, 24 feet paved with curbs and 5 foot
walkway.
The applicant has proposed a 24 foot wide ingress egre_ss and utility easement across Parcel # 1 to serve Parcel #2.
This does not meet the standards in Table 18.705.2.TI'herefore, to approve the application the City must impose a
condition of approval requiring the applicant to submit a revised plat showing either:
1) the required access for 50-100 units, including 2 driveways, 30 feet wide, 24 feet paved with curbs and a 5
f oot walkway, or
2) the required access for 20-49 units, including 1 driveway, 30 feet wide, 24 feet paved with curbs and 5 foot
walkway and a plat note restricting the deveIopment potential of Parcel#2 to a inaxunum of 49 units.
FINDING: The standards of the Access Management chapter (18J05) have not been met, but can be met
with the following conditions of approval.
CONDITIONS:
. Prior to final plat, the applicant shall record on the plat a non-access strip along the
entire length o}the I-�ighway 99W frontage.
. Prior to final plat, the applicant shall submit a revised plat showing either 1) the
re quired access for 50-106units including 2 driveways, 30 feet wide,24 feetpaved with
curbs and a 5 foot walkway, or 2) the required access for 20-49 units �nclud�ng 1
driveway, 30 feet wide, 24 feet paved with curbs and 5 foot walliway and a plat note
restrictulg the development potential of Parcel#2 to a i7�unum of 49 units.
Density Calculation (18.715.020�
Net development area, in acres, shall be determined by subtracting the following land area(s) from the
gross acres, which is all of the land included in the legal descri.ption 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.
Drainag e ways; and d. Wedands. e. Optional: Sigmficant habitat areas, as designated on the City of Tigard
"Significant Habitat Areas Map."
NOTIC�OF DEQSION MLP2007-00014/TIGARD QOVENANf C[-�[JRC�3 PARTITTON PAGE 8 OF 16
2. All land dedicated to the public for park purp o�ses;
3. All land dedicated for public rights-of-way. When actual information is not available, the following
formulas may be used: a. Sin le-t-amily development: allocate 20% of gross acreage; b. Multi-family
development: allocate 15% o�gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base zoning district, if an existing dwelling is to
remain on the site.
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.
As reguired by Section 18.510.040, the minimum number of residential units per net acre shall be
calcuCated by multiplying the maximum number of units determined in Subsection B above by 80°/o (0.8).
The applicant's narrative provides a density calculation based on a net developable area of Lot #2 of 2.04 acres. Using
the m,n,mum lot size requirement of 1,480 square feet per urut, 48 units mmimum and 60 units m�unum would be
allowed on proposed Lot#2.
Landsca�ing and Screeni� (1� 8.745�
Street trees: Section 18.745.040
All development projects frbntin� on a public 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
standards m Section 18J45.040C.
The subject site includes frontages on SW Naeve Street and Highway 99W. Street trees have already been planted in
conjunction with the street imp rovements required under the Church's original land use. Street trees w�ll be required to
be planted alon the access drive and H'ighway 99W under future land use applications for development on either
Parcels # 1 or#�As no development is currently proposed,this standard does not apply at this time.
Bufferin�and Screening Requirements: Section 18.745.050.5
It is the mtent that these requirements provide for privacy and protection and reduce or eliminate the adverse
impacts of visual or noise pollution at a development srte, without unduly interfering with the view from
neighboring properties or�eopardizing the safety of pedestrians and vehicles;
The subject site is zoned R 25. Property to the east is also zoned R 25 with R 12 zoned property adjacent to the north.
SW Naeve Street borders the site to the south and I-3'ighway 99W borders the subject property to the west. Buffering
and screening may be required along the northern property boundary for the.proposed I'arcel #2. However, as no
development�s proposed with the partmon application,the buffering and screerung standards do not applyat this time.
FINDING: The landscaping�and screening standards do not apply to the�proposed partition. However, on
subsequent application for development on either proposed 1'arcels # 1 or#2, these standards
will apply
Tree Removal(18.790�
A tree plan for the plant�ng, removal and protection of trees prepared by a certified ar�orist shall be provided
for any lot, parcel or combmation of lots or parcels for which a develop ment ap plication for a subdivision,
partition, site development review, planned development or conditionai use is tiled. Protection is preferred
over removal wherever possible.
FINDING: The a plicant submitted a Tree Assessment re ared b a certified arborist Ra ond Mayer dated
Marchp30, 2007. The applicant's Tree Invent ry(�Sheet 4�and Assessment ident��total of 200 trees
�reater t han 6 inc hes D B H on t he su bject site. Most o f t he trees are locate d on propose d Parce l #2.
owever, since no development is proposed with the application for a partition, and no trees are
aproposed to be removed, the Tree removal standards for removal, rotection, and mitigation are not
phcable at this time. Subsequent applications for development o�either Parcels # 1 or #2 will be
reqwred to meet these standards.
NOTIC�OF DEQSION MLI'2007-00014/TIGARD O�VENANT Q-3iJRQ-IPARTITION PAGE 9 OF 16
Visual Clearance Areas (18.795�
This Chapter requires at a clear vision area shall be maintained on the corners of all property adjacent to
intersecting nght-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe, hedge, pl�anting fence, wall structure, or temporary or permanent obstruction
exceedin� three (3) feet in height �I'he coc�e provides that obstructions that may be located in this area shall
be visua y clear between three (3) and eight(�) feet in heigh� Trees may be placed within this area provided
that all branches below eight (8) feet are removed. A visual clearance area is the triangular area formed by
measuring from the corner, 30-teet along the right-of-way and along the driveway and connecting these two
points with a straight line.
FINDING: The applicant's narrauve states that the existing Church met the visual clearance standards for
the u-itersection of the driveway with SW Naeve Street required with the original land use
approval. Since no development is proposed with this apphcation for a parntion, the v�sual
cIearance standards are not apphcable at this time. Subsequent applications�or development of
either Parcels # 1 or#2 will be required to meet these standards.
Im�act Stud (ly� 8.390�:
Section 18.360.090 states: The Director shall make a finding with respect to each of the following criteria
when approving, approving with conditions or denying an applicat�on:
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 Community 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
evrdence that supports that the real property dedication is not roughly proportional to the projected impacts
of the development Section 18.390.D40 states that when a condition of a pproval requires t�►e transfer to the
public of an interest in real properiy, the approval authority shall adopt findings which support the conclusion
that the interest in real property to be transferred is roughly proportional to the impact the proposed
development will have on t7ie public.
The applicant's application included an Impact Study. The applicant does not propose any development at th.is time
and finds that there�s no unpact to Ciry systems as a result of the proposed muior land partition.
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�y 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 imp act of new development on the Collector and
Arterial Street system. The applicant will be reqwred to pay a TTF's of$3,020 for each proposed new dwelling Luut.No
development is proposed at th�s time,so the TTF does not apply.
No dedication of real property interest is required with this minor land partition.
PUBLIC FACILITY CONCERNS
Street And Utility Improvements Standards (Section 18.810�
Chapter 18.810 provi�es constn.iction standards for the implementation of public and private facilities and
utilit�es such as streets, sewers,and drainage. The applicable standa�is 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.
NOTTC�OF DEQSION MLP2007-00014/TTGARD QOVENANT Q3LIItCI3 PARTTTTON PAGE 10 OF 16
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a collector street to have a 70-foot
ri�ht-of way width and 46-foot paved section. Other improvements required may include on-street parking,
si ewalks and bikeways, underground utilities,street lighting, storm drainage, and street trees.
This site lies adjacent to SW Walnut Street, which is classified as a Collector on the City of 1'igard'Transportation Plan
Map. At present, there �s approximately 30 feet of ROW from centerline, according to the most recent tax assessor's
map. The applicant should dedicate the additional ROW to provide 35 feet from centerlule.
SW Walnut Street is cwrently partially improved. In order to mitigate the impact from this development,the applicant
should plant street trees,the size and spacuig in accordance with the TSP.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a Nei�hborhood Route to have a
54 right-of-way width and 32-foot paved section. Other improvements required may include on-street
parking, sidewalks and bikeways, underground utilities, street lighting,storm drainage,and street trees.
T�us site lies ad'acent to SW Naeve Parkway, which is classified as a Neighborhood Route on the City of Tigard
Transportation �lan Map. At present, there is approxirnately 25 feet of ROW from centerline, according to the most
recent ta�c assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerluie.
SW Naeve is currendyimproved.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an Arterial to have a 104 foot right-
of-way width and 72-foot paved section. Other improvements required may include on-street parking,
sidewalks and bikeways,underground utilities, street lighting,storm drainage, and street trees.
Tlvs site lies adjacent to SW Highway 99, which is classified as an Arterial on the Ciry of T"igard Transportation Plan
Map. At present,there �s approxunately 176 feet of ROW, according to the most recent tax assessor's map. Tlus �s an
unusual amount of ROW due to the grassy median. ODOT did not request additional ROW at this time.
SW I-�ighway 99 is currently artially improved. The Covenant Church, under a previous land use, CCJP95-00008 is
required to construct the �street unprovements along their entire ��ighway 9g frontage. The partitioning of t�is
property does not negate this obligation. In order to rrutigate the impact from th�s development,the applicant should
enter into a restnctive covenant for the entu-e frontage along Highway 99. If development occurs on Ijarcel 1 first the
frontage improvements shall be constructed along the frontage of I'arcels 1 and Z at the expense of Parcel 1. If
development of Parcel2 occws first the frontage unprovements shall be constructed along the frontage of Parcels 1
and 2 at the shared e�ense of ParceLs 2 and 1.
Future Street Plan and E�ension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existing� and proposed future streets from the boundaries of the proposed land
division. This section also states that where it is necessary to give access or pemut a satisfactory future
division of ad]'o_ ining land, streets shall be extended to the boundary lines of the tract to be developed and a
bamcade shall be constructed at the end of the street These street stubs to adjoining pro ecti.es are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc� time as the
adjoining �roperty is developed. A barricade shall be constructed at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer,the cost of which shall be included
in the street construction cost Tem oraty hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 feet in length.
Due to existin development to the east, on-site topography and the access restrictions along I�ighway 99 there are no
oppomuuties �or future streets or street extensions.
Street Aligntnent and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between
connections is required except where prevented by barriers such as topography, railroads, freeways, pre-
existing�developments, lease provisions, easements, covenants or other restnct�ons e�cisting prior to May 1
1995 wIuch preclude street connections. A full street connection may also be exempted due to a regulatec�
water feature if regulations would not permit construction.
NOTIC�OF DEQSION MI.P2007-00014/'IIGARD COVENAIvT Q-IURC�-I PARTT'TION PAGE 11 OF 16
Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a
development site shall be extended within t�ie site to provide through cirCUlation when not precluded by
environmental or topographical constraints, existin� development patterns or strict adherence to other
standards in this code. A street connection or extension is precluded when it is not possible to redesign, or
reconfi�ure the street pattern to�rovide required extensions. Land is considered topographically constrained
if the slope is greater than 15/o for a distance of 250 feet or more. In the case of environmental or
topographical constraints, the mere presence of a constraint is not su�cient to show that a street connection
rs not possible. The applicant must show why the constraint precludes some reasonable street connection.
Due to e�sting development to the east, on-site topography and the access restrictions along H'ighway 99 there are no
oppomuuties for street connections.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is
traversed by an existing or proposed arterial or major collector street, the development design shall�provide
adequate protection for resident�al properties and shall separate residential access and throu h traitic, or if
separation is not feasible, the design shall minimize the traftic conflicts. The design shall inc�ude any of the
foIlowing:
. A parallel access street along the arterial or major collector,
. Lots of suitable dep th abutting the arterial or major collector to provide adequate buffering with
frontage along another street;
. Screen planting at the rear or side propecty line to be contained in a non-access reservation along the
arterial or major collector, or
. Other treatrnent suitable to meet the ob1'e�ctives of this subsection;
. If a lot has access to two streets with ditterent classifications, primary access should be from the lower
classification stree�
The ap plicant has proposed a shared driveway across proposed Parcel # 1 for the benefit of Parcel #2. The access
would parallel�-�'ighway 99W. In addition, as a condition of approval of this partition,the ap licant is required to record
a non access restncuon along the entire I�'ighway99W frontage,cons�stent with th�s standa�
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
convement access, cirrulation, control and safety of street traffic and recognition of limitations and
opporiunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800
feet measured along the right-of-way line except
• Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
e�sting development or,
• For blocks adjacent to arterial streets,limited access highways, major collectors or railroads.
• For non-residential blocks in which internal public circulation provrdes equivalent access.
No new streets are being created with this partition. Therefore,this standard is not applicable.
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 rs not.possible. Spacing between connections shaII be no
more than 330 feet, exce�t where precluded by envrronmental or topographical constraints, existing
development patterns, or stnct adherence to other standa�is in the code.
Sirrvlarly,since no streets are being proposed,and no connections are required,this standard is not applicable.
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 par�cel is less than 1.5 times the minimum lot size of the applicable Zoning district
Proposed Parcel# 1 has a lot depth of approximately334 feet and a lot width of ap roximately380 feet. Propose Parcel
#2 has a lot depth of approximately 283 feet and a lot width of approxunately 22g�eet.Neither of the proposed parcels
has a lot depth greater than 2.5 times the average lot width,consistent with this standard.
NOTIC�OF DEQSION MLP2007-00014/'IIGARD COVENANT CI3URCI3 PARTITION PAGE 12 OF 16
Lot Frontage: Section 18.810.060(B) requires that lots have at least 25 feet of fronta�e on public or private
streets, other than an alley. In the case of a land partition, 18.420.050.A.4.c ap lies, wluch requires a parrel to
either have a minimum 15-foot frontage or a mmimum 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
The proposed development is a minor land partition. Proposed Parcel # 1 has a frontage of approximately 450 lineal
feet on SW Naeve Street;Parcel#2 has a lot frontage of 228 feet on Highway 99W.Therefore,th�s criterion�s met.
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.
There is existing sidewalk along�the Naeve Parkway frontage that meets this criterion. There is no sidewalk along the
H�ighway99 frontage. The applicant will be required to enter ulto a restrictive covenant for these improvements. The
restnctive covenant will apply to both parcels and when development occurs on either of the newly created parcels the
improvements will be constructed along the entire frontage.
Sanitary Sewets:
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�ustin mains in accordance with the provisions set forth in
Design and Constn.iction Standards}or Sanitary and Surface Water Management(as adopted by Clean Water
Sernces in 1996 and including any future revisions or amendments) and the adopted pohcies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by the Comprehensive Plan.
The applicant's plans indicate a sewer extension to serve proposed Parcel 2. This sewer will be public. Therefore, the
final plat shall provide a 15 foot wide public sewer easement across Parcel l.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for stotm
water and flood water ninoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be large enou h to accommodate potential runoff from its entire upstream drainage area,whether inside
or outside the deve�opmen� The City Engineer shall approve the necessary size of the facility based on the
pr�ovisions of Design and Construction Standards for Samtary and Surface Water Management�as adopted by
C;lean Water Services in 2000 and including any future revisions or amendments).
There are n�improvements being proposed at this time and no changes to the existing drainage patterns.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff result�'n� from the development will overioad an e�usting 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 Standa�is for Sanitary and
Surface Water Management(as adopted by Clean Water Sernces in 2000 and including any future revisions or
amendments).
In 1997, Gean Water Services (G�) completed a basin srudy of Fan.no Creek and adopted the Fanno Creek
Watershed Management Plan. Section V of that plan includes a recommendation that local govemments institute a
stormwater detention/effective imp ervious area reduction prog ram resultin in no net increase in storm peak flows up
to the 25-year event. The City will require that all new developments res�tin in an increase of impervious surfaces
provide onsite detenuon faciliues,Lu�less the develo�pment is located adjacent to�anno Cxeek For those developments
ad�acent to Fanno Creek,the storm water nuioff wi[1 be pernzitted to d�scharge without detention.
There are no improvements being proposed at this time and no changes to the existing drainage patterns. Upon
development on either of the newly created parcels,the applicable standards for storm water detention will apply.
NOTTCE OF DEQSION MLI'2007•00014/TTGARD QOVENANI'Q3URQ-iPAR'ITTTON PAGE 13 OF 16
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.
Highway 99W is a designated bikeway and is striped along the subject propert�s f rontage,consistent with this standard.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication,
lighting and cable television sernces and related facilities shall be placed underg ro� und, except for surface
mounted transfotmers, 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
underg round services;
• The �ty reserves the ri�ht to approve location of all surface mounted facilities;
• All undergmund utilit�es, incIuding sanitary sewers and storm drains installed in streets by the
developer, shall be constructed�pnor to the surfacmg 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 Requiremen� Section 18.810.120.0 states that a developer shall pay a fee in-
lieu of under-grounding costs when the development is proposed to take place on a street where e�sting
utilities which are not underground will serve the development and the approval authority detemunes that the
cost and technical difticulty of under-groundin� the uhlities outweighs the benefit of under-grounding in
conjunction with the developmen� The detemunat�on shall be on a case-by-case basis. The most common,
but not the only such situat�on is a sho�t frontage developinent for which under- rounding would result in
the placement of additional poles, rather than the reinoval of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are existing overhead utiliry lines along the frontage of SW Naeve Parkway. If the fee in-lieu is proposed, it is
equal to $35.00 per lineal foot of street fronta e that contains the overhead lines. The frontage along this site is 450
lineal feet;theretore the fee would be $15,750.0�.
The undergrounding fee-in-lieu will be required with the development of either Parcel 1 or Parcel 2 and due prior to
final building inspection.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UI'ILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
The City o Tigar provides water service in this area. There is an e�cisting water main located in Highway 99. The
applicant does not propose to connect to the public water until a development is planned.
Storm Water ali :
The City has a ree to enforce Surface Water Manag ement(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.
There is no development proposed at this time. Storm water quality standards will apply with future development
applications and must comply with all of the current jurisdictional and regulatory standards in place at that time.
NOTIC�OF DEQSION MIP20C7-00014/TIGARD OOVENANf Q�URC�IPARTITION PAGE 14 OF 16
Grading 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, excavahng, clearing, and any other activity which accelerates erosion. Per CWS
re�ulations, the applicant is requ�red to submit an erosion control plan for City review and approval prior
to issuance of City permits.
There is no development proposed at this time, therefore no grading and erosion control�plan is required at this
time. These plans will be reqwred when land use application is made tor development on either parcel.
Survey Requirements
The applicant's p at shall conta.in State Plane Coordinates AD 83�(9� 1)] on two monuments with a tie to the
Cit�s global posrtiorung system (GPS) geodetic control network(�GC 22). These monuments shall be on the same line
and shall be of the same prec�sion as requu-ed for the subdivision plat boundary. Along with the coorciinates, the plat
shall contain the scale factor to convert ground measurements to gnd measurements and the angle from north to gnd
north. These coordinates can be established by.
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional surveying methods.
In addition,the applicant's as-built drawin s shall be tied to the GPS network. The applicant's engineer shall
provide the Cirywith an electronic file wit�points for each structure (manholes catchbasins,water valves, hydrants
an d ot her water sy�tem f eatures) in t he deve lopment, an d t heir respecuve X an c�Y State P lane C oor dinates,
referenced to NAL� 83 (91).
SECTION VI. OTHER STAFF COMMENTS
City of Tigatri Planning Division,City Arborist has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
C1ean Water Services (G�5) submitted a general comment letter dated July 31,2007 addressing sanitary sewer, storm
drainage and water quality, sensitive areas, and erosion control issues. These�ssues are addressed within the body of the
applicauon and reviewed ui th�s dec�sion under the applicable standards of the Street and Utility Improvement section.
Washington County Department of Land Use and Transportation has reviewed the proposal and,noting that the
adjacent roads are not Counry owned or mainta.ined,has no objections to it.
City of King City has reviewed the proposal and commented that they had no objection to it.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
NOTICE OF DEQSION MLI'2007-00014/TIGARD OOVENANf CHLIRCEI PARTITION PAGE 15 OF 16
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 10, 2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 25,2007 LTNLESS AN APPEAL IS FILED.
—AD Dea-l:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are othervvise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
ap eal together with the reguired fee shall be filed with the Director withuz ten (10) business days of the date the Notice
ot�ecision was mailed. "1'he appeal fee schedule and forn�s are available from the Plannuig Div�sion of T'igard 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 wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party dunng the appeal
hearing, subject to any addrtional rules of procedure that maybe adopted f rom tune to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 24,2007.
I�estions:
e any questions, please call the City of Tigard Plaruung Division, Tigard City Hall, 13125 SW Hall Boulevard,
Tigard,Oregon at (503) 639-4171.
,,
� �^' `�� Se�tember 10,2007
PREPARED B : P gens c er DATE
sociate P anner
� .�-_
� � _-____---------
��.. � �...�. � � Se�tember 10,2007
APPR� VED Y: Ric ar Bewersdo DATE
Plaiuung Manager
c\cuipin\gary\minor land parti[ion\m1p2007-00014(mvenanc chur�ch)\m1p2007-00014 decuion.doc
NOTIC�OF DEQSION MLI'2007-00014/TIGARD�VENANT CI�URCH PARTITTON PAGE 16 OF 16
�_�� ��� �1� .._. V v ,. .. .
� �/ i JJJ (��/�� . - .
� i /// , ' „ ,
/ / I �q i�E���NAF� rv[rJp.M T ���. Sr�iEv
� � � VICINITY MAP
i 1 ,
iJ RD � —-------j j� —�
II� � I =_________
� � i
� � / ; MLP2007-00014
� � � / MURDOCki =_________
�� � , � ' ! TIGARD
� � �
i� i � � '� COVENI�NT
�� � � �I� C��LJRC�-I
, �, , PARTI TI ON
_ �' � ,
� '
��
� '
`,� � o � � -- - -- ---- — - -- --- ' _ LEGEND:
�
�� �o� sUBJECT j
o g I DY I!
�O � o I � SI�
� �� °o� � ', LI � _---- - -
� N�Z Op� � i `�° -•�•� I
O � �p0 � � ';`,.'
G� ' . � . -� I
G��� �� � < � �u �
� ° y [�' �
� � m �F
� � � �4 � :
� O z�� . �s _ "I
� N I _ .`' � `
�,,
�B�E ST � �x�r an rv Q�c > scri�:. a
\ •
V _ � I � �
� �C\ Q�–y eEev serio an: / �u,xra�a,�r.;: -
V � /
Q� °o� � �1 � ,
g� �� a TigxO Area Map � ,
0
O .
O p �
� � o � � N
� � o o � ,
J
�� � ° oo °o g � 0 100 200 300 400 500 Feet I
RO � o °o g NAEVE ST
° o —
8�� o � 1"=387 feet �,
°o ° °o
0 0
��'o� � �°o 0
° ° oo °o o �QK ��- ..',i
� �� o o `���W _� � f.
o�o�
D ' _ '
,� Inlormalwn on this map is for general location only and
should be verified wilh lhe�evelopmenl Services Dnision.
13125 SW Hall Blvd
Tigard,OR 97223 I
(503)639�4171
/� � I � � � _ \ nRGt htlp://wvm.citigartl.or.us �
. i �
Community Development Plot date:Jul 20,2007;C:lmagiclMAGIC03.APR
/
( I
....... ....... % , .
BEE�BENO ROAD � �
�� S�XI]'• ... ...... .. ._.._.. __.. ._. .... ......._
�M
......... .... \ . i� . _ ' .....
....... ' .... .
.
� �,���,� ,�
__ _ . , ;
..�_. _.._ ,
. •� . � ' : ,� u PARCEL 1
...... ...........�� . ' : w
� � . . 97,886 S.F
_....._. .' � ,�: ( :� ,� 2.74 ACRES
(
/
W'
�j
p1�
m� , �i
�' �� R I���s;'
; -
�` �- ��:
_ $;
�� �% r ^�.,.,,�� $
� : -
a; , '"' `"°�.
, , � ;f ;r�' �.,�' ��15�
�
,
�• H• , ` . � � , .
7i
........ /. �....., � ... ..
I
� i' �—�'�x',����c.a��cwr��, i , .
, y, a wim � �
Q� y, i
/ � �, �
. �, , � � r
. � H; t 32.587 S.F. ��
, ' . p. }.04 ACRE$ j ` -�� 1�. .w�«...uu.�
1 �
' r_C� PMCEL 1 �`�f'-- 7--y—�:
1 /' � 1 � �
! \ % �\ �
t � I � II.
j , , �.` 1 � ���5��.
� (.� `�\�- /����[��[s�Gmuf�_____� �I 11 :.o�uvr.�
, � �
i `I
. : 1 ; �� . ... 'I �
" . ; 1 . : � W�� .v 1 i
s .._.•..,, •
. '� .. : : � � : J . .:�R '`` � < ... /'� 1, ....
� . �
'. : . , �' ; : , ' '.. -kW�r �.�, � .
.� .. �
. � , . , 1 .. ....
� � . ! • ' � � - � . .. �� j ..
�', . . : . .��� , . . ... .. ..
�e, �
, : r ; � l ., �� � �, , H
` . , ; . ��.�u� .._ �`. , '
. � . J : ; % / ..... ._ . '
'. ' � J � :� ' .�� t i*. :"..n::; ..,.. . �.:.:�.<'.•n. ._..... f -�P����
-�-.... � i K. ,
I y/ ';b,
I l
• , . ' t," / ; ..:.,..f , m�r vr�ai is c.�Fnr F�+�� s
. - . �.. '�. W .....
� ( .... . . ... .... . .._. ..... . ....... -. L'.r, S . �
� ...
. � � .. � . F . ... ., 0 50 100
SGLE
acrrnc�cc i„�a�no�µo�ores: 5GB Tll�fl RD GOVENANT GtfL/RGN TIC�>4RD GOV�AItiNT GHGlRCN ''°
t3]�Sr�y.FY[SiNEFf
iWiAO.ONEGOn 9J1S] �
SCB VH.�OJ-639-l064 fNt 30J-6J9-7214 �MT
. ;a„ ""RR'S."`"o""���SO�'"'ss. a`. PARTT110N PLAT '�' 3
< <� - o ,
- -o� .,"���°"p;>�- s
— -
NOTICE OF TYPE II DECISION
.,
MINOR LAND PARTITION (MLP) 2007-00014 =
TIGARD COVENANT CHURCH PARTITION
120 DAYS =11/10/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: TIGARD COVENANT CHURCH PARTITION
CASE NO: Minor Land Partition (MLP) MLP2007-00014
PROPOSAL: The applicant is requesting approval to partition a 5.31-acre site into two parcels. Parcel 1 will
conta.in the e�sting church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land
and will be 2.24 acres in size. No additional development is requested on the proposed parcels
at this time.
APPLICANT: Attn: Steve Bloomquist OWNER Tigard Covenant Church
Harris McMonagle Associates,Inc. 11321 SW Naeve Street
12555 SW Hall Boulevard Tigard, OR 97223
Tigard, OR 97223
ZONING
DESIGNATION: R-25: Medium-High Density Residential District. The R 25 zoning district is designed to
accommodate e�sting housing of all types and new attached single-farrvly and multi-family
housing units at a ininunum lot size of 1,480 square feet. A limited amount of
neighborhood commercial uses is permitted outright and a wide range of civic and
institutional uses are permitted conditionally.
LOCATION: 11321 SW Naeve Street; Washington CountyTu�Map 2S110DB, T�Lot 00300.
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.
SECTION II. DECISION
Notice is hereby given that the City of Tigard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
obta.ined for twenty-five cents (25�) per page,or the current rate charged for copies at the tune of the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Owner of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 10, 2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 25, 2007 L7NLESS AN APPEAL IS FILED.
DA� De-al-:
The llu-ector'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 18390.040.G.2 of the Tigard Community Development Code wluch provides that a
written appeal together with the required fee shall be filed with the Director wrthin ten �10) busmess days of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava able from the Planning
Division of Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted 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 addrtional rules of procedure that maybe adopted from tune to tune by the appelIate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 24, 2007.
Fo�estions:
er information please contact the Planning Division Staff Planner, GaryPagenstecher at (503) 639-4171,
Tigard City Hall, 13125 SW Hall Boulevard, Tigard, Oregon 97223 or by email to gary��tigard-or.gov.
� P .
a. VICIN..........:....
� ITS MAP
RD
\ILP?00"-00p1�
� nuROOa =-----____
�,°� TI:_;_�P.L)
(_:(.)�'EN_�NT
��� (�Hl�f:(::H
P_-1I:TITIC:)N
P` \
���
� e B i LEGEND:
�,R(�� � SUBJECT
� uov i
�b B� SITE
`�z � � '% /
- �'� i�j %i' �(' r'�
,_@ � ;%///1 ❑_
� �� �,� �
e
� _�� �., . I:
U S
4 I Q� ���r' � .
e �, �i
a e ee sp $ �"� `�
e B � �
e
9 g 9 B � N
9 g
�(JJ 8 8 8 B B NA ST ••,
e e B e B � ..... .........
�Be B BB e
B
B„ g ea e LL�W K
U ..........�
BBB
� .�.�. ...e�..
B 9 ��
uniry evNOpmem Rol�ta:Jul .700 MC.MegicVAAGI A R
� . �
� �
. ._ ... .'". _ _.' � .. % _..... .
i /
d.o�.<.. � . .
� � ___'__. ""'"_ __"..._.. _____'
"'.. "" _" "_' . .
...__ _.. "'" _'_ . I "_. �
� , ' � ` .:.,:�..�.�"
'_" ' .._.-;
. ..._._. / % �s�av�er-_._'
, _ _......'"' __ .. � � .� e..cn�
.. -._ . � 1 . � � ,...,�.
� I
�/� /
�� � ��
� �//
�� � �
„ .
� ��yg i�� ,. .���
1° �� �-�r- � '
,j
r� !� �\� - , { �} —
� � l. \\� - ?;•, a�
. ! � � ..._� .
;; , ��,,,,�� �,``r _ _
r'� % ,_ ,, � �^,„,... '/-- _ �
i _. . _ ;
i w ,.
-_.�r� — ����M��� TA$,IRDCOVfn51MLMdCCH
� __ •'��,ue.��, 'm PARfif10N PLAT �3
NO�I'IC�TOMORTGAC�E,LIENHOLDER,VENDORORSELLER
'IT� TIGARD DEVELOPMENT O�DE REQUIRES THAT IF YOU REC�IVE TI-�S NOTIC�, IT SHAI.I.. BE PROMI''IT.Y
FORWARDED TO THE PURC�IASER
NOTICE OF PENDING ,,
LAND USE APPLICATION :
MINOR LAND PARTITION . , �
DATE OF NOTICE: July 23,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00014
FILE NAME: TIGARD COVENANT CHURCH PARTITION
REQUEST: The applicant is requesting approval to partition a 5.31-acre site into two parcels. Parcel 1 will contain the
e�cisting church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land and will be 2.24 acres in
size. No additional development is requested on the proposed parcels at this time.
LOCATION: 11321 S W Naeve Street;Washinton County Tax Map 2S 110DB,Tax Lot 00300.
ZONE: R 25: Medium High Density Residential District. The R 25 zoning district is designed to accommodate
e�sting housin� of all types and new attached single-family and multi-family housing units at a inuiunum lot
size of 1,480 square feet. A limited amount of neighborhood commercial uses is pemutted outright and a wide
range of civic and instituuonal uses are pernutted condiuonally.
APPLICABLE
RE VIE W
CRITERIA CommunityDevelopment Code Chapters 18.390, 18.420, 18.510, 18.705, 18.775, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
comments on the application to the Ciry. THE FOURTEEN (14) DAY PERIOD ENDS AT 5:00 PM ON AUGUST 6,2007.
All comments should be directed to Gary Pagenstecher, Associate Planner (�432� 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
garyp(a�tigard-or.gov.
ALL COMMENTS MUST BE RECEIVED BY THE CITY OF TIGARD IN WRITING PRIOR T�5:00 PM ON THE
DATE SPECIFIED ABOVE IN ORDER FOR YOUR COMMENTS TO BE CONSIDERED IN THE DECISION-
MAKING PROCESS
THE QTY OF T'IGARD APPREQATES RECEIVING COMNIENTS AND VALUES YOUR INPUT. COMNIENTS WILL
BE CONSIDERED AND ADDRESSED WIT�IIN TT� NOTTC� OF DEQSION. A DEQSION ON TF-IIS ISSUE IS
T'ENTATTVELY SC�-IEDLTLED FOR AUGUST 27,2007. IF YOU PROVIDE COIvIMENTS,YOU WILL BE SENT A COPY
OF THE FULL DEQSION ONC� IT HAS BEEN RENDERED. WRITTEN COMIVIENTS WILL BECOME A PART OF
TT�E PERMANENT PUBLIC RECORD 11ND SHALL CONTAIN THE FOLLOWING INFORMATTON:
♦ Address the specific "A}�plicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
• Raise anyissues and/or concerns believed to be important with sufficient evidence to allowthe Ciryto 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 PAR7'Y TO ADDRESS THE RELEVANT APPROVAL CRITERIA WITH SLJFFIQENT SPEQFIQTY
MAY PRECL.UDE SUBSEQUENT APPEALS TO THE LAND USE BOARD OF APPEALS OR QRCLJIT COURT ON
T'HAT ISSLTE. SPEQFIC FINDINGS DIRECTED AT TI-� RELEVANT APPROVAL QZITERIA ARE WFIAT
CONSTITUI� RELEVANI'EVIDENCE.
AFTER T'HE 14-DAY CO1vIlvIENT PERIOD Q.OSES, TI-� DIRECTOR SHALL ISSLJE A TrPE II ADMIi�IISTRATIVE DEQSION. TrIE
DIRECTOR'S DEQSION SHALL BE MAILED TO Tf-IE APPLICANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500
FEET OF THE SUBJEGT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN COMII�NTS OR WHO IS OTHERWISE ENTTTLED TO
NOTIC�. Tf� DIRECTOR'S DEQSION SHALL ADDRESS ALL OF Tf-IE RELEVANT APPROVAL C�ITERIA. BASED UPON`IT� QZITERIA
AND TF�E FACTS CONTAINED WITHIN Tf-IE RECORD,THE DIRECTOR SHALL APPROVE,APPROVE WITH CONDITIONS OA DENY TT-�E
REQUESTED PERMIT OR ACI'ION.
SUMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
s Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
• The application is reviewed by City Staff and affected agencies.
• City Staff issues a written decision.
• Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of property located within 500 feet of the site, as shown on the most recent property tax assessment roll; any City-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the City which includes provision for such notice or anyone who is otherwise
entitled to such notice.
INFORMATION/EVIDENCE AVAILABLE FORREVIEW:
The application, written comments and supporting documenu relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Communiry Development Department. If}�u want to
inspect the file,please call and make an appointment with either the project planner or the plaiuung technicians. Copies of these items may
be obtained at a cost of $.25 per page or the cturent 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."
P
Vj�.INIT� ���t11�
\ILP?i�i��_��i�i)1�
� n,uROOCr =_________
�,� TI(_�_�P�L)
<�O�"EN_�NT
�� (�HL�RC`�I
P_�RTTTI(_)N
�
����
�p a B
� � � i.i:c_�:r;T��:
����� �,o�� %l�i�� s�cr
� s , .l`." :��
�y �� D .. '���
O
� -���,-C � � t
ES � i
4� � � .
Q �
U ' j
C� 9 e� '�' � ��n.� L:
B g •
B e B B � � N
9
.,T B 9 B B ..�
8 e B NA E ST
� �gg 8 B B 9
8
iBBB B B9 e
B �
9F B Be9 U-�W K �, �
U
B8
a
.�.... w..�.�0..�+�..wo��....
h•ti�o��tt
8 B noa.....�.��
G ....
niN pavelpprr�ent ot�te'JW 20. ��••lmagic�hlA I .A
. ,
REQUEST FOR COMMENTS ��
� � .
DATE: Ju1�23,2007
TO: PER ATTACHED
FKOM: City of Tigard Planning Division
STAFF CONTACT: GaryPagenstecher,Associate Planner�x2434�
Phone: (503) 639-4171 FaY: (503� 624-3681 Email: gan,�Ca)tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00014
➢ TIGARD COVENANT CHURCH PARTITIONQ
REQiJEST: e app �cant is requesting approv to partition a 5.31-acre site into two parce s. Parcel 1 � contain t e
e�sting church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land and will be 2.24 acres in size. No
additional development is requested on the proposed parcels at this time. LOCATION: 11321 SW Naeve Street;
Washinton County Tax Map 2S110DB, Tu� Lot 00300. ZONE: R 25: Medium-I�'igh Density Residential District. The
R 25 zonin� distnct is desi�ned to accommodate e�sting housing of alltypes and new attached single-family and multi-
family housing uruts at a m,n,n,um lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is
per�rutte d outng ht an d a wi de range o f civic an d insntution a l uses are permitte d con d ition a lly. APPLI C A BLE REVIEW
CRITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510, 18.705, 18.775, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for your review. From information supplied by
various departments and ag�encies and from other�orn�ation available to our staff, a report and recommendation will be
prepared and a decision w�71 be rendered on the proposal in the near future. If yc>u wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AZJGUST 6 2007. You mayuse the space provided below or attach a
separate etter to return your comments. I u are una e to res ond b the above date, please phone the staff contact
noted above with your comments and co irmyour comments in writin as soon as possible. If you have any questions,
contact the Tigard Plaruung Division, 13125 SW Hall Boulevard,Tigard,�R 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
_ We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
Name&Number of Pexson Commenting:
; .� - " -Y OF TIGARD REQUEST FOP ^�MMENTS
NOTIFICA LIST FOR LAND USE & COMMUNITY D! .JPMENT APPLICATIONS
FILE NOS.: L `D��� FILE NAME: �6�D Cd'WyI���Cl�
CITY OFFICES �
LONG RANGE PLANNING/Ron Bunch,Planning Mgr. ✓�✓CURRENT PLANNING/Todd Prager/Arborist �pj7�K) _POLICE DEPT./Jim Wolf,Crime Prevention O�cer
BUIL�ING DIVISION/Mark(residential)Brian(commercial) ✓ENGINEERING DEPT./Kim McMillan,Ovlpmnt.Review Engineer HEARINGS OFFICER(+2 sets)
CITY ADMINIS7RATION/Cathy Wheatley,Ciry Recorder PUBLIC WORKS/Rob Murchison,Project Engineer PLANNING COMMISSION/GRETCHEN(+12 sets)
COMMUNITY DVLPMNT.DEPT./Planning-Engineering Techs. PUBLIC WORKS/Steve Martin,Parks Supervisor ��ILE/REFERENCE(+2 sets)
_CODE ENFORCEMENT/Christine Damell,Code Compliance Specialist(DCA)
SPECIAL DISTRICTS 1
TUAL.HILLS PARK&REC.DIST.�Y_ TUALATIN VALLEY FIRE&RESCUE• _ TUALATIN VALLEY WATER DISTRICT� rCLEAN WATER SERVICES i►
Planning Manager North Division Administrative Office Marvin SpieringlSWM 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 3
CITY OF BEAVERTON � _ CITY OF TUALATIN � OR.DEPT.OF FISH&WILDLIFE OR.DIV.OF STATE LANDS
_ Planning Manager Planning Manager Devin Simmons,Habitat Biologist Melinda Wood�w�uN Fo�m R.y��,.a�
_ Steven Sparks,�ev 5vcs 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 +1� _OR.DEPT.OF GEO.&MINERAL IND. 550 Capitol Street NE
_ CITY OF DURHAM +M 600 NE Grend 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. _ Joanna Mensher,DataResourceCenler�ZCA) US ARMY CORPS.OF ENG.
Durham,OR 97224 Paulette Allen,c�o�nr,n,a���cc�.a��a�o� OR.DEPT.OF LAND CONSERV.B DVLP. Kathryn Harris cM.r.acws�en..o��Y�
Mel Huie,GreenspacesCoordinala�CPP20A) M2f2 UII08(Comp PtanAmendmentsBMeasure371 Routing CENWP-OP-G
✓CITY OF KING CITY+IF _ Jennifer Budhabhatti,R�w,�,��a��,�«„iwPn���,�i 635 Capitol Street NE,Suite 150 PO Box 2946
City Manager _ C.D.Manager,GrowthManagementServices Salem,OR 97301-2540 Portland,OR 97208-2946
15300 SW 116th Avenue
King City,OR 97224 WASHINGTON COUNTY�
OR.DEPT.OF ENERGY�vowe�ines in n�ea� OR.DEPT OF AVIATION�MonoPo�arowe�s� Dept.of Land Use&Transp.
Bonneville Power Administration Tom Highland,Planning 155 N.First Avenue
_CITY OF LAKE OSWEGO iR Routing TTRC—Attn: Renae Ferrera 3040 25th Street,SE Suite 350,MS 13
Planning Director PO Box 3621 Salem,OR 97310 Hills oro OR 97124
PO Box 369 Portland,OR 97208-3621 Steve Conwaycc��a�r,�p5�
Lake Oswego,OR 97034 Planning Division czca�Ms�a
_ OR.DEPT.OF ENVIRON.QUALITY(DEQ) ODOT,REGION 1 � Brent Curtis icPn�
CITY OF PORTLAND (NOhtyfw Wetlands and Potenual Environmenlal Impacts) Development Review Coordinator poria Mateja rzcn�Ms�a
Planning Bureau Director Regional Administrator _Carl Torland, Right-of-Way Section cva�ro�5� _Sr.Cartographer,cP.rcca,MS,.
1900 SW 4'"Avenue,Suite 4100 2020 SW Fourth Avenue,Suite 400 123 NW Flanders _Jim Nims,s�Ne,��,��A,MS,S
Portland,OR 97201 Portland,OR 97201-4987 Portland,OR 97209-4037
OR.PARKS&REC.DEPT.
WA.CO.CONSOL.COMM.AGNCY �ObOT,REGION 1 -DISTRICT 2A+IF _ODOT,RAIL DIVISION STATE HISTORIC
Dave Austin�wcccn�°9,r��MO�,�wTO,,,«„ Sam Hunaidi,Assislant�isinclManager (NotityitODOTWRf1wy.CrossingisOnryAccesstoLantl) PRESERVATION OFFICE
PO Box 6375 6000 SW Raab Road Dave Lanning,Sc Cmssing Sa�ery Speciallst (Notify i}property Mas HD Oveday)
BeaveRon,OR 97007-0375 PoRland,OR 97221 555-13'"Street,NE,Suite 3 725 Sumner Street NE,Suite C
Salem,OR 97301-4179 Salem,OR 97301
UTILITY PROVIDERS AND SPECIAL AGENCIES
PORTLAND WESTERN R/R,BURLINGTON NORTHERN/SANTA FE R/R,OREGON ELECTRIC R!R(eur�ington NonherNSanta 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. TRI-MET TRANSIT DVLPMT.
Clifford C.Cabe,Construction Engineer Debra Palmer�n��exaao�So��Y� Gerald Backhaus,seeMaP�,.A,e��a,��o (NProject�swnn��v.MileofaTransilRoute)
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
PORTLAND GENERAL ELECTRIC NW NATURAL GAS COMPANY VERIZON (MC030533) QWEST COMMUNICATIONS
Ken Gutierrez,Svc.Design Consultant Scott Palmer,Engineering Coord. Brandon Kahler,Engineering Lynn Smith,Eng.ROW Mgr.
9480 SW Boeckman Road 220 NW Second Avenue 20575 Vonnewmann Dr.,Suite 150 8021 SW Capitol Hill Rd,Rm 110
Wilsonville,OR 97070 Portland,OR 97209-3991 Beaverton,OR 97075-1100 Portland,OR 97219
TIGARDITUALATIN SCHOOL DIST.#23J BEAVERTON SCHOOL DIST.#48 COMCAST CABLE CORP. COMCAST CABLE COMMUNIC.
Teri Brady,Administrative Offices Jan Youngquist,Demographics Alex Silantiev ,�Mao��A�ea�,��„ Brian Every,�sEaw��,��,
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
#F 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 IndiCatl�g PaYtICS TO NOtifr�. �:\patty�masters\Request For Comments Notification List.doc (UPDATED: 6-�un-07)
(Also update:i:\curpin\setup\labels\annexationslannexation_utilities and tranchises.doc,mailing labels&auto text when updating this documei
�\��r
-, " ��`
Cleanwater Services REC�(VED PLANNING
Our crrn�inilnicnt iti cic;ir.
AUG 0 1 2007
CITY OF TIGARD
MEMORANDUM
DATE: July 31, 2007
FROM: David Schweitzer, Clean Water Services
TO: Gary Pagenstecher, Associate Planner, City of Tigard
SUBJECT: Review Comments—MLP 2007-00014 Tigard Covenant Church Partition
GENERAL COMMENTS
■ This Land Use Review by Clean Water Services (District)does not constitute approval of
storm or sanitary sewer compliance with the NPDES permit held by the District. The
District, prior to issuance of any connection permit, must review and approve final
construction plans.
■ All provisions of the development submittal shall be in accordance with current Clean Water
Services (CWS) Design and Construction Standards, presently Resolution and Order No. 07-
20 (R&O 07-20), and all current Intergovernmental Agreements between the City and CWS.
■ Final construction plans must be reviewed and approved by CWS for conformance with
current Design and Construction Standards. A Stormwater Connection Permit shall be issued
by CWS prior to construction.
SANITARY SEWER
■ Each Parcel shall be provided with a gravity service lateral and direct connection to the
public sanitary sewer. Parcel2 may connect with the public sanitary sewer located within
SW Naeve St. via a minimum 15' public easement per R& O 07-20 chapter 5.03. The
existing private water quality facility over the proposed easement shall be restored to its
original capacity and function after the proposed 8" sanitary sewer service is extended to
parcel 2.
STORM DRAINAGE AND WATER QUALITY
■ Each Parcel shall be provided with a separate individual connection to a public storm
conveyance in accordance with cunent CWS Design and Construction Standards.
2550 SW Hillsboro Highway • Hillsboro, Oregon 97123 /
Phone: (503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org //
■ The Developer shall provide a water quality facility to treat all impervious surfaces being
constructed or preserved as part of this development. If the facility serves 2 or more tax lots
and/or receives storm flows from the public right of way,the facility shall be a public facility
constructed to current CWS R&O standards. A public facility shall be placed in a separate
`Tract' with public easements and not part of any buildable lot.
■ Maintenance access shall be provided for water quality and/or detention facilities in
accordance with current Design and Construction Standards.
■ A hydraulic and hydrological analysis of the existing drainagc and downstream storm
conveyance system, in accordance with current CWS Design and Construction Standards
(presently R&O 07-20), 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.
SENSITIVE AREA
■ Sensitive areas near this site will not be significantly impacted by this project. CWS has
issued Service Provider Letter(SPL) File No. 07-000543, dated April 04, 2007 for
development of this site, Tax/Map 2S 1 l ODB-00300.
EROSION CONTROL
■ Provide erosion control in accordance with current CWS Design and Construction Standards.
All sites exceeding one acre of disturbed ground shall require an NPDES 1200C permit.
�QuESx Fo� co���vxs �,
:
. � .
DATE: � 2�
�'Q: �4f- in�,. ' i 1'I na a�er
FRaNL• � of Ti �rd Plar inQ Divisiszn
STA.FF QON�',ACT: Pa en.�t,�cher,As�ociate PIa r xZ43
Phone: (503} 639-4171. Fa�: (503) 6z4-3G81 Email:g,a1vnQti�gard-or._�,2v
MINOR LAN]a�'ART�TION (MLP) 2007-04014
➢ TIG.ARD C�VE�TAN'I' C�IUR� PARx�TYONQ
REQi,JEST: T e app �cant is requesting approv to partition a 5.31-acre site into two parce s. Parce. l ' coz�tain e
exisung churcka. and is prop�sed to be 3.04 acres in sx�e. Lot 2 will be vac�ni laxad and wiJl be 2.24 acres in size. No
additional developmez�t �s re uested on the proposed parcels at tlus tixne. LOCATION: 11321. 5W Naeve Street;
Washin�:on County Tax Map �S110DB, Tax Lot 00300. Z�NE: R 25: Mediucx�I�gh DensitY R�sidemial District. '�ie
R 25 zonin� distx�ct is deszgned to accomm�dat� existing housing of alltyp es and new attached s�ngle-f aznily and multi
family hou5u�g u�t�.its at a mururrnur� lot size of 1.,480 square feet. A lixniteci asz�ount of neighborhood cornxz�ercial uses is
pemvtted outright and a widE range of civie and insutut�onal uses are pe�nitted co�nditionally. APP�.ICABLE REV�EW
C�.iTERIA CommurutyDevelo ment Code C�a ters 18390, 1.8.420, 18.51.0, 18J05, 18J75, 18.790, 1.8.795 and 1$.810.
Attached are the Site Plaz�, Vicinity �Viap and ,t� licant's Materials for ynwr review. Fram infvrma.tioz� su�plied by
�arzous departmenrs and a gencies and f�rom othcr �orrnation available to oux staff, a repa� and rec�mm�n.darion w�l be
re ared and a decision w11 be rendered on the propo-sa�in tl� near fut�u'e. �f you�vish to cotnzzze�it on this app�.cation,
�N�ED UR MME SA Y: AU T" 6 20� You tx►ay use tk�e space provided below ox attach a
sepai�ate etter to retum your com�nents. u are e to nd b e abov ate please pl�one the s�aff contatt
no�ed above wiithyo L�r concunenrs and co irm���yr�ur comir�nts m wri �s 5ao� � poss�, le. I�}�u have az�y quesuons,
co�tact the Tigard I'latu7.i,r�g Division,, 13125 SW Hall Boul�EVard,Tigard�R 97223.
PLEASL CI��C1iTI� POLLOWINGI'�'E�VISTHA,x APPLX:
kWe k�ave reviewed tlle proposal and have no obj�ctions to it.
Please conract of owr office.
�lease re£er tv the enclosed lettc.r or email.
_ Wntten cozxux�ents pxovided below:
.
�p l�t . N.��.�,� �u�.. 3�-��L� Q82..
Name &Number of Person Commenting: ' [��'L�p
WASH CO LRND DEU. Fax:503-846-2908 Aug 2 200� 16:16 P.01
�QtrE sT �a� caM����: ,,,,; . �,
� -
�q`?��:;L,,,,,,, ' ' �
DATE: T2 Z 07 se� ;;��:r�.- �
.,";
TO: Steve Conwax,Washington Cou�n�v De�,t,�f Laad Use &Trans o��,�ri
FROM: S''�tv of 7igard PlanninQ;Division
STAFF 001\°I"AGT: Sza�Pagcnstecher AssQCi,a�e Planner(�c24341
Phone; (503� 639-4171 �'ax: (503) 624-368J. Email: ga tigd['a-Or.�ov
MINQR LAND PARTITION (MLP} 2007-00014
➢ TIGARD C�VENANT C�URCH PAR7'ITI�NQ
REQUEST': e app � ant is requesting approva to partition a 5.31-acre site into t�aro parce s. Parcel 1 wi]1 c4ntain the
exist�ng church and is proposed to be 3.04 acres in size. I.ot 2 will be vacant land and will be 2.24 acres in size. No
additional development �s requested on the proposed parcels at this tim�e. LOCAT10:�1: 11321 SW Naeve Street;
Washinton County Tax 1Qap 2S 110DB, Tax Lot 0030C. ZONE: R 25: YvlediLUn-H'igh Densiry Residential District. The
R 25 zoning distnct is designed to accommc�date eaisting housing of alltypes and new attaclzed su�g1e-fam�y and multi-
farr�ily housing� units at a minunum lot size of 1,480 square feet. A limited amount of neighborhood conuxiercial uses is
pernutted outn ht and a wide range of civic and u�stituuonal uses are pern�itted conditionally. APPLICABLE REVIEW
CRITERIA: �mmtulityDevelopment Code Chapters 18.390, 18.420, 18.510, 18J05, 18.775, 18.790, 18J95 an,d 18.810.
Attached are the Site Plan, Vicinity Map and Ap licant's Materials for yDUr review. From inforrnation supplied by
various departments and aaencies and from other�ormaz�on available Lo our scaff, a report and recommendation will be
preparcd and a decision w�l be rendered on the proposal in the near future, If you wish ta commenc on this applicauon,
WE NEED YOUI�_��771���IENT� BA�K�Y: A�3GUST 6 2007. You mayuse the space provided below or atrtach a
separate etter to reeurn yaur comments. I you are unabl��s�ond b,�h� above date, please phone the staff contact
�oted above with}�ur comments and con�inny�ur comments ixx writing as soon as possible. If you hav� any questions,
cantact the Tigard Planning Division, 13125 SW Hall Boulevard,Tigard,C�R 97223.
PLE �. CHEGK THE FOLLOWING ITEMS THAT APPLY:
We have revieaved the proposal and have no objecuons to it.
� P1e�.5e c�ntact of our office.
_ Please refer to the enclosed letter or email.
_ Wri�ct�cou�u�ct�r,s prvvicicd bclv�r•c
� � 1
Na�ne &Ntu�ber of Person Commcntic�:
v
RE QUE ST FOR C�MME NTS ��
�A�: JL���3,?oo�
� � .
TO: Todd Prager,City Arborist
FROM: Caty of T"igard Plannin�Division
STAFF CONTACI': GaryPagenstecher,Associate Planner(�434
Phone: (503) 639-4171 Fax: (503) 624-3681 Ernail: �anvCc?tigard-or.gov
MINOR LAND PARTITION (MLP) 2007-00014
➢ TIGARD COVENANT CHURCH PARTITIONQ
REQUEST: The applicant is requesting approv to partition a 5.31-acre site into two parcels. Parce 1 � contain the
e�stulg church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land and will be 2.24 acres in size. No
additional development u requested on the proposed parcels at this time. LOC'.ATION: 11321 SW Naeve Street;
Washinton County Tax Map 2S 110DB, Tax Lot 00300. ZONE: R 25: Medium I�'igh Density Residential District. The
R 25 zonin� distnct is desi�ned to accommodate existing housing of alltypes and new attached single-family and multi-
family housing uruts at a muiunum lot size of 1,480 square feet. A limited amount of neighborhood commercial uses is
pernutted outnght and a wide range of civic an d instittitional uses are pernutte d con ditionally. APPLIC.ABLE REVIEW
CRITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510, 18.705, 18.775, 18.790, 18.795 and 18.810.
Attached are the Site Plan, Vicinity Map and Ajplicant's Materials for your review. From inforniation supplied by
various departments and ag�encies and from other in�ormation available to our staff, a report and recommendation will be
prepared and a decision will be rendered on the proposal in the near future. If you wish to comment on this application,
WE NEED YOUR COMMENTS BACK BY: AUGUST 6 2007. You may use the space provided below or attach a
separate etter to return your comments. I u are unable to res ond b the above date, please phone the staff contact
noted above with your comments and co umyour comments in writing as soon as possible. If you have any questions,
contact the Tigard Plaruung Division, 13125 SW Hall Boulevard,Tigard,OR 97223.
PLEASE CHECK THE FOLLOWING ITEMS THAT APPLY:
� We have reviewed the proposal and have no objections to it.
Please contact of our office.
Please refer to the enclosed letter or email.
_ Written comments provided below:
� �c..�(e�"cc1 �e lrtt ���t�T� 0.�kJ • /.o � �- a e u� S�nc�
0
0. ���o Mc,►T � �� ;� oc���,� '� ; ��►'�e �� a e s �
y � e+`^� re.��i �r�re� � �c� � arc SeJ r�t,�. owc�e� w�e ;
�� e�e,�� r.c� d o 4� e c c v(' � ,,no, �e�e.. t Js�� .1� 1'e � c�en�j w`�
,
Name&Number of Pecson Commenting: �dJ��� r so 3 - 7�a-� o O
�
MEMORANDUM
CITY OF TIGARD, OREGON
DATE: September 4, 2007
TO: Gary Pagenstecher, Associate Planner
FROM: Kim McMillan, Development Review Engineerd<��' ' \
RE: MLP2007-00014 Tigard Covenant Church
Access Management (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 is not proposing any new development at this time; therefore there
is no change in use of the existing driveway. Any proposed development in the
future will be required to meet this code criterion.
Section 18.705.030.H.2 states that driveways shall not be permitted to be
placed in the influence area of collector or arterial street intersections.
Influence area of intersections is that area where queues of traffic
commonly form on approach to an intersection. The minimum driveway
setback from a collector or arterial street intersection shall be150 feet,
measured from the right-of-way line of the intersecting street to the throat
of the proposed driveway. The setback may be greater depending upon the
influence area, as determined from City Engineer review of a traffic impact
report submitted by the applicant's traffic engineer. In a case where a
project has less than 150 feet of street frontage, the applicant must explore
any option for shared access with the adjacent parcel. If shared access is
not possible or practical, the driveway shall be placed as far from the
intersection as possible.
The existing driveway is over 200 feet from Highway 99, thereby meeting this
criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacing of driveways
and streets along a collector shall be 200 feet. The minimum spacing of
driveways and streets along an arterial shall be 600 feet. The minimum
spacing of local streets along a local street shall be 125 feet.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 1
�
No access will be allowed directly onto Highway 99, which is classified as
an Arterial on the City of Tigard's TSP. Therefore, the applicanYs final plat
shall include a provision of a non-access reservation along the entire length
of the Highway 99 frontage.
Access to proposed Parcel 2 shall be provided by recording an access
easement over Parcel 1 on the final plat. The access easement shall be a
minimum of 24 feet wide. A construction easement shall also be provided
that extends 5 -10 feet beyond the access easement on each side.
Street And Utilitv Improvements Standards (Section 18.8101:
Chapter 18.810 provides construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and
drainage. The applicable standards are addressed below:
Streets:
Improvements:
Section 18.810.030.A.1 states that streets within a development and streets
adjacent shall be improved in accordance with the TDC standards.
Section 18.810.030.A.2 states that any new street or additional street width
planned as a portion of an existing street shall be dedicated and improved
in accordance with the TDC.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires a
Neighborhood Route to have a 54 foot right-of-way width and 32-foot paved
section. Other improvements required may include on-street parking,
sidewalks and bikeways, underground utilities, street lighting, storm
drainage, and street trees.
This site lies adjacent to SW Naeve Parkway, which is classified as a
Neighborhood Route 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 Naeve is currently improved.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an
Arterial to have a 104 foot right-of-way width and 72-foot paved section.
Other improvements required may include on-street parking, sidewalks and
bikeways, underground utilities, street lighting, storm drainage, and street
trees.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 2
This site lies adjacent to SW Highway 99, which is classified as an Arterial on the
City of Tigard Transportation Plan Map. At present, there is approximately 176
feet of ROW, according to the most recent tax assessor's map. This is an
unusual amount of ROW due to the grassy median. ODOT did not request
additional ROW at this time.
SW Highway 99 is currently partially improved. The Covenant Church, under a
previous land use, CUP95-00008, is required to construct the half-street
improvements along their entire Highway 99 frontage. The partitioning of this
property does not negate this obligation. In order to mitigate the impact from this
development, the applicant should enter into a restrictive covenant for the entire
frontage along Highway 99. If development occurs on Parcel 1 first the frontage
improvements shall be constructed along the frontage of Parcels 1 and 2 at the
expense of Parcel 1. If development of Parcel 2 occurs first the frontage
improvements shall be constructed along the frontage of Parcels 1 and 2 at the
shared expense of Parcels 2 and 1.
Future Street Plan and Extension of Streets: Section 18.810.030.F states
that a future street plan shall be filed which shows the pattern of existing and
proposed future streets from the boundaries of the proposed land division.
This section also states that where it is necessary to give access or permit a
satisfactory future division of adjoining land, streets shall be extended to the
boundary lines of the tract to be developed and a barricade shall be
constructed at the end of the street. These street stubs to adjoining
properties are not considered to be cul-de-sacs since they are intended to
continue as through streets at such time as the adjoining property is
developed. A barricade shall be constructed at the end of the street by the
property owners which shall not be removed until authorized by the City
Engineer, the cost of which shall be included in the street construction cost.
Temporary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess of 150 feet in length.
Due to existing development to the east, on-site topography and the access
restrictions along Highway 99 there are no opportunities for future streets or street
extensions.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of
no more than 530 feet between connections is required except where
prevented by barriers such as topography, railroads, freeways, pre-existing
developments, lease provisions, easements, covenants or other
restrictions existing prior to May 1, 1995 which preclude street
connections. A full street connection may also be exempted due to a
regulated water feature if regulations would not permit construction.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 3
Section 18.810.030.H.2 states that all local, neighborhood routes and
collector streets which abut a development site shall be extended within
the site to provide through circulation when not precluded by
environmental or topographical constraints, existing development patterns
or strict adherence to other standards in this code. A street connection or
extension is precluded when it is not possible to redesign, or reconfigure
the street pattern to provide required extensions. Land is considered
topographically constrained if the slope is greater than 15% for a distance
of 250 feet or more. In the case of environmental or topographical
constraints, the mere presence of a constraint is not sufficient to show that
a street connection is not possible. The applicant must show why the
constraint precludes some reasonable street connection.
Due to existing development to the east, on-site topography and the access
restrictions along Highway 99 there are no opportunities for street connections.
Block Designs - Section 18.810.040.A states that the length, width and shape
of blocks shall be designed with due regard to providing adequate building
sites for the use contemplated, consideration of needs for convenient
access, circulation, control and safety of street traffic and recognition of
limitations and opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks
formed by streets shall not exceed 1,800 feet measured along the right-of-
way line except:
• Where street location is precluded by natural topography, wetlands or
other bodies of water or, pre-existing development or;
• For blocks adjacent to arterial streets, limited access highways, major
collectors or railroads.
• For non-residential blocks in which internal public circulation provides
equivalent access.
PLANNING
Section 18.810.040.6.2 also states that bicycle and pedestrian connections
on public easements or right-of-ways shall be provided when full street
connection is not possible. Spacing between connections shall be no
more than 330 feet, except where precluded by environmental or
topographical constraints, existing development patterns, or strict
adherence to other standards in the code.
PLANNING
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 4
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.
There is existing sidewalk along the Naeve Parkway frontage that meets this
criterion. There is no sidewalk along the Highway 99 frontage. The applicant will
be required to enter into a restrictive covenant for these improvements. The
restrictive covenant will apply to both parcels and when development occurs on
either of the newly created parcels the improvements will be constructed along
the entire frontage.
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 a sewer extension to serve proposed Parcel 2.
This sewer will be public. Therefore, the final plat shall provide a 15 foot wide
public sewer easement across Parcel 1.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 5
Storm Drainage:
General Provisions: Section 18.810.100.A requires developers to make
adequate provisions for storm water and flood water runoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a
culvert or other drainage facility shall be large enough to accommodate
potential runoff from its entire upstream drainage area, whether inside or
outside the development. The City Engineer shall approve the necessary
size of the facility, based on the provisions of Design and Construction
Standards for Sanitary and Surface Water Management (as adopted by
Clean Water Services in 2000 and including any future revisions or
amendments).
There are no improvements being proposed at this time and no changes to the
existing drainage patterns.
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 �unoff 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.
There are no improvements being proposed at this time and no changes to the
existing drainage patterns. Upon development on either of the newly created
parcels, the applicable standards for storm water detention will apply.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those
required for electric, communication, lighting and cable television services
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 6
and related facilities shall be piaced underground, except for surface
mounted transformers, surFace mounted connection boxes and meter
cabinets which may be placed above ground, temporary utility service
facilities during construction, high capacity electric lines operating at
50,000 volts or above, and:
• The developer shall make all necessary arrangements with the serving
utility to provide the underground services;
• The City reserves the right to approve location of all surface mounted
facilities;
• All underground utilities, including sanitary sewers and storm drains
installed in streets by the developer, shall be constructed prior to the
surfacing of the streets; and
• Stubs for service connections shall be long enough to avoid disturbing
the street improvements when service connections are made.
Exception to Under-Grounding Requirement: Section 18.810.120.0 states
that a developer shall pay a fee in-lieu of under-grounding costs when the
development is proposed to take place on a street where existing utilities
which are not underground will serve the development and the approval
authority determines that the cost and technical difficulty of under-
grounding the utilities outweighs the benefit of under-grounding in
conjunction with the development. The determination shall be on a case-
by-case basis. The most common, but not the only, such situation is a
short frontage development for which under-grounding would result in the
placement of additional poles, rather than the removal of above-ground
utilities facilities. An applicant for a development which is served by
utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-
grounding.
There are existing overhead utility lines along the frontage of SW Naeve
Parkway. 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
450 lineal feet; therefore the fee would be $ 15,750.00.
The undergrounding fee-in-lieu will be required with the development of either
Parcel 1 or Parcel 2 and due prior to final building inspection.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND
UTILITY IMPROVEMENT STANDARDS:
Public Water Svstem:
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 7
The City of Tigard provides water service in this area. There is an existing water
main located in Highway 99. The applicant does not propose to connect to the
public water until a development is planned.
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.
There is no development proposed at this time. Storm water quality standards
will apply with future development applications and must comply with all of the
current jurisdictional and regulatory standards in place at that time.
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.
There is no development proposed at this time, therefore no grading and erosion
control plan is required at this time. These plans will be required when land use
application is made for development on either parcel.
Survev Requirements
The applicanYs final plat shall contain State Plane Coordinates [NAD 83 (91)] on
two monuments with a tie to the City's global positioning system (GPS) geodetic
control network (GC 22). These monuments shall be on the same line and shall be
of the same precision as required for the subdivision plat boundary. Along with the
coordinates, the plat shall contain the scale factor to convert ground measurements
to grid measurements and the angle from north to grid north. These coordinates
can be established by:
• GPS tie networked to the City's GPS survey.
• By random traverse using conventional surveying methods.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 8
In addition, the applicant's as-built drawings shall be tied to the GPS network.
The applicant's engineer shall provide the City with an electronic file with points
for each structure (manholes, catch basins, water valves, hydrants and other
water system features) in the development, and their respective X and Y State
Plane Coordinates, referenced to NAD 83 (91).
Recommendations:
THE FOLLOWING CONDITIONS SHALL BE SATISFIED PRIOR TO
APPROVAL OF THE FINAL PLAT:
Submit to the Engineering Department (Kim McMillan, 639-4171, ext. 2642)
for review and approval:
. The applicant shall execute a Restrictive Covenant whereby they agree to
complete or participate in the future improvements of SW Highway 99
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.
This Restrictive Covenant, however, does not negate the previous land use
(CUP98-00008) condition requiring the Covenant Church to construct the
frontage improvements along the entire Highway 99 frontage (Parcels 1 and
2) when the addition is constructed. If development occurs on Parcel 1 first
the frontage improvements shall be constructed along the frontage of
Parcels 1 and 2 at the expense of Parcel 1. If development of Parcel 2
occurs first the frontage improvements shall be constructed along the
frontage of Parcels 1 and 2 at the shared expense of Parcels 2 and 1.
. Parcels 1 and 2 shall not be permitted to access directly onto Highway 99.
The final plat shall include a provision of a non-access reservation along the
entire length of the Highway 99 frontage.
. A minimum 24 foot wide access easement shall be provided across Parcel 1
for Parcel. A construction easement shall also be provided that extends 5-
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 9
10 feet beyond the access easement on each side.
. A joint use and maintenance agreement shall be executed and recorded on
City standard forms for all common driveways. The agreement shall
be referenced on and become part of all applicable parcel Deeds.
The agreement shall be approved by the Engineering Department
prior to recording.
. The applicant shall provide a 15 foot wide public sanitary sewer easement
across Parcel 1 to serve Parcel 2.
. 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 no�th 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.
. 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 Naeve Parkway, providing 27 feet
from centerline, shall be made on the final plat.
E. NOTE: Washington County will not begin their review of the final plat
until they receive notice from the Engineering Department indicating that the
City has reviewed the final plat and submitted comments to the applicant's
surveyor.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 10
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 ANY FUTURE BUILDING PERMITS ON PARCELS 1 AND 2:
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 obtain a permit from
the State of Oregon Highway Division, to perForm work within the right-of-
way of Highway 99. A copy of the permit shall be provided to the City
Engineering Department.
. The applicant shall either place the existing overhead utility lines along SW
Naeve Parkway 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 $ 15,750.00 and it shall be paid
prior to issuance of any building permits on Parcels 1 or 2.
ENGINEERING COMMENTS MLP2007-00014 Tigard Covenant Church PAGE 11
- ►,
„ 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 �fatter of the 1'roposed Land l'se :�pplicarions for:
Land Use File Nos.: MLP2007-00014
Land Use File Name: TIGARD COVENANT CHURCH PARTITION
I, Gar�� Pagenstecher, .�ssociate Planner for the Cit�� of'1'ig;ard, do affirm that I posted norice of the land use proposal
affecring the land located at �state the approximate location(s) IF no address(s) and/or tax lot(s) currently
registered) /�C -C`�l�-'!!- _ � � c7�,�,�'
and did personall}�post norice of the proposed land use applicarion(s) b��means of weatherproof posting in the general
vicinity� of the affected territory, a cop of said notice being hereto attached and b�� reference made a part hereof,
on the�_day of �V 2007.
7
�C�
Signature of erson ho Performed Posting
h:Vu�.,�n\patn�\ma�tco�\nitidacu ut po.nnti fur applicant tn post pubGc hcnnnK.Juc
TIGARD COVENANT CHURCH PARTITION
MINOR L,AND PARTITON (MLP) 2007-00014 �
REQUEST: The applicant is requesting approval to partition a 5.31 -acre
site into two parcels. Parcel 1 will contain the existing church and is
proposed to be 3.04 acres in size. Lot 2 will be vacant land and will be 2.24
acres in size. No additional development is requested on the propo�°d
parcels at this time. LOCATION: 11321 SW Naeve Street; Washinton
County Tax Map 2S110DB, Tax Lot 00300. ZONE: R-25: Medium-High
Density Residential District. The R-25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and
multi-family housing units at a minimum lot size of 1 ,480 square feet. A
limited amount of neighborhood commercial uses is permitted outright and a
wide range of civic and institutional uses are permitted conditiona'�y.
APPLICABLE REVIEW CRITERIA: Community Development Code
Chapters 18.390, 18.420, 18.510, 18.705, 18.775, 18.790, 18.795 and 18.810.
Further information may be obtained from the Planning Division �staff contact: Garv
Pagenstecher�Associate Planner) at 13125 SW Hall Blvd., Tigard, Oregon 97223, or by calling
503-639-4171 or by email to garvl� o,ti�ard-or.��ov. A copy of the application and all documents
and evidence submitted by or on behalf of the applicant and the applicable criteria are available
for inspection at no cost and copies for all items can also be provided at a reasonable cost.
� -- ...,._...� i �i ----�— -- / 3 �
--- - �1.—J J
��
AREA NOTIFIED
1_NTAIN RD -_ - — — �S OO�� '
- -� I
-1 l- I 1 �
,E miren:u
_ ' �
- �J MURDOCK S
- — - - o � � - --
� ———————————
i �� I�OR: Steve �3loomquist
�_�-- -- � -
I �, � RI:: 2S110DB, 300
l \� -- mwnno � -----------
� � �
_ nnruae�
- -- ����� �
� ` �- I Property owner information
�-`�"���/ i � � i is valid for 3 months from �
� IIR� � I I the date printed on this map.
�nuoWw�r_,, DY MA
� �Q miuu�w nnfaj�/�{�7 —
yL�miNq�I
� �.}W�8{tl.((�, '_ ._ -—
`P�� ,� q 7it1M�N}M
� �G�o� � ,��,,, _ - -_
G�p� rn� �rno / �I
s� ���'� - m __ —
c� �
, m� ,�
) � —
mue�nn� -" � BLE ST
� i V % ma�anN ,��1
; t�
� : Q o�\ mw�«:n - -
� U f_
QQ o �� , - -� ,
�
' mwrna• o xnwwu� � ST�V a'� ♦
""�""' «� ' N
� ��a; miaeun � �
� m��n �
/ � __ — �Uqf�Ni-� �-i
u� ��4M�n mpynnt � o
a0�� , � � � � � _ NAEVE ST o zoo aoo eoo Feei
o °o — — �
///��� �O° o ° B � 1'=409 feet
% I o000 ° o�'; �
._ __ o000 0 �..� I _ V
��� / o 00 0 "��M( ,_. _
0 00 ° � W8 .
lfI1NC1!!�I ° f— ° __��L�-�
v — p ,.
�-,�����
� ����
�� �
\N� Informahon on tnis map is tor general location ony aM
S _ should be venfiad with Me Development Services Division.
� \ 13125 SW Hall Blvd
��� °o o HP Tigard,OR 97223
�/ a o / —� �(ZG (503)639-4171 �,
�-----__ / �� hltplhv�wv.citigardor.us �'i
- - -- ---- ------0—�---- -�-�_ ' -
Community Development Plot date:Jul 13,2007;C:\magicVNAGIC03.APR
'2S 1 t O D8�90821 2S110CA-80471
ADAMS JOSEPH J CAMPBELL MYRTLE M
15432 SW 114TH CT#82 15100 SW CROWN DR#4
TIGARD, OR 97224 KING CITY,OR 97224
2S110DB-91031 2S110D8-91092
ALDERMAN JOHN M LIVING TRUST CHAVE P FRANKLIN
BY ALDERMAN JOHN M TRUSTEE 15371 SW 114TH CT#109
15373 SW 114TH CT#103 TIGARD,OR 97224
TIGARD, OR 97224
2S 110AC-01200 25110D 8-91052
ANDREWS MANAGEMENT LIMITED CHENOWETH JOHN D&ADELE A
5805 JEAN RD 15373 SW 114TH CT#105
LAKE OSWEGO,OR 97035 TIGARD,OR 97224
2S110CA-80571 2S110CA-80591
BARNA EUGENE A TRUST CHENOWETH MILDRED H
BY EUGENE A BARNA TR 11545 SW MAJESTIC LN#4
8019 SW 37TH AVE KING CITY,OR 97224
PORTLAND, OR 97219
2S110DB-90982 2S110D6-90842
BARNETT ANGELA CONNER VERNA D 8
15435 SW 114TH CT#98 HUMPHREY GRETCHEN G TRUSTEES
TIGARD, OR 97224 15432 SW 114TH CT#84
TIGARD,OR 97224
2S110CA-80302 2S110CA-80321
BAYLOR ROBERT G COX ROSE ANN
11520 SW CROWN DR#12 11520 5W CROWN DR#9
TIGARD, OR 97224 PORTLAND,OR 97224
2S110CA-80861 2S110DB-91001
BELLAIRS DON E CURRIE CRAIG H&SHIRLEY A
15270 SW CROWN DR#1 10306 E SILVERTREE CT
KING CITY, OR 97224 SUN LAKES,AZ 85248
2S110CA-80401 2S110CA-80292
BOLTON VICTORIA DAWES ROBERT R&CARYL J
PO BOX 347 11520 SW CROWN DR UNIT#11
LINCOLN CITY, OR 97367 KING CITY,OR 97224
2S110CA-80561 2S110CA-00103
BURNETT REVOCABLE TRUST DENNY PURKEY LLC
BY BURNETT LORETTA C& 15350 SW 116TH
COOK ELAINE B TRS KING CITY,OR 97224
11545 SW MAJESTIC LN#7
KING CITY, OR 97224
2S110CA-80361 2S11 ODB-00301
CAMPBELL BARBARA L DEZFULLI EBRAHIM&SHAHIM
11490 SW CROWN DR#1 12587 SW 133RD AVE
KING CITY, OR 97224 TIGARD,OR 97223
'2S110D�-01200 2S110CA-80421
DEZFULLI SHAHIN&EBRAHIM GILBERT NANCY E TRUSTEE
12587 SW 133RD 11480 SW CROWN DR#1
TIGARD,OR 97223 KING CITY,OR 97224
2S 110 DB-90962 2S 110 DC-02200
DIETRICH PAMELA C GMS FIVE LLC
15437 SW 114TH CT#96 5973 AVENIDA ENCINAS STE 300
TIGARD, OR 97224 CARLSBAD,CA 92008
2S110CA-80711 2S110D6-0070
DOVE BOB N&JANICE E G FI LLC
22844 SW TAYLOR CT 597 NIDA ENCINAS STE 300
SHERWOOD, OR 97140 RLSBA , A 92008
2S110CA-80551 2S110CA-80781
DUSEVOIR EUGENE 8 EVELYN H GREGG NANCY L
10405 SW DENNEY RD TRLR 59 15255 SW 116TH UNIT#2
BEAVERTON, OR 97008 KING CITY,OR 97224
2S110CA-80751 2S110D8-90811
EDMONSON MIRIAM E HAISE MARY GRANT TRUST
15215 SW 116TH AVE UNIT#2 BY MARY GRANT HAISE TR
PORTLAND,OR 97224 15432 SW 114TH CT#81
TIGARD,OR 97224
S110DB-900D 2S110D8-91081
F NT AT SUMMERFIELD CONDO P HAMMERSCHMITH HELEM M
OW S OF UNITS 15371 SW 114TH CT#108
TIGARD,OR 97224
2S110CA-80581 2S110CA-80701
FRANK BETTY J HANNA ALMA L REV LIV TRUST
11545 SW MAJESTIC LN#5 11530 SW MAJESTIC LN#1
KING CITY,OR 97224 KING CITY,OR 97224
25110CA-80761 2S110CA-80351
FRANK SHIRLEY A HANSON ROBERT G
15215 SW 116TH#3 11490 5W CROWN DR#2
KING CITY, OR 97224 HILLSBORO,OR 97124
2S110CA-80521 2S110DB-91022
FRENCH GLADE H&DAWN M HARRISON H FAYE
11505 SW MAJESTIC LN#4 15435 SW 114TH CT#102
KING CITY, OR 97224 TIGARD,OR 97224
2S110CA-80441 2S110CA-80341
FRIESEN SUSAN K HEGGINS JANET
15100 SW CROWN DR#7 11510 SW CROWN DR#5
KING CITY, OR 97224 KING CITY,OR 97224
'2S110D6-91071 2S110DB-90991
HELLINGS DAVID F KESSLER LORRAINE
15371 SW 114TH CT#107 15435 SW 114TH#99
TIGARD,OR 97224 TIGARD,OR 97224
2S110AC-00900 2S110CA-00102
HOLLAND HOLDINGS I ARBOR KING CITY CITY OF
HEIGHTS LLC 15300 SW 116TH
BY CLYDE HOLLAND PARTNERS LLC KING CITY,OR 97224
1111 MAIN ST STE 710
VANCOUVER,WA 9866D
110DB-00200 2S110CA-01600
H LLAND HOLDINGS I ARBOR KING CITY CIVIC ASSOCIATION
HEI TS L 15245 SW 116TH
BY CL HOLLAND PARTNERS LLC KING CITY,OR 97223
1111 I ST STE 710
V COUVER,WA 98660
2 110DB-00201 110CA-80 0
H LAND HOL NGS I ARBOR KI C CONDO UNIT OWNERS
HEI TS L , 0
BY CL HOLLAND PARTNERS LLC
1111 AI T STE 710
V COUVE ,WA 98660
2S110CA-80501 110CA-808 1
HOLMAN WILLIAM C KI CIT CONDOMINIUM
HOLMAN SUSAN M OWN OF UNITS
8040 SW BROADMOOR TERRACE ,
PORTLAND,OR 97225
2S110CA-80811 2S110CA-80611
HURLESS ROBERT W& KOBAYASHI ARTHUR TAKEO TRUST 8
FOX JOHN M/ELIZABETH A HURLESS KOBAYASHI VALERIE DOREEN TRUST
15200 SW CROWN DR#2 11545 SW MAJESTIC LN#2
KING CITY, OR 97224 KING CITY,OR 97224
2S110CA-80491 25110CA-80911
HUTCHINS KATHLEEN E LACHAPELLE JOHN EDWARD
1510D SW CROWN DR#2 15290 SW CROWN DR#1
PORTLAND, OR 97224 PORTLAND,OR 97224
2S110D8-00500 2S110CA-80821
KASCH'S GARDEN&NURSERIES INC LATTANZI JOSEPHINE F
19D80 WILLAMETTE DR MORIN RITA K
WEST LINN,OR 97068 15200 SW CROWN DRIVE#1
KING CITY,OR 97224
25110D6-90977 2S110DB-00703
KATZ MARILYN A 8 STEPHEN G LES SCHWAB TIRE CENTERS OF PORTL
15435 SW 114TH CT#97 STORE ACCOUNTING
TIGARD, OR 97224 PO BOX 667
PRINEVILLE,OR 97754
25110CA-80901 2S110CA-80021
KELSO SUSAN LIVING TRUST LITTLE JOHN B AND INGEBORG C
BY SUSAN R KELSO TR 11495 SW CROWN DRIVE#1
15290 SW CROWN DR#3 KING CITY,OR 97224
KING CITY, OR 97224
'2S110Df3-90952 2S110DB-91041
LOGAN CHERYL L MILLER KEN&VICKI
15437 SW 114TH CT#95 15373 SW 114TH CT#104
TIGARD, OR 97224 TIGARD,OR 97224
2S110CA-80011 2S11DCA-8D731
LORENZ PEARL E 8 MILLER PATRICIA
WHITMAN BETTY A 11530 SW MAJESTIC LN#4
11495 SW CROWN DR#2 TIGARD,OR 97223
TIGARD, OR 97224
2S110CA-80871 2S110CA-80282
LUCAS NEATIN MILLS MARGARET B
15290 SW CROWN DR#4 11510 SW CROWN DR#8
KING CITY, OR 97224 TIGARD,OR 97224
2S110CA-80541 2S110CA-80262
LUNDE�L ROBERT G SR MUTH KAY
11505 SW MAJESTIC L.N 11490 SW CROWN DR#4
KING CITY, OR 97224 KING CITY,OR 97224
2S110DB-91102 2S110DB-90901
LYNCH MARY LOUISE O'KEEFFE LIVING TRUST THE
15371 SW 114TH CT#110 BY ARTHUR F JR/VIRGINIA O'KEEFFE TR
TIGARD,OR 97224 15437 SW 114TH CT#90
TIGARD,OR 97224
2S110CA-80691 2S110CA-80331
LYNN LARRY J&SHANNON D PALMER CAROL JUNE REVOC TRUST&
7415 SW EAST LAKE CT KALINA LAURA J REVOC TRUST
WILSONVILLE,OR 97070 4145 SW 45TH AVE
PORTLAND,OR 97221
2S110CA-80791 2S110D6-01300
MACKIE STEPHEN C&CYNTHIS D PARR-FRANKLIN LLC
PO BOX 745 1300 SW 5TH#2815
MANZANITA, OR 97130 PORTLAND,OR 97201
2S110CA-80721 2S110CA-80371
MARTIN CARL W&LORRAINE M PETERS JACK 8�
65444 E DESERT 51DE DR PETERS JOSHUA
TUCSON,AZ 85739 11470 SW CROWN DR#1
KING CITY,OR 97224
2S110CA-80801 2S110CA-80431
MATTHEWS GLEN C&PAMELA K PETERS PHYLLIS KERR
16200 SW PACIFIC HWY STE H#112 15100 SW CROWN DR#8
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80831 2S110DB-90931
MILLER ERIC T 8 SUSAN M PICKETT GEORGE E 8
15270 SW CROWN DR#4 THELMA E CO-TRUSTEES
KING CITY, OR 97224 15437 SW 114TH CT
TIGARD,OR 97224
�2S110CR-80451 2S110DB-90912
PIO BARBARA J TRUSTEE SCOTT REVOC LIV TRUST
15100 SW CROWN DR#6 15437 SW 114TH CT#91
KING CITY, OR 97224 TIGARD,OR 97224
2S110DB-90882 2S110CA-80311
PROVINCE LAVELLE SHANE TERRY 8 LUANNE
15430 SW 114TH CT#88 11520 SW CROWN DR#10
TIGARD,OR 97224 KING CITY,OR 97224
2S110CA-80601 2S110CA-80621
R&V BATEMAN REV LIV TRUST SHEVCHENKO EDITH U
BY RALPH CNIRGINIA L BATEMAN TRS 11545 5W MAJESTIC LN#1
11545 SW MAJESTIC LN#3 KING CITY,OR 97224
KING CITY, OR 97224
2S110CA-80511 2S110CA-80741
RAY ROBERT W TRUST SIMMONS DON C&MARTA D
BY ROBERT W RAY TR 15215 SW 116TH AVE#1
11505 SW MAJESTIC LN#809-5 KING CITY,OR 97224
KING CITY, OR 97224
2S110CA-80851 2S110DB-91012
RICKNER RICHARD H&JUDI A SPYKER ELINA TRUSTEE
13500 SW PACIFIC HWY SZALOBRYT JANE C TRUSTEE
PMB 136 15435 SW 114TH CT#101
TIGARD, OR 97223 TIGARD,OR 97224
2S110CA-80681 2S110DB-91062
ROBERG RICHARD F 8�SIGRID M SZEPESI LESLIE L&MICHELE K
11520 SW MAJESTIC LN#2 10321 LAKE DR SE
KING CITY, OR 97224 SALEM,OR 97306
2S110CA-80391 2S110CA-80531
ROTHENBERGER ALBERT 8�DORIS TAFF JUDY M
11470 SW CROWN DR#4 11505 SW MAJESTIC LN#3
KING CITY, OR 97224 PORTLAND,OR 97224
2S110CA-80881 2S110CA-80411
SARCOS CARLOS B THAYER CAROYLE J
15290 SW CROWN DR#2 442 50TH AVE NW
PORTLAND, OR 97224 SALEM,OR 97304
2S110D6-9D891 2S110D8-0030D
SCHMIDT ART&SUE TIGARD COVENANT CHURCH
15437 SW 114TH CT#89 11321 SW NAEVE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80771 2S110AC-00500
SCHULER PEARL J TIMBERLINE APARTMENTS LLC
15255 SW 116TH AVE#1 5335 SW MEADOWS RD STE 190
KING CITY,OR 97224 LAKE OSWEGO,OR 97035
'2S110C/H-80272 2S110DB-90861
TINGSTAD BRIGITTA YODER JOSEPH H
11510 SW CROWN DR#7 15430 SW 114TH CT#86
KING CITY, OR 97224 TIGARD,OR 97224
2S110D6-90832
TRACY SHARON M
15432 SW 114TH CT#83
TIGARD, OR 97224
2S110CA-80381
VARNEY BRUCE&PAMELA
11470 SW CROWN DR#2
KING CITY, OR 97224
2S110CA-80461
WALKER GORDON V&
WALKER SUSAN B
13900 SW 115TH
TIGARD, OR 97223
2S110D6-00704
WASHINGTON FEDERAL SAVINGS
ACCOUNTING DEPT BR 118
425 PIKE ST
SEAI?LE,WA 98101
2S110CA-80481
WEBER MABEL L
15100 SW CROWN DR#3
KING CITY, OR 97224
2S110DB-90941
WEEDMAN WENDY SUE
15437 SW 114TH CT#94
TIGARD,OR 97224
2S110AC-01000
WELLINGTON APARTMENTS LLC
931 SW KING AVE
PORTLAND, OR 97205
2S110CA-80841
WIESE YVONNE H
15270 SW CROWN DR#2
KING CITY, OR 97224
25110DB-90922
WILSON PHYLLIS A
15437 SW 114TH CT#92
TIGARD, OR 97224
Josh Thomas Susan Beilke
10395 SW Bonanza 11755 SW 114th Place
Tigard, OR 97224 Tigard, OR 97223
Gretchen Buehner David Walsh
13249 SW 136th Place 10236 SW Stuart Court
Tigard, OR 97224 Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOUTH INTERESTED PARTIES (ov. I of I1 (i:lcurolnlsetuollabelslClT South.docl UPDATED: 4-Mav-07
Jul. 11, 2001 3: 07PM HARR?S MCMONRG�E RSSOC No, 3102 P, 1
CITY OF TI�ARD
PO�M�UN�TI' DEVELOPMENT DEPARTMENT � ��
IN DIVISIpN �*L
13 25 SW HALL SQuLEVARD
Tl ARD, OREGON 97223 � �4 �
PHONE: 503-639-4179 FAX; 503-624-3681(Af�n: Pa#ty/Plannir1g) EMAIL; �,�ttvta?tiaard-or.gov
° � �j 0 ° OO OO ° ° o ° �����G� �
Praperly owner information is valid for 3 months from the date of your request
INDICATE ALL PROJECT MAP &TAX LOT NUMBERS (i.e. 1S134AB, Tax Lot 0010�) OR TH�
ADDR�SSES FOR ALL PROJ�C� PARCELS BELOW:
.Z, O � 4..c�T
PLEASE BE AWARE THAT ONLY 1 SET OF L�ABELS WILL S� PROVIDED AT THIS T1M� FOR
HOLDING YOUR NElGHBORWQQD MEETING, Atter submitting your land use appfication to the City, and
the proiect planner has r�vi�wed your a�plicat�o� for completeness, you will be nokified by means of an
incom leteness lelter to o tam your 2 fin I sets o abels.
�
e bel need to be placed on envelop s (no self-adhesive envelapes please) with first
c ass e er-ra os on the envelopes in the form o�pasta e stamps (no metered envelopes and no
return address�and resubmitfed to the City for#he pur ose o�provid�ng notice to pro�perty awners of the
proposed land use a�plication and the dec�sion. The �sets of envelo�pes must be Kept separate. The
person listed below wd( be called to pick up and pay for the labels when tlley re ready.
NAME 0�CONTACT PERSpN: �� '�`t� ��S`�`PWONE; S 43 ~.(�,'39 `�� � 3 �X�-��
FAX: r 3 � t Z 3 z.
EMAI L: 5k r�1��„ h�t�c. �c,wti-.-�
This request may be mai ed, faxed pr and delivered to t e ity o Tigard. ease allow a
2-day minimum fpr processing reques�s. Upon comple#ion of your request, the eQntact person will be
calletl to pick up their request that wiil be placed in "Will Call" by their last name, at the Community
Development Reception Desk.
The cost o# processing your requesf must be paid at the time of pick up, as exacf cost can not be
pre-determined.
PI�EASE NOTE: FOR REASONS OF ACCURACY, ONLY O�tIGINAL MAILING LA�ELS PROVID�D
BY THE CITY VS, R�-TYPE�7 MAILING LABELS WII.L BE ACC�PT�D.
Cost Description:
$11 to generate the mai(ing list,pJus$2 per sheet for printing the list onto labels(20 addresses per sheet).
Then, multipl the cosk Eo print one set of labels by the number of sets requested,
EXAMPLE COS7 FOR THIS REQUES7'
4 Sheets of labels x$2lsheet= 8,00 x 2 sets= $1fi.�D " sheet(s)of labels x$2lshaet=�x_sels= � .ri �
1 sheets pf labels x$2lsheot tor Intereste�pariies x 2 set�= $ 4,00 �ShBet(S)Of labels x$2lsheet for Int9rested Ries= �
pa � � x� sets= OG
GENERqTE LIST = 11. p GENERATE U5T =
TpTAL. _ $31 AD TOTAL = �C� 3
�� 1���c� �� � ��c� ��t'S �L� A 1��¢..�� '�� '� �
���a cd� �o�L.�.. �. kd+�.�`C. CG.Sb�•J �l -���t,� � �'1 CA►„tip �
��z.� . ���� 5� cs�,.lt �1^�-.'�- r'C��/ „
�— ��C --r,.3�r ..
Jul, 11, 2007 3. 07PN� �;A�R?� MCMONAGLE ASSOC No, ?1^2 P. 2
' aiL..'2ty Of�'igQrL�, 4regor� • 13,1,25 S��I�all Blvd, • Tigar�., JR 97223
June 23, 200� ��
�
Steve Balmquist
Haxris McMonable.�,ssociates, Inc. � � �
12555 SW Hall Boule�ard
T'igazd, OR 9?22�
RE: Application Coxnpleteness Reviet�* For Tigard Covezzant Church Minox Land Fartition,
N�LP2007-00014
,
Dear Mr.Balmc�uist:
The C�ty of Tigard received youx a�plicatioz� oz� I�Tay 23, 2007 �'or a minor Iand partition for the
property located at 1132� SW Naeve Street Qn Ta� Lot 1S110DB�0300. The proposal is to �artition
the a��roximately 5.31-acre site into two parcels and retai.�the existing churck�development o�a one o£
the parcels. Sta�.f h.as complet�d a preliminary revze�w o�the subm.itta� x�aterials and �as determined
tt3.at the�ollowing addztioz�al��formation is necessary before the app�ication can b�deemed complete:
1. Public ac' ' 'es Com lete e zns. Please rev7,se your narrative and pl.aza set to address the street
issues listed oz� the public facilities completeness checklzst. For c�uestiozas xelated to this ite:a�,
contact Kim��c.Millan,Developzxzent Review Engiz�,eer, 5Q3-639-4171, extension 2642.
2. �nvelo�es with Posta,�e. Please supply two sets of pze-addressed (no zetutn address), st�naped
(not uzetered), #10 size envelopes for notice of develo�ment zeview and subsequent notice of
decision. Addzesses must have beem obtained fzoz�n, t}ae Ciry the pzev�ious three months £zozn the
date o£applicarion co,u7pleteness. Contact Patry Lunsford,�'laz�xzing Secxecazy, 503-718-2438.
3. Number 'caiion Co ie . ;A,£tea: satisf5*ixig tkae above concems, pl,ease submit 5 full sets of
your application zx�ateriaals (each set skzall be bound az�d an exact duplZeate of all inforrzzation
pexCa�t�,zz�.g to the a���icatio�., narrative, £oz�;as, letters, stucl�es, plans, eec.}. ��a addition, subznit 4
plan sets only, reduced to 8 �./2" x 17" z£�egzble (oi 4 Cozxzpact Discs o£cozxxplete a��licadon).
Fina7ly, o�e xeduced set a£pla�,s at S 1/2"x 1�"zs required£or ou�records. '
Once this additio�al i,nformation is sub�tted, your application will be cozxiplete and the £oz7mal comment
azzd re`-ietiv �rocess w�ill begin, which tppical�y takes 5 to 6 weeks. Zt sb,oul.d be noted tb,at staff has not
xeviemed the a��l�carioxz submittal for coz�plaance with the xelevant code cz�tezia, and that tb,e ;need for
adclitiozzal items ma� azise duting the application review pzocess. If you k�ave any questions zegaxd�.ug this
J,ettex or your app�cation,please don't}aesztate to coz�tact me at 543-718-2434.
Szncerely,
1 �
C�°`� � � �
G Pa enstechez �
� g �
Associate Plannez
Enc1: Publ:ic �acility Plan Coxz�pleteness Checl;,Jist
C: MLP2007-00414 Land Use F�e
Phone: 503.639.4171 . Fax: 503.684.7297 . �rc�ww.tigard-or.gov . TTYReIuy: 503,684.2772
Jul. 11. 2007 3:07PM HARRIS MCMONAGLE ASSOC �� -��—No, 3102--P. 3
��5•{ AMEJ(`Cy .
�. .� FirstAmerican Title Insurance Com�pany of Oregan
- An assumed busincsa name of TCII.E INSURANCE COMPANY OF OREGON
j Tl�is map is provide�(as a ronveniertts in locatiicg prop¢rry
�irst.thierican 1`ule Insurance Company aisumes nn Itabfllry for any var1R[ions aa may be disclosed by an aetup!survey
Refexence Paxcel Number 2S1 I.OD� OQ3Q0
I i�����•.' �.• �;.: '.K� .f�Kr., y��)�r� �sS \,w w/POiM1Y a�ro� wM� '�� •
. T�= f ___.� ''� ���MJ
k b �_� M �
� D � ��I.�� �. I � IK �
I `�', ;_f�' ,\+ �� � Z /F I
: ,,�;�,.�'4�. ? ,:�"_�', ', � '� � I
� _� �'� --�,! �, I�M �1�C I I
. :�.611�PhWM04. ��'� � ' � I
,`�Sr 1, ,� � e���s r MQ � � �
�� �"�'���.-�� ;�= f
�•. , r 9 ,�.,.Kl �
; -. ., �,: � I�� �� t�l i�
j c �N� � >.. � , . t I
.,��
� .��P''� , ..�3�� I 3 •!` � f `� � � 9 � �
� � `. '',, 'U � � Is � � 8 ll
,,� �,•�y� ,�. \
; �..::�; ..' � / %� � � `� l ;
�- ., � �� ��
. �� ,:
���,s;;� �-� �,: ' 2 �7
� ���o� :� � ������ � � q. '�
,..� /_, . �
������' �� � M��f' �� � � � � � � '
G�'s ? /" 9 � � 's°° �'. "+�� ,, � �:,� ,
i .s 9 .�i k Na '�• „+� ,
'.."" � L a I
� r V /z � aa� � r
,'� � J ""+k,,�� F s,,"' a ,�,� �
� I , �,,,.,
� V /� 8 y ^gAA� �' � ' I
,� `�� ':: % - � � � • - �
, �� �FS —��=����__ � . �P�,'�a '�� �
'>�.��,; �
4 a
� �'ii1C � I I�+, � •�� I.�iM �O � r� i �Q�
'"�` I�" .�.K ,� N 0 . ] \ � ...,�
' '� r � a, '� 1
��,u.roe:� / !-' —'r�.:--� � �y p �3 � �0 Nfl. 7 '� �
� '�w� •3 � : � " � ��
'�.""' / /F � � I o e � , 9 g t� � � � � � 's"`y,
',' s lM3C'i WM � O Y� �W�y$����
'�-'�" � _c' � 1� � 9 ,�� � �� ��n f dlfilnw� �
� o �
.y���,. � + /� ,,,,, � i r � N tl. 19 � �
/ st �. �. �n a� A�� ?1D 13� � `•
AY � � I�i � +�,±` "'..�» ��s�"�'�` � � r�s
,� /' _ ..�K 1 � , �e �' � � �
' r � .::� , ' •: �� � `"Me�q�, �A,�r�U�9
.�� /1�,�� y . • � ,: �,,,.a�x ,.�v�x.,.� 9A� � f4��� �'t
_ /^ c b � /' , . ''•` ,'1,(,. , y�
/ ¢ •�- '•,•;'�� N7.5�� 18������ Hn.la � u°°°41
= Syy ...... _ r. , :�•' - 5uy11 �k� �N�J.l � �My��
/ /` ...,.�. _ .;.-,,.-_ �I���N D 8 � '-' S ��y
� �;� ��� �ia �� �a ��pOd�
Mr /S� _ .'.. ,l,. ,',;:,, C�U G
w � ��iue:' ., �,.,, :,,,h,
r = �'� ';�. `'�'" '_�' ;` •� .'R.
.'` .�.`• #.
2S110D6-00300
TIGARD COVENANT CHURCH
11321 SW NAEVE ST
TIGARD, OR 97224
,7 �d d� �f/`r?���
�
�
�
q
AFFIDAVIT OF MAILING -
,
I, Patricia L. Lunsford being first duly sworn/affirrri, on oath depose and say that I am a Planning Administrative
Assistant for the City of tI'igard,Washington County,�regon and that I served the following:
(UrckApF,pria�elS�z(s)Bebw}
❑X NOTTCE OF PENDING LAND USE DEQSION FOR
MLP2007-00014/TTGARD GOVENANT CHURC�I PARTITION
❑ AMENDEDNOTICE
(File NolNanr Reference)
� Caty of Tigard Plannu�g Director
A copyof the said notice being hereto attached,marked E�ibit"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 Earhibit"B",and byreference made a part hereof,on
Jul,Y23,2007,and deposited in the United States Mail on July23,2007,postage prepaid.
�
-LI�'� '
(I'eison that are ce
STATE OF ORE GON
County of Washington ss.
City of Tigard
��
Subscribed and sworn/affirined before me on the -7 7` dayof �a�-�-e/V ,2007.
OFFICIAL SEAL
KRISTIE J PEERMAN ///���
� NOTARY PUBLIC-0REGON . //
' � � COMMISSION NO.419242 ��
MY COMMISSION EXPIRES JULY 28,2p11
N TARY PLJB OF OREGON
My Cotruivssion E�ires: 7�2 L� �i
� � EXHIBIT�
N�TICE TO MORTGAGEE,LIENHOLDER,VENDOR OR SELLER
'IHE TTGARD DEVELOPMENT �DE REQLIIRES THAT IF YOU RECEIVE Tf IIS NOTICE, IT SHALL BE PROMP7LY
FORWARDED TO Tf-�PURQ�ASER
NOTICE OF PENDING �,
LAND USE APPLICATION :
MINOR LAND PARTITION . , ,
DATE OF NOTICE: July 23,2007
FILE NUMBER MINOR LAND PARTITION (MLP) 2007-00014
FILE NAME: TIGARD COVENANT CHURCH PARTITION
REQLJEST: The applicant is requesting approval to partition a 5.31-acre site into two parceLs. Parcel 1 will contain the
existing church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land and will be 2.24 acres in
size. No additional development is requested on the proposed parcels at this time.
LOCATION: 11321 SW Naeve Street;Washinton Counry Tax Map 2S 110DB,Ta�c Lot 00300.
ZONE: R 25: Medium-H'igh Density Residential District. The R 25 zoning district is designed to accommodate
existing housing of all rypes and new attached single-family and multi-family housing uruts at a minim�lOt
size of 1,480 square feet. f1 limited amount of neighborhood coirunercial uses is pemutted outright and a wide
range of civic and institutional uses are pemutted conditionally.
APPLICABLE
RE VIE W
(�ITERIA: CommunityDevelopment Code Chapters 18.390, 18.420, 18.510, 18.705, 18.775, 18.790, 18.795 and 18.810.
YOUR RIGHT TO PROVIDE WRITTEN COMMENTS:
Prior to the City making any decision on the Application, you are hereby provided a fourteen (14) day period to submit written
commenu on the application to the City. THE FOURTEEN(14) DAY PERIOD ENDS AT 5:00 PM ON AUGUST 6,2007.
All coinments should be directed to Gary Pagenstecher, Associate Planner (x2432� 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
garypp@ tiQard-or�ov.
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 TIGARD APPREQATES RECEIVING COIvIIvIENTS AND VALUES YOUR INPUT. CONIMENTS WILL
BE CONSIDERED AND ADDRESSED WITHIN THE NOTTCE OF DEQSION. A DEQSION ON THIS ISSUE IS
7'ENTATIVELY SQ-�EDULED FOR AUGUST 27,2007. IF YOU PROVIDE CONIlVIEN'TS,YOU WILL BE SENT A COPY
OF THE FULL DEQSION ONC� IT HAS BEEN RENDERED. WRITTEN GOMNIENTS WILL BECOME A PART OF
'THE PERMANENT PUBLIC RECORD AND SHALL CONTAIN TT-� FOLLOWING INFORMATION:
• Address the specific "Applicable Review Criteria" described in the section above or any other criteria believed to be
applicable to this proposal;
• Raise any issues and/or concerns believed to be unportant 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 RELEVANI'APPROVAL C�ITERIA WITH SUFFIQENT SPEQFIQTY
MAY PREQ.UDE SUBSEQUENT APPEALS TO Tf-�E LAND USE BOARD OF APPEALS OR QRCLIIT COURT ON
THAT ISSLJE. SPEQFIC FINDINGS DIRECTED AT TT�E RELEVANT APPROVAL C�ZITERIA ARE WHAT
CONSTTTUTE RELEVANT EVIDENC�.
AFTER 'I'f� 14-DAY CONA�NT PERIOD Q.OSES, TI-� DIREGTOR SHALL ISSLJE A TYPE II ADMITIISTRATTVE DEQSION. T�IE
DIRECTOR'S DEQSION SHALL BE MAILED TO TfIE APPLIC.ANT AND TO OWNERS OF RECORD OF PROPERTY LOCATED WITHIN 500
FEET OF TT�SUBJECT SITE,AND TO ANYONE ELSE WHO SUBMITTED WRITTEN CONIlvIENTS OR WHO IS OTHERWISE ENTTTL.ED TO
NOTTCE. Z�DIRECTOR'S DEQSION SHALL ADDRESS ALL OF TI-�RELEVANf APPROVAL QtITERIA. BASED UPON THE CRITERIA
AND THE FACTS CONTAINED WITHIN TfIE RECORD,THE DIRECTOR SHAI_L APPROVE,APPROVE WITH CONDITTONS OR DENY THE
REQUESTED PERNIIT OR ACI'ION.
SLTMMARY OF THE DECISION-MAKING PROCESS:
• The application is accepted by the City
s Notice is sent to property owners of record within 500 feet of the proposed development area allowing a 14-day written
comment period.
♦ The application is reviewed by City Staff and affected agencies.
• City Staff issues a written decision.
♦ Notice of the decision is sent to the Applicant and all owners or contract purchasers of record of the site; all owners of record
of propeny located within 500 feet of the site, as shown on the most recent property ta�c assessment roll; any City-recognized
neighborhood group whose boundaries include the site; and any governmental agency which is entitled to notice under an
intergovernmental agreement entered into with the Ciry 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 documenu relied upon by the Director to make this decision are contained
within the record and are available for public review at the City of Tigard Communiry Development Department. If yvu want to
inspect the file,please call and make an appointment with either the project planner or the plaruung 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 Plaruling Staff indicated on the fixst page of this Notice under the section titled "Your Right to Provide Written
Comments."
-� .
Ro
° VR'1N1"1'l NAl'
�ILP?l��f�'_1�����1�
� MURDOCI --7-�---�—��-----
O�� 1 1��_�1�L�
c�c:��-EN_�Nr
� <=:Hi�Rc_;H
�� P_1RTITI(.�N
a
� ' ���
�� a a i � LEGETID:
��°°°° � ;«aJacT
� a �v�
� ( ���ji���� .�ITE
�� �i
� 6 I
�I
m� �� la :.. -� 'Q NS)))
Y � �... / . . j
0 n
� � ���� ,C�:, _ i
s
�u � � ' �
U Q � �.
Q
Q B BB Sf 3�
B B •
9 g 6 8 � N
r e 9
g g B
�y B e e e S� ..�
�BB e B e B
�B6 g ae e �
e g Be e �y.1 K �
B v 11
Ba
a
�ry�r��o
e B Aall���.sr���
niN Devebprt�ent ot�[e�JJ , �,C ImagicWlA I A
Harris McMona le Associates Inc. �" "" 'I�I�—'`'
g �
Attn: Steve Bloomquist MLP2007-00014
12555 SW Hall Boulevard TIGARD COVENANT CHURCH PARTITION
Tigard, OR 97223
Tigard Covenant Church
11321 SW Naeve Street
Tigard, OR 97223
2S110DB-90821 2S110CA-80471
ADAMS JOSEPH J CAMPBELL MYRTLE M
15432 SW 114TH CT#82 15100 SW CROWN DR#4
TIGARD,OR 97224 KING CITY,OR 97224
2S110DB-91031 2S110DB-91092
ALDERMAN JOHN M LIVING TRUST CHAVE P FRANKLIN
BY ALDERMAN JOHN M TRUSTEE 15371 SW 114TH CT#109
15373 SW 114TH CT#103 TIGARD,OR 97224
TIGARD, OR 97224
2S110AC-01200 2S110�B-91052
ANDREWS MANAGEMENT LIMITED CHENOWETH JOHN D&ADELE A
5805 JEAN RD 15373 SW 114TH CT#105
LAKE OSWEGO,OR 97035 TIGARD,OR 97224
2S110CA-80571 2S110CA-80591
BARNA EUGENE A TRUST CHENOWETH MILDRED H
BY EUGENE A BARNA TR 11545 SW MAJESTIC LN#4
8019 SW 37TH AVE KING CITY,OR 97224
PORTLAND,OR 97219
2S110D6-90982 2S110D6-90842
BARNETT ANGELA CONNER VERNA D&
15435 SW 114TH CT#98 HUMPHREY GRETCHEN G TRUSTEES
TIGARD,OR 97224 15432 5W 114TH CT#84
TIGARD,OR 97224
2S110CA-80302 2S110CA-80321
BAYLOR ROBERT G COX ROSE ANN
11520 SW CROWN DR#12 11520 SW CROWN DR#9
TIGARD,OR 97224 PORTLAND,OR 97224
2S110CA-80861 25110D6-91001
BELLAIRS DON E CURRIE CRAIG H 8 SHIRLEY A
15270 SW CROWN DR#1 103D6 E SILVERTREE CT
KING CITY,OR 97224 SUN LAKES,AZ 85248
2S110CA-80401 2S110CA-80292
BOLTON VICTORIA DAWES ROBERT R&CARYL J
PO BOX 347 11520 SW CROWN DR UNIT#11
LINCOLN CITY,OR 97367 KING CITY,OR 97224
2S110CA-80561 2S110CA-00103
BURNETT REVOCABLE TRUST DENNY PURKEY LLC
BY BURNETT LORETTA C& 15350 SW 116TH
COOK ELAINE B TRS KING CITY,OR 97224
11545 SW MAJESTIC LN#7
KING CITY,OR 97224
2S 110CA-80361 2S 110D B-00301
CAMPBELL BARBARA L DEZFULLI EBRAHIM&SHAHIM
11490 SW CROWN DR#1 12587 SW 133RD AVE
KING CITY,OR 97224 TIGARD,OR 97223
2S 110D B-01200 2 S 110CA-80421
DEZFULLI SHAHIN&EBRAHIM GILBERT NANCY E TRUSTEE
12587 SW 133RD 11480 SW CROWN DR#1
TIGARD, OR 97223 KING CITY,OR 97224
2S 110 DB-90962 2S 110 DC-02200
DIETRICH PAMELA C GMS FIVE LLC
15437 SW 114TH CT#96 5973 AVENIDA ENCINAS STE 300
TIGARD,OR 97224 CARLSBAD,CA 92008
2S 110CA-80711 S 110D&007
DOVE BOB N 8 JANICE E G FI LLC
22844 SW TAYLOR CT 597 NIDA ENCINAS STE 300
SHERWOOD,OR 97140 RLSBA , A 92008
2S110CA-80551 2S110CA-80781
DUSEVOIR EUGENE 8�EVELYN H GREGG NANCY L
10405 SW DENNEY RD TRLR 59 15255 SW 116TH UNIT#2
BEAVERTON,OR 97008 KING CITY,OR 97224
2S110CA-80751 2S110DB-90811
EDMONSON MIRIAM E HAISE MARY GRANT TRUST
15215 SW 116TH AVE UNIT#2 BY MARY GRANT HAISE TR
PORTLAND,OR 97224 15432 SW 114TH CT#81
TIGARD,OR 97224
S110D8-9000 2S110DB-91087
F NT AT SUMMERFIELD CONDO P HAMMERSCHMITH HELEM M
OW S OF UNITS 15371 SW 114TH CT#108
TIGARD,OR 97224
2S170CA-80581 2S110CA-80701
FRANK BETTY J HANNA ALMA L REV LIV TRUST
11545 SW MAJESTIC LN#5 11530 SW MAJESTIC LN#1
KING CITY, OR 97224 KING CITY,OR 97224
2S11�CA-80761 25110CA-8D351
FRANK SHIRLEY A HANSON ROBERT G
15215 SW 116TH#3 11490 SW CROWN DR#2
KING CITY,OR 97224 HILLSBORO,OR 97124
2S110CA-80521 2S110DB-91022
FRENCH GLADE H 8 DAWN M HARRISON H FAYE
11505 SW MAJESTIC LN#4 15435 SW 114TH CT#102
KING CITY, OR 97224 TIGARD,OR 97224
25110CA-80441 2S110CA-80341
FRIESEN SUSAN K HEGGINS JANET
15100 SW CROWN DR#7 11510 SW CROWN DR#5
KING CITY, OR 97224 KING CITY,OR 97224
2S110D8-91071 . 2S110D6-90991
HELLINGS DAVID F KESSLER LORRAINE
15371 SW 114TH CT#107 15435 SW 114TH#99
TIGARD,OR 97224 � TIGARD,OR 97224
2S710AC-00900 2S110CA-00102
HOLLAND HOLDINGS I ARBOR KING CITY CITY OF
HEIGHTS LLC 15300 SW 116TH
BY CLYDE HOLLAND PARTNERS LLC KING CITY,OR 97224
1111 MAIN ST STE 710
VANCOUVER,WA 98660
170DB-0a200 2S110CA-01600
H LLAND HOLDINGS I ARBOR KING CITY CIVIC ASSOCIATION
HEI TS L 15245 SW 116TH
BY CL HOLIAND PARTNERS LLC KING CITY,OR 97223
1111 ST STE 710
V COUVER,WA 98660
2 110D6-00201 110CA-8 0
H LAND HOL NGS I ARBOR KI C CONDO UNIT OWNERS
HEI TS L , p
BY CL HOLLAND PARTNERS LLC
1111 I T STE 710
V COUVE ,WA 98660
2S110CA-80501 110CA-808 1
HOLMAN WILLIAM C KI CI CONDOMINIUM
HOLMAN SUSAN M OWN OF UNITS
8040 SW BROADMOOR TERRACE ,
PORTIAND,OR 97225
2S110CA-80811 2S11DCA-80617
HURLESS ROBERT W 8� KOBAYASHI ARTHUR TAKEO TRUST&
FOX JOHN M/ELIZABETH A HURLESS KOBAYASHI VALERIE DOREEN TRUST
15200 SW CROWN DR#2 11545 SW MAJESTIC LN#2
KING CITY, OR 97224 KING CITY,OR 97224
25110CA-80491 2S110CA-80911
HUTCHINS KATHLEEN E LACHAPELLE JOHN EDWARD
15100 5W CROWN DR#2 15290 SW CROWN DR#1
PORTLAND,OR 97224 PORTLAND,OR 97224
2S110DB-00500 2S110CA-80821
KASCH'S GARDEN&NURSERIES INC LATTANZI JOSEPHINE F
19080 WILLAMETTE DR MORIN RITA K
WEST LINN,OR 97068 15200 SW CROWN DRIVE#1
KING CITY,OR 97224
2S110D6-90971 2S110D6-00703
KATZ MARILYN A&STEPHEN G LES SCHWAB TIRE CENTERS OF PORTL
15435 SW 114TH CT#97 STORE ACCOUNTING
TIGARD,OR 97224 PO BOX 667
PRINEVILLE,OR 97754
2S170CA-80901 25110CA-80021
KELSO SUSAN LIVING TRUST LITTLE JOHN B AND INGEBORG C
BY SUSAN R KELSO TR 11495 SW CROWN DRIVE#1
15290 SW CROWN DR#3 KING CITY,OR 97224
KING CITY, OR 97224
2S110D6-90952 2S110D6-91041
LOGAN CHERYL L MILLER KEN 8 VICKI
15437 SW 114TH CT#95 15373 SW 114TH CT#104
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80011 2S110CA-80731
LORENZ PEARL E& MILLER PATRICIA
WHITMAN BETTY A 11530 SW MAJESTIC LN#4
11495 SW CROWN DR#2 TIGARD,OR 97223
TIGARD,OR 97224
2S110CA-80871 2S110CA-80282
LUCAS NEATIN MIILS MARGARET B
15290 SW CROWN DR#4 11510 SW CROWN DR#8
KING CITY, OR 97224 TIGARD,OR 97224
2S110CA-80541 2S110CA-80262
LUNDELL ROBERT G SR MUTH KAY
11505 SW MAJESTIC LN 11490 SW CROWN DR#4
KING CITY, OR 97224 KING CITY,OR 97224
2S 110D B-91102 25110 DB-90901
LYNCH MARY LOUISE O'KEEFFE LIVING TRUST THE
15371 SW 114TH CT#110 BY ARTHUR F JRNIRGINIA O'KEEFFE TR
TIGARD,OR 97224 15437 SW 114TH CT#90
TIGARD,OR 97224
2S110CA-80691 2S110CA-80331
LYNN LARRY J 8�SHANNON D PALMER CAROL JUNE REVOC TRUST&
7415 SW EAST LAKE CT KALINA LAURA J REVOC TRUST
WILSONVILLE,OR 97070 4145 SW 45TH AVE
PORTLAND,OR 97221
2S110CA-80791 2S110D&01300
MACKIE STEPHEN C 8�CYNTHIS D PARR-FRANKLIN LLC
PO BOX 745 1300 SW 5TH#2815
MANZANITA,OR 97130 PORTLAND,OR 97201
2S 110CA-80721 25110CA-80377
MARTIN CARL W&LORRAINE M PETERS JACK&
65444 E DESERT SIDE DR PETERS JOSHUA
TUCSON,AZ 85739 11470 SW CROWN DR#1
KING CITY,OR 97224
2S110CA-80801 2S110CA-80431
MATTHEWS GLEN C&PAMELA K PETERS PHYLLIS KERR
16200 5W PACIFIC HWY STE H#112 15100 SW CROWN DR#8
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80631 2S110D6-90931
MILLER ERIC T&SUSAN M PICKETT GEORGE E&
15270 SW CROWN DR#4 THELMA E CO-TRUSTEES
KING CITY, OR 97224 15437 SW 114TH CT
TIGARD,OR 97224
2S110CA-80451 � 2S110D6-90912
PIO BARBARA J TRUSTEE SCOTT REVOC LIV TRUST
15100 SW CROWN�R#6 15437 SW 114TH CT#91
KING CITY, OR 97224 TIGARD,OR 97224
2S110DB-90882 2S110CA-80311
PROVINCE LAVELLE SHANE TERRY&LUANNE
15430 SW 114TH CT#88 11520 SW CROWN DR#10
TIGARD,OR 97224 KING CITY,OR 97224
2S 17 OCA-80601 2S 110CA-80621
R&V BATEMAN REV LIV TRUST SHEVCHENKO EDITH U
BY RALPH CNIRGINIA L BATEMAN TRS 11545 SW MAJESTIC LN#1
11545 SW MAJESTIC LN#3 KING CITY,OR 97224
KING CITY,OR 97224
2S110CA-80511 2S110CA-80741
RAY ROBERT W TRUST SIMMONS DON C 8 MARTA D
BY ROBERT W RAY TR 15215 SW 116TH AVE#1
115�5 SW MAJESTIC LN#809-5 KING CITY,OR 97224
KING CITY,OR 97224
2S110CA-80851 2S110DB-91012
RICKNER RICHARD H&JUDI A SPYKER ELINA TRUSTEE
13500 SW PACIFIC HWY SZALOBRYT JANE C TRUSTEE
PMB 136 15435 SW 114TH CT#101
TIGARD,OR 97223 TIGARD,OR 97224
2S110CA-80681 2S110DB-91062
ROBERG RICHARD F&SIGRID M SZEPESI LESLIE L 8 MICHELE K
11520 SW MAJESTIC LN#2 10321 LAKE DR SE
KING CITY, OR 97224 SALEM,OR 97306
2S110CA-80391 2S110CA-80537
ROTHENBERGER ALBERT&DORIS TAFF JUDY M
1147D SW CROWN DR#4 11505 SW MAJESTIC LN#3
KING CITY,OR 97224 PORTLAND,OR 97224
2S110CA-80887 2S110CA-80411
SARCOS CARLOS B THAYER CAROYLE J
15290 SW CROWN DR#2 442 50TH AVE NW
PORTLAND,OR 97224 SALEM,OR 97304
2S110DB-90891 2S110D6-00300
SCHMIDT ART&SUE TIGARD COVENANT CHURCH
15437 SW 114TH CT#89 11321 SW NAEVE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80771 2S110AC-00500
SCHULER PEARL J TIMBERLINE APARTMENTS LLC
15255 SW 116TH AVE#1 5335 SW MEADOWS RD STE 190
KING CITY, OR 97224 LAKE OSWEGO,OR 97035
2S110CA-80272 � 2S110D&90861
TINGSTAD BRIGITTA YODER JOSEPH H
11510 SW CROWN DR#7 15430 SW 114TH CT#86
KING CITY,OR 97224 TIGARD,OR 97224
2S110D6-90832
TRACY SHARON M
15432 SW 114TH CT#83
TIGARD,OR 97224
2S110CA-80381
VARNEY BRUCE 8 PAMELA
11470 SW CROWN DR#2
KING CITY,OR 97224
2S110CA-80461
WALKER GORDON V&
WALKER SUSAN B
13900 SW 115TH
TIGARD,OR 97223
25110D6-00704
WASHINGTON FEDERAL SAVINGS
ACCOUNTING DEPT BR 118
425 PIKE ST
SEATTLE,WA 98101
2S11DCA-80481
WEBER MABEL L
15100 SW CROWN DR#3
KING CITY, OR 97224
2S110DB-90941
WEEDMAN WENDY SUE
15437 SW 114TH CT#94
TIGARD,OR 97224
25110AC-01000
WELLINGTON APARTMENTS LLC
931 SW KING AVE
PORTLAND,OR 97205
2S110CA-80841
WIESE YVONNE H
15270 SW CROWN DR#2
KING CITY,OR 97224
2S110D8-90922
WILSON PHYLLIS A
15437 SW 114TH CT#92
TIGARD,OR 97224
Josh Thomas Susan Beilke
10395 SW Bonanza 11755 SW 114� Place
Tigard, OR 97224 Tigard, OR 97223
Gretchen Buehner David Walsh
13249 SW 136th Place 10236 SW Stuart Court
Tigard, OR 97224 Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOUTN INTERESTED PARTIES lov. I of I1 fi:lcurolnlsetuollabelslClT South.docl UPDATED:4-Mav-07
�1
AFFIDAVIT OF MAILING -
�
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 Tiga , Washington County, Oregon and that I served the followulg:
{��„��,�,,�,��,�.����r�.�tk�,,,t
0 NOTTC� OF DEQSION FOR
MLP2007-00014/'TIGARD COVENANT CHLJRC�-I PARTT7TON
(File 1Vn./Nanr Referenre)
� AMENDEDNOTI(�.
� Caty of T"igard Planning Director
A copy of the said notice being hereto attached,marked E xhibit"A",and by reference made a paxt hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked E�ibit"B",and byreference made a part hereof,on
Se�tember 10,2007;and deposited in the United States Mail on Se�tember 10,2007,postage prepaid.
_ <
. (��'
(Person that Pre d ouce)
STATE OF ORE GON
County of Washington ss.
City of Tigard
Subscribed and sworn/affirmed before me on the �`f'�dayof �C-� D� ,2007.
OFFICIAL SEAL
SHIRLEY L TREAT � i��
NOTARY PUBLIC-OFIEQON
COMMISSION NO.�18777
MY COMMISSION EXP�RES APRIL 25.20�� NOTARY P LIC OF ORE GON
MyCon-uTVSSion Expires: `E��-s�l f
EXHIBIT_�_._
NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00014 -��
-
TIGARD COVENANT CHURCH PARTITION
120 DAYS =11/10/2007
SECTION I. APPLICATION SUMMARY
FILE NAME: TIGARD COVENANT CHURCH PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00014
PROPOSAL: The applicant is requesting approval to partition a 531-acre site into two parcels. Parcel 1 will
contain the e�sting church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land
and will be 2.24 acres in size. No additional development is requested on the proposed parcels
at this time.
APPLIC�NT: Attn: Steve Bloomquist OWNER Tigard Covenant Church
Harris McMonagle Associates,Inc. 11321 SW Naeve Street
12555 SW Hall Boulevard Tigard, OR 97223
Tigard,OR 97223
ZONING
DE SIGNATION: R 25: Medium High Density Residential District. The R 25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and multi-farrvly
housing units at a rn;n;mum lot size of 1,480 square feet. A limited amount of
neighborhood commercial uses is permitted outright and a wide range of civic and
institutional uses are pernutted conditionally.
LOCATION: 11321 SW Naeve Street;Washington County T�Map 2S 110DB, Tax Lot 00300.
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.
SECTION II. DECISION
Notice is hereby given that the Ciry of Tigard Community Development Director's designee has APPROVED the
above request. The findings and conclusions on which the decision is based are noted in the full decision, available at
City Hall.
THIS APPROVAL SHALL BE VALID FOR 18 MONTHS
FROM THE EFFECTIVE DATE OF THIS DECISION.
All documents and applicable criteria in the above-noted file are available for inspection at no cost or copies can be
� obtained for twenty-five cents (25�) per page,or the ctirrent rate charged for copies at*_he tune �f the request.
SECTION III. PROCEDURE AND APPEAL INFORMATION
Notice:
Notice mailed to:
X The applicant and owners
X Oanier of record within the required distance
X Affected government agencies
Final Decision:
THIS DECISI�N IS FINAL ON SEPTEMBER 10, 2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 25, 2007 UNLESS AN APPEAL IS FILED.
pA- De-al-:
The D-irector's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as�provided in Section 18390.040.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 within ten �10) business day_s of the
date the Notice of Dec�sion was mailed. The appeal fee schedule and forn�s are ava able from the I'lan.ning
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 ident�fied in the written comments subrrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party durin_g the appeal
hearing, subject to any additional rules of procedure that maybe adopted from time to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 24, 2007.
Fo�esuons:
er information please contact the Plaruling Division Staff Planner, Ga Pa enstecher at (503) 639-4171,
Ti�ard City Hall, 13125 SW Hall Z�ulevar�,Tigard, C�re��n 97223 •r Ly c t� gaiy����ard-or.�ov.
_ T,_'r—_� —-T P
��`�_ � �__L__ �_ __ _. � �
� 1— -- - _ _ — �� � ���n�iivi�ri�n��,i� I
\ILI�"i�n--i���u 1�
„°j� TTi_;_�RL)____
t=:C��"EN_�NT
� �::HC�R(::}I
� P_1F:TTTIC)N
� ��
�
� e e � ----- LEGEND:
,p����7� ,� y � SUBJHCT
��b � �`;./; , STPE
����� j�;��; f .
;, �t
�� � �.,,�,�-, ❑
0� ;_ � .
� %_ 5 �'. , i.
�� �5
�"
¢ e�e� d —1n1 '-�
e ' �
e
BBB a B � n
�� a e e .«
t° e e e e sT
B a e � �
�e a � B
e e B e
9 U 8 � Il
J
B B
�M � amte.0 . ~hmqc•••
� !
I
,�
��� I I
_ ; r
_. �
� � �;_�s3ae.s
f
1 f
! �; ;�;
� �F
e� � i,�% ����.
� ,� �'�i,��,��,�- `'` --
-�,...�, ,---�'', —
` `�'ia�r--� �s �
�� �-..,�� �._.. �
�
i..�' / �\{iCl4'�" .. rAw'�,� . —_ �/.L\ I
�fl
� . ��
-�-�+-�- �r.uoco�vrrmcn
7KARD LOVEni1MC�IRL/�
_ � •:'::$''$�:.. - PARITTION PLAT 3
2S 110 D8-90821 . 2S 110CA-80471
ADAMS JOSEPH J CAMPBELL MYRTLE M
EXHIBIT�
15432 SW 114TH CT#82 15100 SW CROWN DR#4
TIGARD, OR 97224 KING CITY,OR 97224
2S110DB-91031 2S110DB-91092
ALDERMAN JOHN M LIVING TRUST CHAVE P FRANKLIN
BY ALDERMAN JOHN M TRUSTEE 15371 SW 114TH CT#109
15373 SW 114TH CT#103 TIGARD,OR 97224
TIGARD,OR 97224
2S110AC-01200 2S110DB-91052
ANDREWS MANAGEMENT LIMITED CHENOWETH JOHN D&ADELE A
5805 JEAN RD 15373 SW 114TH CT#105
LAKE OSWEGO,OR 97035 TIGARD,OR 97224
2S110CA-80571 2S110CA-80591
BARNA EUGENE A TRUST CHENOWETH MILDRED H
BY EUGENE A BARNA TR 11545 SW MAJESTIC LN#4
8019 SW 37TH AVE KING CITY,OR 97224
PORTLAND,OR 97219
2S 110D6-90982 2S 110D 8-90842
BARNETT ANGELA CONNER VERNA D&
15435 SW 114TH CT#98 HUMPHREY GRETCHEN G TRUSTEES
TIGARD,OR 97224 15432 SW 114TH CT#84
TIGARD,OR 97224
2S110CA-80302 2S110CA-80321
BAYLOR ROBERT G COX ROSE ANN
11520 SW CROWN DR#12 11520 SW CROWN DR#9
TIGARD,OR 97224 PORTLAND,OR 97224
2S110CA-80861 2S11 ODB-91001
BELLAIRS DON E CURRIE CRAIG H 8�SHIRLEY A
15270 SW CROWN DR#1 10306 E SILVERTREE CT
KING CITY,OR 97224 SUN LAKES,AZ 85248
2S110CA-80401 2S110CA-80292
BOLTON VICTORIA DAWES ROBERT R 8�CARYL J
PO BOX 347 11520 SW CROWN DR UNIT#11
LINCOLN CITY,OR 97367 KING CITY,OR 97224
2S110CA-80561 25110CA-00103
BURNETT REVOCABLE TRUST DENNY PURKEY LLC
BY BURNETT LORETTA C& 15350 SW 116TH
COOK ELAINE B TRS KING CITY,OR 97224
11545 SW MAJESTIC LN#7
K�NG CITY,OR 97224
2S110CA-80361 2S110DB-00301
CAMPBELL BARBARA L DEZFULLI EBRAHIM&SHAHIM
11490 SW CROWN DR#1 12587 SW 133RD AVE
KING CITY,OR 97224 TIGARD,OR 97223
2S110D6-07200 2S110CA-80421
DEZFULLI SHAHIN&EBRAHIM GILBERT NANCY E TRUSTEE
12587 SW 133RD 11480 SW CROWN DR#1
TIGARD,OR 97223 KING CITY,OR 97224
2S110DB-90962 zsi�o�c-oz2oo
DIETRICH PAMELA C GMS FIVE LLC
15437 SW 114TH CT#96 5973 AVENIDA ENCINAS STE 300
TIGARD, OR 97224 CARLSBAD,CA 92008
2S110CA-80711 S110D8-007
DOVE BOB N&JANICE E G FI LLC
22844 SW TAYLOR CT 597 NIDA ENCINAS STE 300
SHERWOOD,OR 97140 RLSBA , A 920D8
2S110CA-80551 zsiiocA-ao7s�
DUSEVOIR EUGENE&EVELYN H GREGG NANCY L
10405 SW DENNEY RD TRLR 59 15255 SW 116TH UNIT#2
BEAVERTON,OR 97008 KING CITY,OR 97224
2S110CA-80751 2S110DB-90811
EDMONSON MIRIAM E HAISE MARY GRANT TRUST
15215 SW 116TH AVE UNIT#2 BY MARY GRANT HAISE TR
PORTLAND,OR 97224 15432 SW 114TH CT#81
TIGARD,OR 97224
5110DB-9Q00 2S110DB-91081
F NT AT SUMMERFIELD CONDO P HAMMERSCHMITH HELEM M
OW S OF UNITS 15371 SW 114TH CT#108
TIGARD,OR 97224
2S110CA-80581 2S11DCA-80701
FRANK BETTY J HANNA ALMA L REV LIV TRUST
11545 SW MAJESTIC LN#5 11530 SW MAJESTIC LN#1
KING CITY, OR 97224 KING CITY,OR 97224
2S110CA-80761 2S170CA-80357
FRANK SHIRLEY A HANSON ROBERT G
15215 SW 116TH#3 11490 SW CROWN DR#2
KING CITY,OR 97224 HILLSBORO,OR 97124
2S110CA-Ba521 2S710D6-91022
FRENCH GLADE H 8 DAWN M HARRISON H FAYE
11505 SW MAJESTIC LN#4 15435 SW 114TH CT#102
KING CITY, OR 97224 TIGARD,OR 97224
zsi�ocA-soaa� 2S110CA-80341
FRIESEN SUSAN K HEGGINS JANET
15100 5W CROWN DR#7 11510 SW CROWN DR#5
KING CITY, OR 97224 KING CITY,OR 97224
f
2S110DB-91071 2S110DB-90991
HELLINGS DAVID F KESSLER LORRAINE
15371 SW 114TH CT#107 15435 SW 114TH#99
TIGARD,OR 97224 , TIGARD,OR 97224
2S110AC-00900 2S110CA-00102
HOLLAND HOLDINGS I ARBOR KING CITY CITY OF
HEIGHTS LLC 153D0 SW 116TH
BY CLYDE HOLLAND PARTNERS LLC KING CITY,OR 97224
1111 MAIN ST STE 710
VANCOUVER,WA 98660
110D6-00200 2S110CA-01600
H LLAND HOLDINGS I ARBOR KING CITY CIVIC ASSOCIATION
HEI TS L 15245 SW 116TH
BY CL HOLLAND PARTNERS LLC KING CITY,OR 97223
1111 I ST STE 710
V COUVER,WA 98660
z iiooa-oozoi iiocA-sa o
H LAND HOL NGS I ARBOR KI C CONDO UNIT OWNERS
HEI TS L , p
BY CL HOLLAND PARTNERS LLC
1111 I T STE 710
V COUVE ,WA 98660
25110CA-80501 110CA-808 1
HOLMAN WILLIAM C KI CI CONDOMINIUM
HOLMAN SUSAN M OWN OF UNITS
8040 SW BROADMOOR TERRACE ,
PORTLAND,OR 97225
2S110CA-80811 2S110CA-80611
HURLESS ROBERT W& KOBAYASHI ARTHUR TAKEO TRUST 8
FOX JOHN M/ELIZABETH A HURLESS KOBAYASHI VALERIE DOREEN TRUST
15200 SW CROWN DR#2 11545 SW MAJESTIC LN#2
KING CITY, OR 97224 KING CITY,OR 97224
2S 110CA-80491 2S110CA-80911
HUTCHINS KATHLEEN E LACHAPELLE JOHN EDWARD
15100 SW CROWN DR#2 15290 SW CROWN DR#1
PORTLAND,OR 97224 PORTLAND,OR 97224
2S11aD6-00500 2S110CA-80821
KASCH'S GARDEN&NURSERIES INC LATTANZI JOSEPHINE F
19080 WILLAMETTE DR MORIN RITA K
WEST LINN,OR 97068 15200 SW CROWN DRIVE#1
KING CITY,OR 97224
2S110D6-90971 2S110DB-00703
KATZ MARILYN A&STEPHEN G LES SCHWAB TIRE CENTERS OF PORTL
15435 SW 114TH CT#97 STORE ACCOUNTING
TIGARD,OR 97224 PO BOX 667
PRINEVILLE,OR 97754
2S110CA-80901 2S110CA-80D21
KELSO SUSAN LIVING TRUST LITTLE JOHN B AND INGEBORG C
BY SUSAN R KELSO TR 11495 5W CROWN DRIVE#1
15290 SW CROWN DR#3 KING CITY,OR 97224
KING CITY,OR 97224
� t
2S110D6-90952 2S110DB-91041
LOGAN CHERYL L MILLER KEN&VICKI
15437 SW 114TH CT#95 15373 5W 114TH CT#104
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80011 2S110CA-80731
LORENZ PEARL E 8� MILLER PATRICIA
WHITMAN BETTY A 11530 SW MAJESTIC LN#4
11495 SW CROWN DR#2 TIGARD,OR 97223
TIGARD,OR 97224
2S110CA-80871 2S110CA-80282
LUCAS NEATIN MILLS MARGARET B
15290 SW CROWN DR#4 11510 SW CROWN DR#8
KING CITY, OR 97224 TIGARD,OR 97224
2S110CA-80541 2S110CA-80262
LUNDELL ROBERT G SR MUTH KAY
11505 5W MAJESTIC LN 11490 SW CROWN DR#4
KING CITY,OR 97224 KING CITY,OR 97224
2S110D6-91102 2S110D&90901
LYNCH MARY LOUISE O'KEEFFE LIVING TRUST THE
15371 SW 114TH CT#110 BY ARTHUR F JRNIRGINIA O'KEEFFE TR
TIGARD,OR 97224 15437 SW 114TH CT#90
TIGARD,OR 97224
2S110CA-80691 2S110CA-80331
LYNN LARRY J&SHANNON D PALMER CAROL JUNE REVOC TRUST&
7415 SW EAST LAKE CT KALINA LAURA J REVOC TRUST
WILSONVILLE,OR 97070 4145 SW 45TH AVE
PORTLAND,OR 97221
2S110CA-80791 2S110D6-01300
MACKIE STEPHEN C 8�CYNTHIS D PARR-FRANKLIN LLC
PO BOX 745 1300 SW 5TH#2815
MANZANITA,OR 97130 PORTLAND,OR 97201
2S110CA-8D721 2S110CA-80371
MARTIN CARL W 8�LORRAINE M PETERS JACK&
65444 E�ESERT SIDE DR PETERS JOSHUA
TUC50N,AZ 85739 11470 SW CROWN DR#1
KING CITY,OR 97224
2S110CA-80801 2S110CA-80431
MATTHEWS GLEN C&PAMELA K PETERS PHYLLIS KERR
16200 SW PACIFIC HWY STE H#112 15100 SW CROWN DR#8
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80831 2S110D6-90931
MILLER ERIC T 8 SUSAN M PICKETT GEORGE E 8�
15270 SW CROWN DR#4 THELMA E CO-TRUSTEES
KING CITY,OR 97224 15437 SW 114TH CT
TIGARD,OR 97224
2S110CA-80451 . 2S110D6-90912
PIO BARBARA J TRUSTEE SCOTT REVOC LIV TRUST
15100 SW CR�WN DR#6 15437 SW 114TH CT#91
KING CITY, OR 97224 TIGARD,OR 97224
2S170DB-90882 2S110CA-80311
PROVINCE LAVELLE SHANE TERRY&LUANNE
15430 SW 114TH CT#88 11520 SW CROWN DR#10
TIGARD,OR 97224 KING CITY,OR 97224
2S110CA-80601 2S110CA-80621
RB�V BATEMAN REV LIV TRUST SHEVCHENKO EDITH U
BY RALPH CNIRGINIA L BATEMAN TRS 11545 SW MAJESTIC LN#1
11545 SW MAJESTIC LN#3 KING CITY,OR 97224
KING CITY,OR 97224
2S110CA-80511 2S110CA-80741
RAY ROBERT W TRUST SIMMONS DON C&MARTA D
BY ROBERT W RAY TR 15215 SW 116TH AVE#1
11505 SW MAJESTIC LN#809-5 KING CITY,OR 97224
KING CITY, OR 97224
2S710CA-80851 2S110D6-91012
RICKNER RICHARD H 8�JUDI A SPYKER ELINA TRUSTEE
13500 SW PACIFIC HWY SZALOBRYT JANE C TRUSTEE
PMB 136 15435 SW 114TH CT#101
TIGARD,OR 97223 TIGARD,OR 97224
2S110CA-80661 2S110DB-91062
ROBERG RICHARD F 8�SIGRID M SZEPESI LESLIE L&MICHELE K
11520 SW MAJESTIC LN#2 10321 LAKE DR SE
KING CITY,OR 97224 SALEM,OR 97306
2S110CA-80391 2S110CA-80531
ROTHENBERGER ALBERT 8 DORIS TAFF JUDY M
11470 SW CROWN DR#4 11505 SW MAJESTIC LN#3
KING CITY,OR 97224 PORTLAND,OR 97224
2S110CA-80881 2S110CA-80411
SARCOS CARLOS B THAYER CAROYLE J
15290 SW CROWN DR#2 442 50TH AVE NW
PORTLAND,OR 97224 SALEM,OR 97304
2S110DB-90891 2S110D6-00300
SCHMIDT ART 8 SUE TIGARD COVENANT CHURCH
15437 SW 114TH CT#89 11321 SW NAEVE ST
TIGARD,OR 97224 TIGARD,OR 97224
2S110CA-80771 2S110AC-00500
SCHULER PEARL J TIMBERLINE APARTMENTS LLC
15255 SW 116TH AVE#1 5335 SW MEADOWS RD STE 190
KING CITY, OR 97224 LAKE OSWEGO, OR 97035
; �
2S 110 CA-80272 i 2 S 110 D B-90861
TINGSTAD BRIGITTA YODER JOSEPH H
11510 SW CROWN DR#7 15430 SW 114TH CT#86
KING CITY,OR 97224 TIGARD,OR 97224
2S110DB-90832
TRACY SHARON M
15432 SW 114TH CT#83
TIGARD,OR 97224
2S110CA-80381
VARNEY BRUCE&PAMELA
11470 SW CROWN DR#2
KING CITY,OR 97224
2S110CA-80461
WALKER GORDON V&
WALKER SUSAN B
13900 SW 115TH
TIGARD,OR 97223
2S11DDB-00704
WASHINGTON FEDERAL SAVINGS
ACCOUNTING DEPT BR 118
425 PIKE ST
SEATTLE,WA 98101
2S110CA-80481
WEBER MABEL L
15100 SW CROWN DR#3
KING CITY, OR 97224
2S110DB-90941
WEEDMAN WENDY SUE
15437 SW 114TH CT#94
TIGARD, OR 97224
2S 110AC-01000
WELLINGTON APARTMENTS LLC
931 SW KING AVE
PORTLAND,OR 97205
2S110CA-80841
WIESE YVONNE H
15270 SW CROWN DR#2
KING CITY,OR 97224
2S110DB-90922
WILSON PHYLLIS A
15437 SW 114TH CT#92
TIGARD,OR 97224
' ' � �
Josh Thomas Susan Beilke
10395 SW Bonanza 11755 SW 114� Place
Tigard, OR 97224 Tigard, OR 97223
Gretchen Buehner David Waish
13249 SW 136� Place 10236 SW Stuart Court
Tigard, OR 97224 Tigard, OR 97223
Paul Owen
10335 SW Highland Drive
Tigard, OR 97224
Tim Esau
PO Box 230695
Tigard, OR 97281
CPO 4B
16200 SW Pacific Highway, Suite H242
Tigard, OR 97224
Ross Sundberg
16382 SW 104th Avenue
Tigard, OR 97224
Brian Wegener
9830 SW Kimberly Drive
Tigard, OR 97224
Joseph Dyar
10285 SW Highland Drive
Tigard, OR 97224-4668
Rex Caffall
13205 SW Village Glenn
Tigard, OR 97223
John Frewing
7110 SW Lola Lane
Tigard, OR 97223
CITY OF TIGARD - SOOTH INTERESTED PARTIES fov. I af 11 li:lcuroln\setuollabelslClT South.docl UPDATED:4-Mav-07
, ,
q
AFFIDAVIT OF MAILING -
I, Patricia L. Lunsford bein�first duly sworn/affirnl, 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:
�,�,,,R�,,��,,ti�r�,�,.��wa o
❑X NOTTC� OF DEQSION FOR
MLP2007-00014/TTGARD COVENANT CHLJRC�i PARTT'ITON
(File No./I�.ame Reterence�
� A114ENDEDNOTIC:E
� City of Tigard Plannulg Director
A copy of the said notice being hereto attached,marked Exhibit"A",and by reference made a part hereof,was mailed to each
named person(s) at the address(s) shown on the attached list(s),marked Exhibit"B",and byreference made a part hereof, on
September 10,2007,and deposited in the U ' ed States Mail on Se�tember 10,2007,postage prepaid.
��'l •
(Person that Prep d Nouce)
STATE OF OREGON
County of Washington ss.
City of Tigard
.�a"
Subscribed and sworn/affirmed before me on the �`� dayof �C-��n— ,2007.
OFFICIAL SEAL
SHIRLEY L TREAT
NOTARY PUBLIC-OREDON � � �
COMMISSION NO.418777
MY COMMISSION EXPIRES APRIL 25,zo�� N TARY PUB C OF ORE GON
MyCommission Expires: `���s///
EXHIBlT�
NOTICE OF TYPE II DECISION
�,
MINOR LAND PARTITION (MLP) 2007-00014 =
TIGARD COVENANT CHURCH PARTITION
120 DAYS =11/10/2007
SECTION I. APPLICATION SLJMMARY
FILE NAME: TIGARD COVENANT CHURCH PARTITION
CASE NO: Minor Land Partition(MLP) MLP2007-00014
PROPOSAL: The applicant is requesting approval to partition a 5.31-acre site into two parcels. Parcel 1 will
contain the e�sting church and is proposed to be 3.04 acres in size. Lot 2 will be vacant land
and will be 2.24 acres in size. No additional development is requested on the proposed parceLs
at this time.
APPLICANT: Attn:Steve Bloomquist OWNER T"igard Covenant Church
Hams McMonagle Associates,Inc. 11321 SW Naeve Street
12555 SW Hall Boulevard Tigard,OR 97223
T'igard,OR 97223
ZONING
DESIGNATION: R 25: Medium I-i�igh Der�sity Residential District. The R 25 zoning district is designed to
accommodate existing housing of all types and new attached single-family and multi-family
housing units at a minimum lot size of 1,480 square feet. A limited amount of neighborhood
commercial uses is pernutted outright and a wide range of civic and institutional uses are
permitted conditionally.
LOCATION: 11321 SW Naeve Street;Washington CountyT�Map 2S110DB,Tax Lot 00300.
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.
SECTION II. DECISION
Notice is hereby given that the City of T'igard Community Development Director's designee has APPROVED the
above Minor Land Partition requests subject to certain conditions of approval. The findings and conclusions on which
the decision is based are noted in Section V.
NOTIC�OF DEQSION MLI'2007-00014/TIGARD O�VENAN'I'Q3URQ-I PARTITION PAGE 1 OF 16
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 mrt it, a ong wi any supportin ocuments an or p ns
that address the tollowing re�quirements to the CCJRRENT PLANNING �IVISION, ATTN: C�ary
Pagenstecher 503-639-4171, EXT 2434. The cover letter shall cleariy identify where in the submittal the
required information is found:
1. Prior to final plat, the applicant must record a reciprocal easement for the common drive ensuring access and
maintenance nghts and provide a copy to the City.
2. Prior to final plat, the applicant shall record on the plat a non-access strip along the entire length of the
I�ighway 99 W}rontage.
3. Prior to final plat, the applicant shall submit a revised plat showing either 1� the reguired access for 50-100
units including 2 driveways, 30 feet wide, 24 feet paved with curbs and a 5 oot walkway or 2� the required
access for 20-49 units uzcluding 1 driveway, 30 feet wide, 24 feet paved with curbs and 5 �oot walkway and a
plat note restricting the development potential of Parcel#2 to a inaxirrium of 49 units.
The a plicant shall pre are a cover letter and submit it, along with any su o�tin documents and/or plans
that address the }ollowin requirements to the ENGINEERING �EP�TMENT, ATTN: XIM
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall cleariy identify where in the submittal the
required information is found:
4. The applicant shall execute a Restrictive Covenant whereby they agree to coinplete or�participate in the future
improvements of SW I�ighway99 adjacent to the subject property,when anyof the folIowulg 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
City or other public agency,
G when the improvements are part of a larger project to be constructed by a third party and involves the
sharing of design and/or construction expenses by the third party owner(s) of propeny in addition to
the subject property,or
D. when construction of the improvements is deemed to be approPriate by the City Engineer in
conjunction with construction of unprovements by others adjacent to the subject site.
This Restrictive Covenant,howeve�does not negate the previous land use (CUI'98-00008) condition requiiing
the Covenant Church to construct e fronta�e improvements along the entire Highway 99 frontage (Parcels 1
and 2) when the addition is constructed. If development occurs on Parcel l first the trontage improvements
shall be constructed alon�the frontage of Parcels 1 and 2 at the expense of Parcel l. If development of
Parcel2 occurs fixst the trontage unprovements shall be constructed along the frontage of Parcels 1 and 2 at
the shared expense of ParceLs 2 and 1.
5. Parcels 1 and 2 shall not be permitted to access directly onto H'ighway 99. The final plat shall include a
provision of a non-access reservation along the entire length of the I�ighway99 frontage.
6. One, and possibly two, i7ununum 30-foot wide access easements shall be provided across Parcel 1 for Parcel2.
A construction easement shall also be provided that extends 5-10 feet bey�nd the access easement on each side.
7. A joint use and inauitenance agreement shall be executed and recorded on Caty standard fom�s for all common
dnveways. The agreement shall be referenced on and become part of all applicable parcel Deeds. The
agreement shall be approved bythe Engineering Department prior to recordulg.
8. The applicant shall provide a 15 foot wide public sanitarysewer easement across Parcel 1 to serve Parcel 2.
NOTTCE OF DEQSION MI.I'2007-00014/TTGARD�VENANI'C�IUR�-I PARTTTION PAGE 2 OF 16
9. The applicant's final plat shall contain State Plane Coordinates on two monuments with a tie to the Cit�s global
positiorung system(C7PS) geodetic control network(GC 22) as recorded in Washington Counry survey records.
These monuments shall be on the same line and shall be of the same prec�sion as required for the subdivision
plat boundary. Along with the coordinates, the plat shall 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 traverse using conventional surveying methods.
10. 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 Pernlit
Technicians,at (503 639-4171,ext.2421).
C. The final plat and ata or narrative shall be drawn to the rnuiunum standards set forth bythe Oregon
Revised Statutes (ORS 92.05),Washington County,and bythe Cityof Tigard.
D. The right-of-way dedication for Naeve Parkway,providulg 27 feet from centerline,shall be made on the
final�plat.
E. NOTE: Washin on Countywill not begin their review of the final plat until theyreceive notice from
the Engineering �epartment uidicatu�g that the Ciry has reviewed the fu�al plat and submitted
comments to the a�ppIicant's surveyor.
F. After the City and C:ounty have reviewed the final plat, submit two mylar copies of the final plat for
City Enguieer si nature (for partitions), or City Engineer and Commuruty Development Director
signatures (for su�divisions�.
THE FOLLOWING CONDITIONS SHALL BE SATISFIED
PRIOR TO ISSUANCE OF ANY FUTURE BLTILDING PERMITS ON PARCELS 1 AND 2:
e app icant s prepare a cover etter an su mit it, a ong wi any suppomn ocurnents an orp ans
that address the tollowin requirements to the ENGINEERING DEP�TMENT, ATTN: XIM
MCMILLAN 503-639-4171, �XT 2642. The cover letter shall cleariy identify where in the submittal the
required information is found:
11. Prior to issuance of building pernlits, the applicant shall provide the Engineering Department with a
"photomylar" copy of the recorded final plat.
12. Prior to issuance of building permits, the applicant shall obtain a pemut from the State of Oregon H'ighway
Division, to perform work within the nght-of-way of I�ighway 99. A copy of the pernlit shall be provided to
the CityEnguzeering Department.
13. The applicant shall either place the e�sting overhead utility lines along SW Naeve Parkway under�round as a
�art of this project, or they shall pay the fee in-lieu of undergroundulg. The fee shall be calculated by the
rontage of the site that �s parallel to the ut�ty lines and will be $35.00 per lineal foot. If the fee o_ption �s
chosen,the amount will be $15,750.00 and it shall be paid prior to�ssuance of any building permits on Isarcels 1
or 2.
THIS APPROVAL IS VALID IF EXERCISED WITHIN EIGHTEEN (18) MONTHS OF THE
EFFECTIVE DATE OF THIS DECISION NOTED UNDER THE PROCESS AND APPEAL SECTION
OF THIS DECISION.
SECTION III. BACKGROUND INFORMATION
Pro e Histo .
The Tigar Covenant Church received approval from the City of Tigard for a Conditional Use Pernlit and concurrent
Planned Development Review (CUI'93-OQ01/PDR 93-0003) to develop the church and other related facilities on May
17, 1993. Without any action by the Church, these approvals expired. Subsequently, new applications were filed for a
master plan in 3 phases over a 10-ye�ar period and approved by the Plaruiuig Conuiussion on March 14, 1996 (Final
NOTIC�OF DEQSION MLI'2007-00014/TIGARD COVENANT C�IURC�I PARITTION PAGE 3 OF 16
Order 96-02). Phase I included a 9,900 s�quare foot buildin ,Phase II a 6,000 square foot addition, and Phase III a new
sanctuary to seat a total of 900 people. To date, only the �ase I improvements have been made and the pemuts have
expu-ed.
Site Information and Pro osal Descri tions
e applicant is requestul�approv to partition a 5.31-acre site into two parcels. Parcel 1 will contain the existing
church and is proposed to e 3 04 acres m size. L.ot 2 will be vacant land and will be 2.24 acres in size. The site slopes
moderately from a 320-foot elevation on the east to a 234-foot elevation on the west. The site is bordered by SW
Naeve Parkway on the south, H'ighway 99W on the west and multi-family dwellings on the east. Vegetation on the site
includes lawn,shrubs, and approximately 200 trees on the upland slopes of the north end of the parcel.
SECTION IV. PUBLIC COMMENTS
The City mailed notice to propeny owners within 500 feet of the subject site providing them an opportunity to
comment. The Caty did not receive any wntten comments.
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 ordulance requirements and
regulations as demonstrated by the analys is contained within this administrative dec�sion and throug h the imposition of
conditions of development approval. Provided all necessary conditions are satisfied as part of the development and
building process,this criterion�s 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
Standards). Based on the analysis provided herein, Staff finds that adequate public fac�lities 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
18.8I0 (Street &Utiliry Improvement Standards�. No improvements are being proposed with this application. Based
on the analysis in this decision,Staff finds that tivs criterion�s met.
All proposed lots confornl to the specific requirements below:
The minimiun width of the building envelope area shall meet the lot requirement of the applicable zoning
district
There is no m;n;mum lot width required for the R 25 zoning district. Therefore,this criterion is not applicable.
The lot area shall be as required by the applicable zoning district In the case of a flag lot,the accessway may
not be included in the lot area.
The minimum lot area re uirement in the R 25 zoning district is 3,050 s�guare feet er unit for sin-gle-famil , 1,480
square feet per unit for m lti farruly, and 6,100 square teet for duplexes. "I'he applicant has not spec�fied usesyfor the
proposed parcels. In any case, the proposed partition creates two (2) lots that are 132,587 and 97,886 square feet,
cons�stent with th�s standard.
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
NOTI�,OF DEQSION MLI'2007-00014/'ITGARD�VENAN'I'Q-IURCT-I PARTITION PAGE 4 OF 16
The proposed partition plat illustrates that the proposed parcels front public r�' hts-of-way by at least 15 feet: Parcel# 1
is a corner lot v�nth approxunately 400 feet of frontage on SW Naeve Street and335 feet along Highway99W;Parcel#2
has 228 feet of frontage on Kighway 99W. However, as conditioned in this decision, Parcels 1 and 2 will not be
pemiitted to access directl onto I-Tighway 99W. The final plat will include a prov�sion of a non-access reservauon
alon�the entire len�h of t�e �-�ighway 99 frontag�e. The apphcant has proposed a 24-foot access easement over Parcel
# 1 or the benefit o Parcel#2,consistent with this standard.
Setbacks shall be as required by the applicable zoning district
No development or improvements are proposed with this aPplication. Any subsequent development proposal will be
subject to development review and buildu7g perrrut review and approval to ensure the setback standards are met.
When the partitioned lot is a flag lot,the developer may determine the location of the front yard,provided that
no side yard is less than 10 feet Structures shall generally be located so as to maximize separation from
e�usting structures.
Proposed Parcel#2 is not a flag lot.Therefore,this standard does not apply.
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 abumng lots and to provide usable outdoor recreation areas for proposed
developmenL
The proposed joint access includes an access easement over Parcel # 1 for the benefit of Parcel #2. This 24-foot
easement is not located adjacent to.any lots but instead is adjacent to the H'ighway 99W right-of-way. Therefore,
screening would not be requ.ired in this case.
The fire district may require the installation of a fire hydrant where the length of an accessway would have a
detrimental effect an fire-fighting capabilities.
Tualatin ValleyFire and Rescue did not comment on the proposed partition as no new development is proposed.
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.
A common access is proposed to serve both parcels # 1 and #2. Therefore, the applicant must record a reciprocal
easement for the common dnve ensuring access and mauitenance rights and provide a copyto the City.
Any access way shall comply with the standards set forth in Chapter 18.705,Access,Egress and Ciirulation.
Tlus 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 subject lot is located ap proximately 4,500 feet north of the one-hundred-year floodplain of the Tualatin River. The
flood elevation closest to the parcel is 130 feet;the parcel elevation is 234 feet.Therefore,this standard does not apply.
An application for a variance to the standards prescribed in this chapter shall be made in accordance with
Chapter 18.370,Variances and Adjustments. The applications for the partition and variance(s)/adjustrnent(s)
will be processed concurrently.
The application does not include any variances requested from the standards in the land partition chapter. Therefore,
this standard does not apply.
FINDINGS: The proposed minor land partition meets, or can meet all of the relevant standards of the land
partinon section as indicated in the above findings and following sections of this decision,
provided the following condition of approval is met
N07TC�OF DEQSION MLI'2007-00014/TTGARD OOVENANI'CHURQ I PARTITION PAGE 5 OF 16
CONDITTON: Prior to final plat,the applicant must record a reciprocal easement for the common drive ensuring
access and mauitenance nghts and provide a copy to the Cary.
Residential Zoning Districts (18.510):
Development standards in residential zoning districts are contained in Table 18.510.2 below:
TABLE 18.510.2- DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
R 12 R-25
STANDARD MF DLT' SF DU'�� MF DU'�� SF DU�'�
Minimwn Lot Size
-lletached tuut 3,0�0 sq.ft.per unit 3,050 sq.ft.per unit 1.480 sq.ft. 3,050 sq.ft.prr wut
-Actached unic 1,480 sq.ft.
-Duplexes 6,100 sq.ft.or 3,050 sq.ft.per unit
-Bo:ud� ,lod ' ,roo ' house 6,100 s .ft.
/lvcra c Lot Wid[h None None None None
Minimwn Setbac{cs
-Front yud 20 ft. 15 ft. 20 ft. 15 ft.
-Side facing street on
comer&through lou 20 ft. 10 k. 20 h. 10 ft.
-s�d�y�� io f�. s�.[i� io ft. s f�.�i�
-It��.v}ard 20 fc. 15 fc. 20 fc. 15 fc.
-Side or reaz yaid abutting moce
n�strictive wning dutrict 30 ft. 30 ft. 30 ft. 30 ft.
-I)iti�ance be[ween propeny line
and e entrance 20 ft. 20 ft. 20 ft. 20 f�.
M:uciiniun He ht 35 ft. 35 ft. 45 ft. 45 ft.
NLixim�ml Lot Covera e[2] 80% 80%, 80'% 80%
Miinumuu Landsca e Ke uirement 20% 20`% 20% 20%
[1]Excep�this shall not applyco attached iuuu on the lot line on which the unirs are attached.
[2]Lot coverage includes all buildings and unpenioiu surfaces.
* Mulc;ple-fam;lydwell;ng unic
"" Single-familydwelling unic
FINDING: The applicant does not propose any development for either of the prop�osed Parcels, # 1 or#2. As
shown ui the above table, the setbacks from the proposed new lot Zine are met by the e�sting
church. The development standards of the R 25 zone will be applied to subsequent applications for
development on either parcel.
Access,Egress and Circulation(18.705�
Continuing obligation o property owner. The provisions and maintenance of access and egress stipulated in
this tide are continumg requirements for the use of any structure or parcel of real properiy in the City.
The provisions and maintenance of access and egress stipulated in this title are continuing requirements of the owners
of these parceLs.
Section 18.705.030.H.1 states that an access report shall be submitted with all new development proposals
which verifies design of driveways and streets are safe by meeting adequate stackin needs, sight distance
and deceleration standards as set by ODOT, Washington County,the City and AASH�O.
The applicant is not proposing any new development at this time• therefore there is no change in use of the existing
driveway. Anyproposed development ui the future will be requirec�to meet this code criterion.
Section 18.705.030.H.2 states that driveways shall not be pennitted to be placed in the influence area of
collector or arterial street intersections. Influence area of intersections is tFiat area where gueues of traffic
commonly form on ap�proach to an intersection. The minimum driveway setback from a collector or arterial
street intersection shaII be 150 feet, measured from the right-of-way line of the inteisecting street to the throat
of the proposed driveway. The setback may be greater dependin upon the influence area, as detemlined
from C�ity Engineer review of a traffic iinp act report submitted by�e applicant's traffic engineer. In a case
where a pro�ect has less than L50 feet ot street fronta�e, the applicant must explore any option for shared
NOTIC�OF DEC�SIC)N ML.I'2007-00014/TIGAI2L)CC)VENt�'VI'CI-IURQ IPARTITION PAGE 6 OF 16
access witli the adjacent pamel. If shared access is not possible or practical, the driveway shall be placed as
far from the intersect�on as possible.
The e�sting driveway is over 200 feet from H'ighway 99,thereby meeting this criterion.
Section 18.705.030.H.3 and 4 states that the minimum spacin of driveways and streets along a collector shall
be 200 feet The minimum spacin�of drivewa�ys and streets a�ong an artenal shall be 600 feet The minimum
spacing of local streets along a local street shall be 125 feet
No access will be allowed directly onto H'ighway 99, which is classified as an Arterial on the City of Tigard's TSP.
Therefore, the applicant's final plat shall include a prov�sion of a non-access reservation along the entire length of the
Highway 99 f rontage.
Access to proposed Parce12 shall be provided by recording an access easement over Parcel 1 on the final plat. The
access easement shall be a minunum of 24 feet wrde. A construction easement shall also be provided that extends 5 -
10 feet beyond the access easement on each side.
Joint Access. Owners of two or more uses, stiuctures, or parcels of land may agree to utilize joindy the same
access and egress when the combined access and egress of both uses, structures, or�p arcels of land satisfies
the combined reyuirements as desi nated in this tide,provided:Satisfactory legal evidence shall be presented
in the form of deeds, easements,�eases or contracts to establish the �oint use; and copies of tIie deeds,
easements, leases or contracts are placed on permanent file with the City.
A common driveway is proposed to serve both parcels # 1 and#2.The app licant has been regu�ired through a condition
of approval earlier u-i this decision to record a reciprocal easement tor the common drive ensuring access and
inaintenance nghts and provide a copyto the City,cons�stent with this standard.
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.
The proposed driveway will connect directly with SW Naeve Street,a public street,consistent with this standard.
Miniinum access requirements for residential use. Private residential access drives shall be provided and
maintained in accordance with the provisions of the Uniform Fire Code.
The roposed parcel#2 will share with Parcel # 1 a common access to SW Naeve Street. At the time development is
proposed for Parcel#2 Tualatin Valley Fire &Rescue may comment regarding the specifications that wouid satisfy
applicable prov�sions o�the Uniform F�ire Code. Ciurently, no development �s proposed and, therefore, this standard
does not apply.
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 following:a) A circular,paved surface Fiaving 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 maximtun cross
slope of a required turnaround is 5%.
No new access drives in excess of 150 feet are proposed.Therefore,this standard does not apply.
Minimum access requirements for residential use. 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 less than
as provided in Table 18.705.1 and Table 18.705.2.
NOTI�OF DEQSION MLI'2007-00014/TIGARD COVENANT Q�URCI�PAATTTION PAGE 7 OF 16
TABLE 18.705.2
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
MULTI-FAMILY RESIDENTIAL USE
Dwelling Units Minimum Number of Minimum Access Minimtun Pavement
Driveways Required Required Sidewalks,Etc.
1-2 1 15' 10'
3-19 1 30' 24' if two-way, 15' if one-
way. Czu�bs and 5' vvalkway
required
20-49 1 30' 24'if two-way
or
2 30' 15'if one-way. Curbs and 5'
w�alkway required
50-100 2 30' 24' Ciu�bs and 5' walk�ay
requu-ed
Pursuant to Table 18.705.2, vehicular access/e�ress requirements for multi-family residential use depend on the
number of dwelling units served. The ap plicant s narrauve calculates that a m�n,mum of 48 and m�unum of 60
units would be allowed. The applicant does not propose any development of the property at this time. Therefore
the access requirement for Parcel #2 �s contingent on future development plans. To ensure that the minor lanc�
partition provides adequate access, the City can either assume the property will be developed to its r„aX;r„um and
requu-e 2 dnveways, 30 feet wide, 24 feet paved v�nth curbs and a 5 foot walkway, or restnct the development
potential to a ma�mum of 49 units and requ.ire 1 driveway, 30 feet wide, 24 feet paved with curbs and 5 foot
walkway.
The applicant has proposed a 24 foot wide ingress eg�r�ess and utility easement across Parcel # 1 to serve Parcel #2.
This does not meet the standards in Table 18.705.2. Therefore, to approve the application the City must impose a
condition of approval requiring the applicant to submit a revised plat showing either:
1) the required access for 50-100 units, including 2 driveways, 30 feet wide, 24 feet paved with curbs and a 5
f oot walkway, or
2) the required access for 20-49 units, including 1 driveway, 30 feet wide, 24 feet paved with curbs and 5 foot
walkway and a plat note restncting the development potential of Parcel#2 to a rnaxunum of 49 units.
FINDING: The standards of the Access Management chapter(18.705) have not been met, but can be met
with the f ollowing conditions of approval.
CONDI'ITONS:
. Prior to final plat, the applicant shall record on the plat a non-access strip along the
entire length o} the Highway 99W frontage.
. Prior to final plat, the a plicant shall submit a revised plat showing either 1) the
requ� ired access for 50-10�iuuts including 2 driveways,30 feet wide, 24 feetpaved with
cur-bs and a 5 foot walkway, or 2) the required access for 20-49 units including 1
driveway, 30 feet wide, 24 feet paved unth curbs and 5 foot walkway and a plat note
restricting the development potential of Parcel#2 to a maxiinum of 49 uruts.
Density Calculation (18.715.020�
Net development area, in acres, shall be determined by subtracting the following land area(s) from the
�ross acres, which is all of the land included in the legal descri�ption of the property to be developed:
All sensitive land areas: a. Land within the 100-year floodplain; b. Land or slopes exceeding 25%; c.
Draina�e ways; and d. Wetlands. e. Optional: Significant habitat areas, as designated on the City of Tigard
"Signiticant Habitat Areas Map."
NOTTC�.OF DEQSION MLI'2007-00014/TIGARD�VENANf QiUAQ I PAATITION PAGE 8 OF 16
2. All land dedicated to the public for park purposes;
3. All land dedicated for public rights-of-way. When actual information is not available, the following
formulas may be used: a. Sin le-family development: allocate 20% of gross acreage; b. Multi-family
development: allocate 15% o�gross acreage.
4. All land proposed for private streets; and
5. A lot of at least the size required by the applicable base Zoning district, if an existing dwelling is to
remain on the site.
To calculate the maximum number of residential units per net acre,divide the nuinber of square feet in
the net acres by the minimum number of square feet required for each lot in the applicable zoning district.
As required by Section 18.510.040, the mimmum number of residential units per net acre shall be
calcurated by multiplying the maximum number of units determined in Subsection B above by 80% (0.8).
The applicant's narrative provides a density calculation based on a net developable area of Lot #2 of 2.04 acres. Using
the m,r,�,,,um lot size requu-ement of 1,480 square feet per unit, 48 units mirnmum anc� 60 units maximum woulc� be
allowed on proposed Lot#2.
Landscaping and Screenin� (18�745�
Street trees: Section 18.745.040
All development projects frbntin� 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 widi the
standards in Section 18.745.046G
The subject site includes frontages on SW Naeve Street and Highway 99W. Street trees have already.been planted in
conjunction with the street imp rovemenu requ.ired under the Church's original land use. Street trees will be required to
be planted along the access drive and Highway 99W under future land use applications for development on either
Parcels # 1 or#2.As no development�s currentiy proposed,this standard does not apply at this time.
Bufferin�and Screening Rec�uirements: Section 18.745.050.5
It is the intent that these requirements provide for privacy and protection and reduce or eliminate the adverse
impacts of visual or noise pollution at a development srte, without unduly interfering with the view from
neighboring properties or jeopardizing the safety of pedestrians and vehicles;
The subject site is zoned R 25. Property to the east is also zoned R 25 with R 12 zoned propeny adjacent to the nonh.
SW Naeve Street borders the site to the south and H'ighway 99W borders the subject property to the west. Buffering
and screening may be required along the northern property boundary for the proposed Parcel #2. However, as no
development�s proposed with the partition application,the buffering and screerung standards do not apply at this tune.
FINDING: The landscapu'�g�and screening standards do not apply to the�proposed partition. However, on
subsequent application for development on either proposed I3arcels # 1 or#2, these standards
will apply
Tree Removal�18.790�
A tree plan or 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 develop ment ap plication for a subdivision
partition, site development review, planned development or conditionai use is tiled. Protection is preferrec�
over removal wherever possible.
FINDING: The a plicant submitted a Tree Assessment re ared b a certified arborist Ra ond Maye r dated
MarchP30, 2007. The a�pplicant's Tree Invent��Sheet 4�and Assessment ident��total ot 200 trees
greater t h a n 6 inc hes D B H on t he su bject site. Most o f t he trees are locate d on propose d Parce l #2.
However, since no development is proposed with the application for a parat�on, and no trees are
proposed to be removed, the Tree removal standards for removal, rotecuon, and mitigation are not
applicable at this time. Subsequent applications for development o�either Parcels # 1 or #2 will be
reqwred to meet these standards.
NOTTC�OF DEQSION MI.P2007-00014/TIGARD COVENANI'C�-IURC�3 PARTITION PAGE 9 OF 16
V'isual Clearance Areas (18.795�
This Chapter requires t a clear vision area shall be maintained on the corners of all property adjacent to
intersect�n� nght-of-ways or the intersection of a public street and a private driveway. A clear vision area
shall contain no vehicIe, hedge, pl�anting fence, wall structure, or temporary or permanent obstcuction
exceedin� three (3) feet in heigh� TI'he coc�e provides that obstructions that may be located in this area shall
be visua y clear between three 3) and eight(�) feet in heigh� Trees may be placed witlun this area provided
that all branches below eight ( ) feet are removed. A visual clearance area is the tnangular area formed by
measurin from the corner, 30-teet along the right-of-way and along the driveway and connecting these two
points wi�a straight line.
FINDING: The applicant's nairative states that the e�sting Church met the visual clearance standards for
the uztersecuon of the driveway with SW Naeve Street required with the original land use
approval. Since no development �s proposed with this application for a partit�on, the v�sual
cIearance standards are not apphcable at this time. Subsequent applications�or development of
either ParceLs # 1 or#2 will be required to meet these standards.
Impact Studx�18.390):
Section 18.360.090 states, The Director shall make a finding with respect to each of the following criteria
when approving, approving with conditions or denying an application:
Section 18.390.040 states that the applicant shall provide an impact study to quantify the effect of
development on public facilities and setvices. For each public facility system and type of impact, the
study shall propose improvements necessary to meet City standard, and to minimize the impact of the
development on the public at large,public facilities systems, and affected private property users.
In situations where the Community Development Code requires the dedication of real property interests, the
applicant shall either specifically concur with a requirement for public right-of-way dedicat�on, or provide
evidence that supports that the real roperty dedicahon is not roughly propomonal to the projected impacts
of the develo men� Section 18.390.�40 states that when a condition of ap roval requires t1�e transfer to the
public of an interest in real properiy,the approval authority shall adopt findings which support the conclusion
that the interest in real property to be transferred is roughly proportional to the impact the proposed
development will have on tlie public.
The applicant's application included an Impact Study. The applicant does not propose any development at this time
and finds that there is no impact to City systems as a result of the proposed minor land partition.
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 imp act of new development on the Collector and
Arterial Street system. The applicant will be required to pay a TTF's ot $3,020 for each proposed new dwelling unit.No
development is proposed at th�s time,so the TIF does not apply.
No dedication of real properry interest is required with this minor land partition.
PUBLIC FACILITY CONCERNS
Street And Utility 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 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 impmved in accordance with the TDC.
NOTIC�OF DEQSION MLI'2007-00014/TIGARD OOVENANI'CI-IURCH PAA7TTTON PAGE 10 OF 16
Minimum Rights-of-Wa and Street Widths: Section 18.810.030.E requires a collector street to have a 70-foot
right-of-way width and �6-foot paved section. Other improvements rec�uired may include on-street parking,
sidewalks and bikeways,undergmund utilities,street lighting, storm drainage,and street trees.
Tlvs site lies adjacent to SW Walnut Street, which is classified as a Collector on the City of Tigard Transportation Plan
Map. At present, there is approximately 30 feet of ROW from centerline, according to the most recent tax assessor's
map. The applicant should dedicate the additional ROW to provide 35 feet from centerlule.
SW Walnut Street is currently partially unproved. In order to mitigate the impact from this development,the applicant
should plant street trees,the size and spacuig in accordance with the TSP.
Minimum Rights-of Way and Street Widths: Section 18.810.030.E requires a Nei�hborhood Route to have a
54 right-of-way width and 32-foot paved section. Other improvements required may include on-street
parking, sidewalks and bikeways,underground utilities,street lighting,storm drainage,and street trees.
This site lies ad'acent to SW Naeve Parkway, which is classified as a Nei hborhood Route on the City of Tigard
Transportation �lan Map. At present, there �s approximately 25 feet of RO�from centerline, according to the most
recent t�assessor's map. The applicant should dedicate the additional ROW to provide 27 feet from centerluie.
SW Naeve is currently improved.
Minimum Rights-of-Way and Street Widths: Section 18.810.030.E requires an Arterial to have a 104 foot ri�ht-
of-way width and 72-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 F-�ighway 99, which is classified as an Arterial on the City of T'igard Transportauon Plan
Map. At present, there �s approxunately 176 feet of ROW, according to the most recent tax assessor's map. Th�s �s an
unusual amount of ROW due to the grassy median. ODOT did not request additional ROW at this time.
SW�hway 99 is currendy�partially.improved. The Covenant Church, under a previous land use, CUP95-00008, is
require to construct the hal�-street unprovements alon� their entire H'ighway 9g frontage. The partitioning of this
property does not negate this obligation. In order to rrutigate the unpact from th�s development,the applicant should
enter into a restnctive covenant for the entu-e frontage along H'ighway 99. If development occurs on I�arcel 1 fust the
frontage improvements shall be constructed along the frontage of Parcels 1 and 2 at the e�ense of Parcel 1. If
development of Parcel2 occurs first the frontage unprovements shall be constructed along the frontage of Parcels 1
and 2 at the shared expense of ParceLs 2 and 1.
Future Street Plan and Extension of Streets: Section 18.810.030.F states that a future street plan shall be filed
which shows the pattern of existin and proposed future streets from the boundaries of the proposed land
division. This section also states �t where it is necessary to give access or pemut a satisfactory future
division of ad'oining land, streets shall be extended to the boundary hnes of the tract to be developed and a
barricade sha� be constiucted at the end of the stree� These street stubs to adjoining properties are not
considered to be cul-de-sacs since they are intended to continue as through streets at suc-h time as the
adjoining prope�ty is developed. A barricade shall be constiucted at the end of the street by the property
owners wluch shall not be removed until authorized by the City Engineer, the cost of which shall be mcluded
in the street construction cost Tem orary hammerhead turnouts or temporary cul-de-sac bulbs shall be
constructed for stub streets in excess o�150 teet in length.
Due to existing development to the east, on-site topography and the access restrictions along Highway 99 there are no
oppominities for future streets or street extensions.
Street Alignment and Connections:
Section 18.810.030.H.1 states that full street connections with spacing of no more than 530 feet between
connections is required except where prevented by barrieis such as topography, railroads, freeways, pre-
existing�developments, lease provisions, easements, covenants or other restnct�ons existing prior to May 1
1995 which preclude street connections. A full street connection may also be exempted due to a regulatec�
water feature if regulations would not permit constn.iction.
NOTICE OF DEQSION MI.P2007-00014/TIGARD OOVENANT CI3URCI-I PARTITTON PAGE 11 OF 16
Section 18.810.030.H.2 states that all local neighborhood routes and collector streets which abut a
development site shall be extended within t�ie site to provide through circulation when not precluded by
environmental or topographical constraints, e�usting development patterns or strict adherence to other
standarcis in this code. A street connection or extension is precluded when it is not possible to redesign, or
reconfi��ure the street pattern to�rovide required extensions. Land is considered topographically constrained
if the slope is greater than 15/o for a distance of 250 feet or more. In the case of environmental or
topographical constraints, the mere presence of a constraint is not sufficient to show that a street connection
is not possible. The applicant must show why the constraint precludes some reasonable street connection.
Due to existu� development to the east, on-site topography and the access restrictions along I�ighway 99 there are no
oppomuiities for street connecuons.
Access to Arterials and Major Collectors: Section 18.810.030.Q states that where a development abuts or is
traversed by an e�usting or proposed arterial or major collector street, the development design shall�provide
adequate protection for resident�al properties and shall separate residential access and throu h trattic, or if
separation is not feasible, the design shall minimize the traffic conflicts. The design shall inc�ude any of the
foIlowing:
. A parallel access street along the arterial or major collector,
. Lots of suitable dep th abutting the arterial or major collector to provide adequate buffering with
frontage along another street;
. Screen planting at the rear or side property line to be contained in a non-access reservation along the
arterial or major collector, or
. Other treatment suitable to meet the ob1'e_ctives of this subsection;
. If a lot has access to two streets with diiferent classifications,primary access should be from the lower
classification stree�
The ap plicant has proposed a shared driveway across proposed Parcel # 1 for the benefit of Parcel �#2. The access
would parallel H'ighway99W.In addition,as a condiuon of approval of this partition,the applicant is required to record
a non access restnction along the entire Highway99W frontage,consLStent with th�s standard.
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
convement access, circulation, control and safety of street traffic and recognition of limitations and
opportunities of topography.
Block Sizes: Section 18.810.040.B.1 states that the perimeter of blocks formed by streets shall not exceed 1,800
feet measured along the right-of-way line except
• Where street location is precluded by natural topography, wedands or other bodies of water or, pre-
existing development or,
• For blocks adjacent to aiterial streets,limited access highways,major collectors or railroads.
• For non-residential blocks in which internal public ci�ulat�on provides equivalent access.
No new streets are being created with this partition.Therefore,this standard is not applicable.
Section 18.810.040.B.2 also states that bicycle and pedestrian connections on public easements or ri 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 env�ronmental or topographical constraints, existing
development patterns,or stnct adherence to other standa�is in the code.
Similarly,since no streets are being proposed,and no connections are required,this standard is not applicable.
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 1.5 t�mes the minimum lot size of the applicable zoning district
Proposed Parcel# 1 has a lot depth of approximately334 feet and a lot width of approximately380 feet.Propose Parcel
#2 has a lot depth of approximately 283 feet and a lot width of approximately 228 teet. Neither of the proposed parcels
has a lot depth greater than 2.5 umes the average lot width,consistent with th�s standard.
NOTICE OF DEQSION MLI'2007-00014/TIGARD OOVENANC Q IURQ-I PARTITION PAGE 12 OF 16
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 ap lies, wluch requires a pa�el to
either have a minimum 15-foot frontage or a riununum 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 fee�
The prop osed development is a minor land partition. Proposed Parcel # 1 has a frontage of approximately 450 lineal
feet on S�Naeve Street;Parcel#2 has a lot frontage of 228 feet on Highway99W. Therefore,tlus cntenon�s met.
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.
There is existing sidewalk along�the Naeve Parkway frontage that meets this criterion. There is no sidewalk along the
I�ighway 99 frontage. The applicant will be required to enter mto a restncnve covenant for these improvements. The
restnctive covenant will apply to both parcels and when development occurs on either of the newly created parcels the
improvements will be constructed along the entire frontage.
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 m accordance with the provisions set forth in
Design and Construction Standards}or Sanitary and Su rface Water Management(as adopted by Clean Water
Services in 1996 and including any future revrsions or amendments) and the adopted pohcies of the
comprehensive plan.
Over-sizing: Section 18.810.090.0 states that proposed sewer systems shall include consideration of additional
development within the area as projected by the Comprehensive Plan.
The applicant's plans indicate a sewer e�ension to serve proposed Parcel 2. This sewer will be public. Therefore, the
final plat shall provide a 15 foot wide public sewer easement across Parcell.
Storm Drainage:
General Provisions: Section 18.810.100.A states requires developers to make adequate provisions for storm
water and flood water n.inoff.
Accommodation of Upstream Drainage: Section 18.810.100.0 states that a culvert or other drainage facility
shall be lar�e enough to accommodate potential n.inoff from its entire upstream drainage area,whether inside
or outside the development The City Engineer shall approve the necessary size of the facility based on the
pr�ovisions of Design and Constiuction Standards for Sarutary and SurFace Water Management�as adopted by
�lean Water Services in 2000 and including any future revisions or amendments).
There are no improvements being proposed at this time and no changes to the existing drainage patterns.
Effect on Downstream Drainage: Section 18.810.100.D states that where it is anticipated by the City Engineer
that the additional runoff result�'n� from the development will ovedoad an exist�ng 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, C1ean Water Services (CW5) completed a basin study of Fan.no 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 ui storm peak flows up
to the 25-year event. The City wll require that all new deve�opments res�ting in an uicrease of impervious surfaces
provide onsite detenuon facilities,unless the develo�pment is located adjacent to Fanno Creek For those developments
ad�acent to Fanno Creek,the storm water runoff wiIl be permitted to d�scharge without detention.
There are no improvements being proposed at this time and no changes to the existing drainage patterns. Upon
development on either of the newly created parcels,the applicable standards for storm water detention will apply.
NOTIC�OF DEQSION MLI'2007-00014/TIGARD COVENAM Q-ICJRCI-I PARTTTION PAGE 13 OF 16
Bikeways and Pedestrian Pathways:
Bikeway Extension: Section 18.810.110.A states that developments adJ'oinin proposed bikeways identified on
the Cit�s adopted pedestrian/bikeway plan shall include provisions tor the�ture extension of such bikeways
through the dedication of easements or nght-of-way.
�-�'ighway 99W is a designated bikeway and is striped along the subject propert�s frontage,consistent with this standard.
Utilities:
Section 18.810.120 states that all utility lines, but not limited to those required for electric, communication,
lighting and cable television servrces and related facilities shall be placed under�round, except for surface
mounted transfomieis, 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
unde round services;
• The �ty reserves the ri�ht to approve location of all surface mounted facilities;
• All underground utilihes, incIuding sanitary sewers and storm drains installed in streets by the
developer, shall be constructedp rior to 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 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 e�usting
utilities which are not underground will serve the development and the approval authority detemlines that the
cost and technical difficulty of under-groundin� the utilities outweighs the benefit of under-grounding in
conjunction with the developmen� The determinat�on 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- rounding would result in
the placement of addit�onal poles,rather than the removal of above-ground utilities�acilities. An applicant for
a development which is served by utilities which are not underground and which are located across a public
right-of-way from the applicant's property shall pay a fee in-lieu of under-grounding.
There are existing overhead utility lines along the frontage of SW Naeve Parkway. If the fee in-lieu is proposed, it is
equal to $35.00 per Lneal foot of street frontage that contairis the overhead lines. The frontage along this site is 450
lineal feet;theretore the fee would be $15,750.00.
The undexgrounding fee-in-lieu will be required with the development of either Parcel 1 or Parcel2 and due prior to
f inal building inspection.
ADDITIONAL CITY AND/OR AGENCY CONCERNS WITH STREET AND UTILITY
IMPROVEMENT STANDARDS:
Public Water S stem:
e City o Tigar provides water service in this area. There is an existing water main located in Highway 99. The
applicant does not propose to connect to the public water until a development is planned.
Storm Water ali :
T i� as a ree to enforce Surface Water Management(SWM) regulations established by Clean Water
Services (CWS� Design and Construction Standards (adopted by Resolution and Order No. 00-7) which
require the construct�on of on-site water quality facilities. The facilities shall be designed to remove 65
percent of the phosphorus contained in 100 percent of the storm water runoff enerated from newly
created impervious surfaces. In addition, a maintenance plan shall be submitted in�icating the frequency
and method to be used in keeping the facility maintained through the year.
There is no development proposed at this time. Storm water qualiry standards will apply with future development
applications and must comply wrth all of the current jurisdictional and regulatory standards u�place at that time.
NOTICE OF DEQSION MLI'2007-00014/TIGARD OOVENANT Cl-IiJRC�-I PARTITION PAGE 14 OF 16
Grading 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 s ystem resulting from development,
construction, grading, excavating, clearing, and any other activity which accelerates erosion. Per CWS
re�ulations, the applicant is required to submit an erosion control plan for City review and approval prior
to issuance of City permits.
There is no development proposed at this time, therefore no gradin and erosion control�plan is required at this
time. These plans will be required when land use application�s made�or development on either parcel.
Surve Re uirements
The app �cant's inal p at shall contain State Plane Coordinates AD 83�C91)] on two monuments with a tie to the
Cit�s global posrtionuig system (GPS) geodetic control network(�GC 22). These monuments shall be on the same line
and shall be of the same precuion as reqwred for the subdivision plat boundary. Along with the coordinates, the plat
shall contain the scale factor to convert round measurements to gnd measurements and the angle from nonh to grid
north. These coordinates can be establis�ed by:
. GPS tie networked to the Cit�s GPS survey.
. By random traverse using conventional survey�ng methods.
In addition,the applicant's as-built drawin s shall be tied to the GPS network. The applicant's engineer shall
provide the Citywnh an electronic file wit�points for each structure (manholes catchbasins,water valves,hydrants
an d ot her water sys tem features) in t he deve lopment, an d t heir respective X an c�Y State P lane C oor dinates,
referenced to NAI� 83 (91).
SECTION VI. OTHER STAFF COMMENTS
City of Tigard Planning Division, City Arborist has reviewed the proposal and has no objection to it.
SECTION VII. AGENCY COMMENTS
C1ean Water Services (CW5) submitted a general comment letter dated July 31, 2007 addressing sanitary sewer, storm
drainage and water qualiry,sensitive areas, and erosion control issues.These�ssues are addressed within the body of the
application and reviewed in th�s dec�sion under the applicable standards of the Street and Utility Improvement secuon.
Washington County Depattment of Land Use and Transportation has reviewed the proposal and,noting that the
adjacent roads are not County owned or mainta.ined,has no objections to it.
City of King City has reviewed the proposal and commented that they had no objection to it.
SECTION VIII. PROCEDURE AND APPEAL INFORMATION
Notice: Notice was mailed to:
X The applicant and owners
X Qwner of record within the required distance
X Affected government agencies
NOTTC�OF DEQSION MI1'2007-00014/TIGARD CX�VENANT C�3URCH PARTITTON PAGE 15 OF 16
Final Decision:
THIS DECISION IS FINAL ON SEPTEMBER 10,2007 AND BECOMES
EFFECTIVE ON SEPTEMBER 25,2007 UNLESS AN APPEAL IS FILED.
�A ea_l:
The Director's Decision is final on the date that it is mailed. All persons entitled to notice or who are otherwise
adversely affected or aggrieved by the decision as provided in Section 18.390.040.G.1. may appeal this decision in
accordance with Section 18.390.040.G.2. of the Tigard Community Development Code which provides that a written
ap eal together with the re�quired fee shall be filed with the Director witlun ten (10) business days of the date the Notice
o}�ec�sion was mailed. The app eal fee schedule and forn�s are available from the Planrung Div�sion of Tigard City
Hall, 13125 SW Hall Boulevard,Tigard,Oregon 97223.
Unless the applicant is the appellant, the hearing on an appeal from the Director's Decision shall be confined to the
specific issues ident�fied in the wntten comments subrrutted by the parties during the comment period. Additional
evidence concerning issues properly raised in the Notice of Appeal may be subrrutted by any party during the appeal
hearing,subject to any additional rules of procedure that may be adopted from tune to tune by the appellate body.
THE DEADLINE FOR FILING AN APPEAL IS 5:00 PM ON SEPTEMBER 24,2007.
�estions:
If you have any questions, please call the Cary of Tigard Plaruung Division,Tigard City Hall, 13125 SW Hall Boulevard,
T"igard,Oregon at (503) 639-4171.
� Gi-' `�- Se�tember 10,2007
PREPARED B : P gens c er DATE
sociate P uiner
Se�tember 10,2007
APPR VED Y: Ric ar Bewers o DATE
Plaruung Manager
c\cucpin\gary\muior land partition\mIp2007-00014(covenan[chumh)\m1p2007-00014 decuion.doc
NOTIC�OF DEQSION MLI'2007-00014/TTGARD COVENANT Q-IURC�I PARTTTTON PAGE 16 OF 16
V�
I '% ' I i _ _� . � � �
r / � � I I
� I � l � �;Fr�!',HAV..ii, iv=)RMhTic�N SrS'L1'
J RD �
_ ° VICINITY MAP
�' / " __________
�T A MLP2007-00014
�
� N � MURDOCk =_________
❑
�� TTGARD
:T -_; COVE NANT
.
� ��~ CHURCH
, i� , .._
�,� � : PARTI7TON
� � �
���y ��
�o�
z a
'�'�`\� �—� � LEGEND:
G ��.1 DR „�nn
r -
� � �� �oY i � SUBJEGT
, / SITE
/ /
�
0
y �'� 5�`G�N °
-�
,
o�G�O ���p.� x � ,f � i^II
D w
�.1�'� 2 z � = FE`�'� � "
m
S yL � , j � � � o �,5- %�l ;
�i
�, �. � � tiq ��; �. � . :
F� � �, 4�- � �
F �� �
y- � _ , _
KABLE ST -� �T�o Q— —
A _T�-- J , �jeorm�l
_ � � , . �
�, �� i� // _; ��:
i
U �E�GBENO���.fy ( OVRHAt� R�
\ � �
'-.. Q� � '�...-J . .. .
� ST a
� Tigard Area Map
o � � � N
� � �
. � �� -�, �� ' � I�
O l
� �� �� ° o °o o � 0 100 200 300 4U0 500 Feet
Sl�y RO i o ° o 0 o NAEVE ST — —
0
� °OO°o 00 °o � °o ° i"=3A7 feel
_
°o�: � � � _ �f ���
I
' v V�11l.LODR R��K 1 I, ! !.I' �
�� � �G�V-�\O OR. Informa�ion on this map is tor general locatbn only and
� � -�\. � should be verified with the Development Services Division.
13125 SW Hall Blvd
� - � � Tigard,OR 97223
' - ' � � � (503)639-0171
. � �aGt http:l/w.vw.ci.�igard.or.us
Community Development Plot date:Jul 20,2007;C:ImagiclMAGIC03.APR
aeEr eeno aano
j s�xva'• . ...
ma'
i
..... ..... . . ( ' :� ,rm.�.o.ma�r.w.a.�.� .
. . �. � J . v...m�,.o«�m� "..
... . � . .. � . . PARCFL 2
• n°
; H
'.... ... . . � 57.B8Fi 5 F
. .. . . � � 2^4 ACftES
W`�
��
2!
0�
l i��/
�I� s��� R�C a�
3� g� "!����
V; . y
� _� :�i . "4��� a
. � 4' �l rl � �1
N% ��� ; •,� II�S �
�i I
�;�;\�'1� ���q� 1 �
� � �� ' i�YU4M VM[[l I � . II
_ � I
- ' �' e�� -�1. I
I I
I -_�
a, �' � T-
� ��� 132.587 SF. ^� �
� b� 3.OI ACRES � ��.� j �' •'"�`�•`°"
� �
��� PARCEL 1 �`.r-- Tt i�
�� I j I
� �� I I
� r' p�q�[�{��{pp`[.\��II � '11i5'1�l- v.a�.r.u�
� �4[�tlaFSS=F/609�t1__�__ � �
.. . _ .� , - , �-•� .�
- j . ., '-, ' �( ..... 'I �
i
' . / . �'Nqn__ .. .II �� ..
.. . � '�t pq � .
� . �, �,� '..
. � . ' � '.Fl(y, . ,, "� w I:� .
. . , : : . . 4Y '��� -� �; �� �
� . ' ' � . '�. / ; � 11 ... .....
.. . './� . .I. .. „
/ � '
.. � � i'POW OE CAiION-. S /+�. � I
I
r , �
. . % .•. .... .... .
� � o.
, . ........ I �pK , t l
. � � . , . ..�.: .. ..... Q�J, � o
ry� �
� � 10 B[xFflf P�i G4�0+� -. _,atW� 5
. � �� ' . .... . ...... . . .. \ SW.µ.
, ....... . ... F� ��[����
� . � � ; . .,�"� � . .:.:: . 0 5p iW
\ SCALE
.civ��cc xFOawna��wo rahs. s� T/C7s1RD GOYENr9NrG/!G/RLH -�yo.
„����.�5,�a. T/C7r4RD GOVENt1NT GNGlRGH
MMp.Of1ECON 9�2i1
SGB GH SO]-6J9-J08� fNt�.SOJ-639-3]t� ��`T
�a, fIARRIS-YcYONAGLE ASSOCIATES, INC. PAfI l l l M�1 f LMT � 3
[ ci EEPS- OI1i
-�3-OJ M ic�iC�(!N1 W]-IL)' e
Harris McMona le Associates,in�. EXH I B IT�
g
Attn: Steve Bloomquist MLP2007-00014
12555 SW Hall Boulevard TIGARD COVENANT CHURCH PARTITION
Tigard, OR 97223
Tigard Covenant Church
11321 SW Naeve Street
Tigard, OR 97223
pp l i ca., n
TIGARD COVENANT CHURCH
PARTITION
___�
-�-",.y=` .�—� ��—�-- `r_,_.r—Y,_,.__ _.__.�,r'_ -- —'--�-� .. _`_ _ _
rt„
-;��-' ���-K
1'r�d��' ��� ��r .,�i�^ �% '����� a1 {
����r��i��,���1����� �1 � ,'�����,,� , -t_ ..�:,���
r ,.�� � ..- , �•�
, �'_� �,�' ������i � 4: � ,��d.E �I��`��5+?�1�Fii���''� � , �`' e t L f
�;',i�� �'�i , ,4^ i��� �l�r���,t Y�',��'F _� � -` ���]('�[{B1q I� �°�� v������,����i��t�y��c -
` . . _ r • + �+. � ..,cr ��- � _ � - � 'r ��;r� I r 1�`t:t" ���iii���i
, i �- - 4 'c tL �-• - — ��� '�.� r � ��i'�` �� „
,'. _ { � !� �'�`�, _-�� _ �� t-..Z�r��( � `�� ..
.. ( '+riy� t �^ —�`---=�.._—_� — _.�- -'"t" -_ ar� �",�6�1-.1' l�' �'!.'�•..�` . }+ rry � t
r � ''.'9 f Y'� �. ., . . 'vIS7- rr� t � �. y
�} � r [---� .r � ...c��* a ��?�
�i���� -�� ��:�"�t �������._ � ,��.y1F,�'���`�,� �1 I���_,L. ���` ��� d�,�_ �^ {' ,--°� ���e t6t�`�'�,�+��t'�b'r.
_t��F� .�`+a_ .��ry�J" j.. I"' ��l�i+dS�� ,.�ro.! rs� �d.' _E, .JSF�I_��..�f—�,,,�,,��r - -�N�il ��� ���W ��'^� �rLr;�'. 1.� �:�1�� 3.
,y,�f � �: ��y �t,� q'
!",FF ?�l . .. y"-4ia.er� �.]�iS.` �'t ua'�Fe��"�L-srT►�.tL".P�?�'4Dr_}�7m:�al'�.!vF`�^aY�'C'S�iM''._��'.. �.-���,�_..._.. ..,,..,(`;�,� '�'�^'�
���
�..ir. ..wZ�r .." ` �fi .. ."—'.. . . ..., N'� I i,.,+ �^r^.-f{� _
1�}{L � /`�y��r�„tiy� . ' '
� _
�`����. �11��`��}'��r,._� .(�4¢[ �rs _•--••sv;.ef��}�nS'"'n�1-�tl�„a,�Yro.. A'�4e��R��
�'r• . . . �n .__. .__,..�. ,�e=1X�Ll4.6.l��1..�
_ ��
d���.,��..a� ����
JUL 1 3 2007
ClTY O% �°y!�F�ND
PLANNING/��!ai�JEEr�ING
Tigard Covenant Church
Table of Contents
1. LAND USE APPLICATION, DEED & PROJECT CONTACT INFORMATION
2. PRE-APPLICATION NOTES (PLANNING AND ENGINEERING)
3. APPLICATION DATA SUMMARY, SERVICES &NARRATIVE
4. CWS SENSITIVE AREAS CERTIFICATION LETTER
5. TREE ASSESSMENT AND REDUCED SITE PLANS
Mar, 11. 1UU1 9; 09AM HRRRIS MCMONaGLE ASSOC No, 2411 P. 2
C�TX (�F `�'IGARD ��, � �-n�:�Bx
�N AN�1VZNG 3�I
3.� VIS�O
= �� �A1�1D IJ�E T'��MI'�` APP�,TCA�'IC� �
, . . �`�'��'I��Pa�r�t(�iura- X3125 Si�',F��rllBlu{, rz� ox ���
. X'1� 503.6,39,4X71 F�x:503.598.1960
File lf Othcr Cate p
�a�� �Y �.._J I7ecei.pt# �`�
�ee�------�.--J �7a�e Compleie �
"I'��0����u�L]�F �Pr y�Nc FO�
❑Adjustmen�lVariance(I orII) �
�1 N�px La�a Part�ti�n(II�
C]CArnpxehcnsive T'lan Amenrimeut I I�zor�e C�ange(IiI)
�� []PLa�used�eve�opme�it(III�
❑Condittona�Use(IIZ� ❑zoA�e C�angc 1�u�ncr.auoa�TV�
[�3etuicive�nds Review�I�ZZ ar III�
❑Z-3i.ecoric Overlay(YT ox TII) �Zane Ordinance Au�ndan�nc(I�
[]Sice DtveIopme�xt lievzew(I� .
❑�Aj]�C UCG���iau0b�IT� [)Sc�6div�,aion(II or I�I�
IVWH� � +�
't+s AV.
1132]. SW �Taeve fi�
2�110DB TT, 300 ,
x�rx•
5 .31 ACR�S �' s
� R-25 (pD)
Haxy°is McI�pnagl� AssoCZ�tes Z�c.
� ll SS CI S I .
�.�.321 ;W NAEVE STRE�T
, v
503-63y-3453 • �"'�� .
���
'�u ,A�� 5U3-639-1232 ,
stev� Bl�omqu.ist '' " �.
503-639-3�53 (EXT_ 19)
i P' C> � (tLv t tt mocr auu on�,
Ti�a.rd t:c�ve�.,�211: Chu.rCY1 '
�'L•SS7�Y'i:�T�'�Zlir"' ----�.�
1�-3'1 �W Na�ve Street
c�. .
503-639-30�34 U' .
"�}Vk�en tI�e ov�naer and the a��plic�xt;tre dif{'ei�ent peop�e, e applicanc musc e the purc iascr of r�co.nd oz a essee in possessi.on wit,h writtcn
autl�orzz�i[ion froztt the owner or an agent o�the oYVner, The nwnexs truust sig�l this applicauon ztt the space provid�d ot�che back of r.his�prm
or snbmit a�Ytten a�fhnzization��tth •
this a licatinn.
'R .Cx ��v1�v�(FI�e a�e �c . .
F LOt �aJ'tltion, �'""� '
• I
/1P'�LICAl'IpNS WILL T�Q`,� B� ACC�?PTET� �VIxHpUT ALJ Q� T,�IE R�QLrdREI7 SLIBMI.'�'TAI; EL�MEN'I'S t15
D�SC,"'RI��D IN THE"B�LSIC SLTSMI TTAL RE LTTREMENTS"IIVFQ3tMA,TIO�I S���T.
t\currin\masteis land use app'cationsVand u.,ae perxnit app.doc
Mar. 27. 2001 9:09AM HARRIS MCMONAGLE ASSOC No, 2411 P, 3
�'�E_.�.I'P--LTCANr SHA L C' RTIFY TH�,T:
+ If the ap�licavon is;t�rited,rhe applicant shall eaencise the rights grar�ted in accordance with the terzxu and
subject to aIl t�ie cond.itions and 1u».itations of the approval.
• All the above statemeuts and the statem�nts in the plot p�an,a�tachmemts,�nd exhibzts t��nsixutted herewith,are
true;a.a.d the applica.nts so ackzzo��ledge that anypermit�ssued,based on this application,�map be r�va�ed i#it is
£ound that ailysucl�st��tezz�ents are falsc.
� T1ze applic.�nt k�,� read the eutue contents of the a�plicauon,includin�t�ie policies abd cz�zteiYa,and undeistands
the r.equixements for appraving ar denyiclg the applicatior�(s}.
SIGNA�TURES QF ��ACH QWNER O�TT�3E SUB)ECZ'P1�0�'ER',I'Y ARF IiE UIRED.
Q
n
� � �
� �:, " �
Ovvner's Sig»a e ;�
� Date f � .
Owne�'s Signatui�e
Date
�wmei's Szgnatui�e
Date
Qwne�'s Signature
batc
O�vners Signattxte
,L7ate
;� �—,.? .��.—
p cant tlgent/R,epresentattve's Signa4ire ���
I�ate
Applicaz�t/Agcnt/R.epresentativC's$ignatut-� .
• D�te
w
= LAND USE PROPOSAL DESCRIPTION
� � .
120 DAYS = 11/10/2007
Fir.E NuMBEx: MINOR LAND PARTITION (MLP) 2007-00014
FILE TITLE: TIGARD COVENANT CHURCH PARTITIDN
APPLICANT: Harris �ic�lonagle <�ssociates, Inc. OWNER: 'I'igard Covenant Church
rlttn: Ste��e Bloomquist 11321 SW I�iaeve Street
12555 SW Hall Boulevard Tigard, OR 97223
Tigard, OR 97223
REQUEST: The applicant is requesting approval to parution a 5.31-acre site into t�vo parcels. Parcel 1 will
contain the existing church and is proposed to be 3.04 acres in size. Lot 2 �vill be vacant land and
will be 2.24 acres in size. No additional development is requested on the proposed parcels at this
timc.
LOCATION: 11321 SW Nae�°e Street;Washinton Counn-TaY Map 2S110llB,Ta�Lot 00300.
ZONE: R-25: �ledium-High Densin• Residenual District. �I�he R-25 zoning district is designed to
accommodate eYisting housing of all t�-pes and new attached single-famil�� and mulri-famil�• housing
units at a minimum lot size of 1,480 square feet. 1� limited amount of neighborhood commercial
uses is pertnitted outright and a wide range of ci�ric and insritutional uses are permitted conditionall��.
APPLICABLE
REVIEW
CRITERIA: Communin- Development Code Chapters 18.390, 18.420, 1 H.510, 18.705, 18.775, 1 H.790, 18.795 and
18.810.
DECISION MAKING BODY BELOW: ❑ TYPE I � TYPE II ❑ TYPE III ❑ TYPE IV
COMMENTS WERE SENT: ,TULY 23, 2007 COMMENTS ARE DUE: AUGUST 6, 2007
❑ Hl�:��RINGS OFFICER (MON.) D�'1'l�: O1� H��RING: 'I'I'�1L: 7:00 PM
❑PI�NNING C0�1�1ISSION (MON.) I�:�'I'E OF HEr1RING: "I'I�1E: 7:00 PM
❑ CITY COL'NCIL (TUES.) Dr1TE OF HEr�RINCG: TINIE: 7:30 PM
� S'I'.�FF DECISION (TENTATIVE) Dr1TE OF DECISION: AUGUST 2��2007
COMPONENTS RELATED TO THE PROJECT AVAILABLE FOR VIEWING IN THE PLANNING DIVISION
� ��ICINI"I�' �L�P � DKr�INr�GE PL.r�N ❑ SI'I'E �SSESSI�IHNT REPOR'1'
� SITE PI�-�N � STOR�'�7 WATER�N:�I_�'SIS ❑ TRI�FFIC STL'DY
� N�RR��TI`'E � :�RBORIST RFPORT � OTHFR: :�1ISCI:LL.ANEOL'S
STAFF CONTACT: Gary Pagenstecher�Associate Planner (503�639-4171, Ext. 2434
__ �
. Project:�� -����� �z0°� 7- l
LAND USE APPLIC. ION oate: 1a
COMPLETENESS REVIEW ❑ COMPLETE ,�INCOMPLETE
STANDARD INFORMATION:
Deed/TitlelProof of Ownership N� Neighborhood Mtg.Affidavits, Minutes, List of Attendees� Impact Study(18.390)
� USA Service Provider Letter �W{�' Construction Cost Estimate � Envelopes with Postage(Verify Count)
T❑_ #Sets Of Application MaterialslPlans-"Paper Copies" Pre-Application Conference Notes
,�, � #Sets Of Application MaterialslPlans-"CD's"
J1/�PROJECT STATISTICS:
❑ Building Footprint Size ❑ °/o of Landscaping On Site ❑ %of Building Impervious Surface On Site
❑ Lot Square Footage
/v/1 PLANS DIMENSIONED:
❑ Building Footprint ❑ Parking Space Dimensions(inciude accessibie�aike Parking)❑ Truck Loading Space Where Applicable
❑ Building Height ❑ Access Approach and Aisle ❑ Visual Clearance Triangle Shown
ADD TIONAL PLANS:
Vicinity Map N�❑ Architectural Plan � Tree Inventory
�Existing Conditions Plan J�-0 Landscape Plan
�I�-E] Site Plan �t/,i�� Lighting Plan
TREE PLAN 1 MITIGATION PLA : '
�[i . -
❑ /C /1/�0 1'LGl�'fC� rw /���! Tcrw d.v<-c,7
ADDITIONAL REPORTS: (list any sp�cial reports)
� L a1p�rfiM�e. S�S � ❑
❑
❑ ❑
RESPONSE TO APPLICABLE CODE SECTIONS:
❑ 18.330(Condi6onal Use) ❑ 18.630(Washington Square Regional Center) � 18.775(Sensitive Lands Review)
❑ 18.340(Director's Interpretation) � 18.705(Access/Egress/Circulation) ❑ 18.780(Signs)
❑ 18.350(Planned Development) ❑ 18.710(Accessory Residential Units) ❑ 18.785(Temporary Use Permits)
❑ 18.360(Site Development Review) ,� 18.715(Density Computations) � 18.790(Tree Removal)
❑ 18.370(VarianceslAdjustments) ❑ 18.720(Design Compatibility Standards) �� 18.795(Visual Clearance Areas)
❑ 18.380(Zoning MaplText Amendments) ❑ 18.725(Environmental Performance Standards) ❑ 18.798(Wireless Communica6on Facilities)
.� 18.390(Decision Making Proceduresllmpact Study) ❑ 18.730(Excepfions To Development Standards) � 18.810(Street 8 Utility Improvement Standards)
❑ 18.410(Lot Line Adjustrnents) ❑ 18.740(Historic overiay)
,B 18.420(Land Parti6ons) ❑ 18.742(Home Occupation Permits)
❑ 18.430(Subdivisions) ,� 18.745(Landscaping&Screening Standards)
� 18.510(ResidenGal Zoning Districts) ❑ 18.750(Manufactured/Mobil Home Regula6ons)
❑ 18.520(Commercial Zoning Districts) ❑ 18.755(Mixed Solid Waste/Recycling Storage)
❑ 18.530(Industrial Zoning Districts) ❑ 18.760(Nonconforming Situations)
❑ 18.C20(Tigard Triangle Design Standards) � 18.765(Off-Street Paricing/Loading Requirements)
ADDITIONAL ITEMS:
1:\curpinlmasters\forms-revisedlland use application completeness review.dot REVISED: 6-Jun-07
CZty Of Tigard, Oregon � 13125 SW Hall Blvd. • Tigara, OR 97223
June 23,2007 �
�.
�
�
Steve Balmquist ���
Harris �IcNionagle Associates, Inc. , �r;
12555 SW Hall Boulevard
� � y,
Tigaxd, OR 97223
RE: Application Completeness Review for Tigard Covenant Church Minor Land Partition,
MLP2007-00014
Dear MY. Balmquist:
The City of Tigard received your application on May 23, 2007 for a minor land partition for the
property located at 11321 SW Naeve Street on Tax Lot 1S110DB00300. The proposal is to partition
the approximately 5.31-acre site into two parcels and retain the existing church development on one of
the parcels. Staff has completed a preliminary review of the submittal materials and has determined
that the following additional information is necessary before the application can be deemed complete:
1. Public Facilities Com�leteness Items. Please revise your narrative and plan set to address the street
issues listed on the public facilities completeness checklist. For questions related to this item,
contact Kim McMillan, Development Review Engineer, 503-639-4171,extension 2642.
2. Envelo�es with Posta�e. Please supply t�vo sets of pre-addressed (no return address), stamped
(not metered), #10 size envelopes for notice of development review and suUsequent notice �f
decision. r�ddresses must have been obtained from the City the previous three months from the
date of application completeness. Contact Patry Lunsford,Planning Secretary, 503-718-2438.
3. l�,Tumber of r1��licarion Co�ies. After satisfying the above concerns, please submit 5 full sets of
your application materials (each set shall be bound and an exact duplicate of all information
pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 4
plan sets only, reduced to 8 1/2" x 17" if legible (or 4 Compact Discs of complete application).
Finally, one reduced set of plans at 8 1/2" x 11" is required for our records.
Once this additional information is submitted, your application will be complete and the formal comment
and xeview process will begin, which typically takes 5 to 6 weeks. It should be noted that staff has not
xeviewed the application submittal for compliance with the relevant code criteria, and that the need for
additional items may arise during the application review process. If you have any questions regarding this
letter or your application, please don't hesitate to contact me at 503-718-2434.
Sincerely, � ,,
�_ �-.m_____�. .
L--�'''`�7'� �t� ,�,. ,•-,i
i r�.`---__
Gary Pagenstecher �
r�ssociate Planner
Encl: Public Facility Plan Completeness Checklist
C: MLP2007-00014 Land L�se File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772
PUBLIC FAC/LITY PLAN Project: t,ovenant Church
COMPLETENESS CHECKLlST Date: 6/22/07
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 arcei 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 ropriate?
❑ Other: 1)ODOT, 2) Access 9) Applicanf must provide a non-access strip
along the entire Highway 99 frontage on the
Preliminary Plat Applicant to contacf OD�T
for any ofher requirements, 2) 98.705 How is
applicant going to ensure thaf Parcel 1 will
provide adequate access for Parcel 2?
Ofherwise staff must condition fhe applicant
to provide the largest, mosf inclusive
easement ossib/e.
SANITARY SEWER ISSUES
� Existin / ro osed lines shown.
❑ Stubs to ad�acent arcels required/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?
REVISED: 06/22/07
❑ Storm stubs to adjacent parcels required/shown?
The submittal is hereby deemed ❑ COMPLETE � INCOMPLETE
By: Date: �O ' 22. —d�
REVISED: O6/22/07
j H. RIS - McMONAGLE ASSOC TES `' �
E1G1\EERS-Sl R�'E1ORS `f��,��
12555 SW HALL BOULEVARD
TIGARD,OREGON 97223 �
'I�EL(503)639-3453 FAX 639-1232 �QO�
July 13, 2007 '
SUBJECT: Resubmittal Of Incomplete Application Items For the Tigard Covenant Church
Minor Land Partition, MLP2007-00014
Dear Gary,
The following supporting information has been revised within the plan sets and
narrative and is enclosed with this letter based on the June 23, 2007 letter requesting
additional information in order to deem this application complete. The items are
addressed as follows:
1. Public Facilities Completeness Items. Please revise your narrative and plan set to address the
street issues listed on the public facilities completeness checklist. For questions related to this
item,contact Kim McMillan, Development Review Engineer, 503-639-4171, extension 2642.
A non-access strip is shown on the preliminary partition plat along the entire Highway 99
frontage. ODOT was previously contacted prior to submittal of this application. A copy of the
email from Marah Danielson a representative from ODOT dated March 22,2007 is included with
this resubmittal package.
Internal Street Issues
At this time there are no plans as to the "type" of development that could occur on Parcel 2 and
there are no plans for development on Parcel L It has been the Church's intention to leave the
entire site in an undisturbed state until future development occurs on either parcel. The existing
internal accessway will need to be modified in order to comply with table 18.705.2 if and when
future development occurs on either Parcel.
The applicant is going to ensure adequate access for Parcel 2 by providing a 24 foot wide
easement. The Tigard Covenant Church will be responsible for the improvements to the existing
internal accessway on Yarcel 1 at the time of future development on either parcel. A recorded
deed restriction, or a note on the final partition plat should be added as a Condition of Approval
by the City that requires the Tigard Covenant Church to be the primary party responsible for the
modifications to the accessway upon future development of either parcel.
2. Envelopes with Posta�e. Please supply two sets of pre-addressed (no return address), stamped
(not metered), #]0 size envelopes for notice of development review and subsequent notice of
decision. Addresses must have been obtained from the City the previous three months from the
date of application completeness. Contact Pariy Lunsford, Planning Secretary, 503-718-2438.
Enclosed with this resubmittal package are (2) sets of preaddressed (no return address), stamped
(not metered), #10 size envelopes for notice of the proposed partition and subsequent notice of
decision. The labels have been prepared by the City of Tigard as required.
3. Number of Application Copies. After satisfying the above concerns, please submit 5 full sets
of your application materials (each set shall be bound and an exact duplicate of all information
pertaining to the application, narrative, forms, letters, studies, plans, etc.). In addition, submit 4
plan sets only, reduced to 8 1/2" x 17" if legible (or 4 Compact Discs of complete application).
Finally,one reduced set of plans at 8 1/2"x 11" is required for our records.
�
, Enclosed with this resub� ►1 package are 5 full sets of the applica materials as requested
above. Each set has been �uund and are exact duplicates of the appi��ation submittal package. 4
plan sets reduced to 11"x17" (in lieu of 4 Compact disks),also included with this resbumittal.
One reduced set of 8 '/�"x 11" plans is included for the Cities records as well.
Please proceed with processing and review of this application. Please contact me directly if you
have any other questions or need any additional materials and I will be happy to help you.
Sincerely
Steve Bloomquist
���� �
City of Tigard, Oregon - 13125 SW Hall Blvd. • Tigara, OR 97223
��
.
��
. .
J��iti 1�, �oo� .a.
�, �P'r
Steve Bloomquist `. ` -
Harris Mcl�lonagle 1-�ssociates, Inc.
12555 SW Hall Boulevard
Tigard, OR 97223
RE: Application Completeness Review fot Tigard Covenant Church Minor Land
Partition, MLP2007-00014
Dear Mr. Bloomquist:
The City of Tigard received your supplemental application materials on July 13, 2007 for a
minor land partition for the property located at 11321 SW Naeve Street on TaY Lot
1 S 110DB00300. The proposal is to partition the approximately 5.31-acre site into two
parcels and retain the existing church development on one of the parcels. Staff has
completed a preliminary review of the submittal materials and has determined that the
application can be deemed complete.
The formal comment and review pxocess will begin, which typically takes 5 to 6 weeks. It
should be noted that staff has not reviewed the application submittal for compliance with the
relevant code criteria, and that the need for additional items may arise during the application
review process. If you have any questions regarding this letter or your application, please don't
hesitate to contact me at 503-718-2434.
Sincerely, ^
� 9 .
�- �`'�,
� � _.�
Gary Pagenstecher
Associate Planner
C: l�II.,P2007-00014 Land Use File
Phone: 503.639.4171 . Fax: 503.684.7297 . www.tigard-or.gov . TTY Relay: 503.684.2772 �
Mar, 27, 2007 9:09AM HARRIS MCMONaGLE ASSOC No, 2411 P. 4
���.� S � ;N�c1V�Q�IA�GL� ASSaCI�,�.'�S [N�.
�NGlNEI��tS—SURVka'U12S-YLA1vN�7i�S
1,2555 SW.HA„Ll:I3UL1�..�VAkll
T1C;AK�7,UR�GO.N 97223
I�EL(503)(�39-3a53 PA�.(503)G3g-a23z
��1'C�1 ��� Zu�7
Tigaxd Covena,t�t C)n�rch
��321 SW Naeve St.
Tigard, Q�e�on 97223
�XOject: Tigatd C�vez�atlt Cliurcbt.Partitiozz�'zoject
T��e'�'zgard Cove�iant C}�u�ch is tt�e owner o�'klxe�ro�erty located at1132I SW Naeve Street az�d authorizes
Harris Mc.Monagle,A,ssociates I��c. to xepzesent tk�e�'igard Covenant Ck�u�rch as tl�e a��licat�t and aget�t�'or a
T�vo Lot Parti.lion ir�tb.e City o�Tigard.
Si.gzled:
�
� .
�
� - - - `� �� -�
�
•
T1
ard
Co
venant Ch
g urch
PARTITION APPLICATION
SUPPLIMENTAL INFOR.IVIATI
ON
Development Application, Ownership Information, Fee Breakdown
Pre-application Notes (Planning & Engineering)
CWS-Sensitive Areas Certification
Neighborhood Meeting Materials-Not Applicable
Traffic Impact Statement-Not Applicable
Soils Review/Geotechnical Report-Not Applicable
Traffic Impact Study-Not Applicable
Significant Natural Resource Assessment-Not Applicable
�
�
I
�
i
Development Application, Ownership Information
Fee Breakdown
TIGARD COVENANT CHURCH
FEE BREAKDOV�►IN
Type II Partition Application (2 lots) _ $3,003.00
Total= $3,003.00
♦
1 � Q/�
`�w T �`M�"+�, First American TiHe Insurance Company of Oregon
� 222 SW Columbia Street,Suite 400
� y �f��}��p��+��s*1� Portland,OR97201
,� i 41 L.'�[:i Phn-(503)222-3651 (800)929-3651
� ��4���� Fax-(503)790-7858
FOR ALL OUESTIONS REGARDING THIS PRELIMINARY REPORT PLEASE CONTACT•
Mindy McCool, Title Officer
Toll Free: (800)929-3651 - Direct: (503)219-8766- Email: mmccool@firstam.com
Harris McMonagle, Engineer Order No.: 7019-1009314
12555 SW Hall Blvd. March 22, 2007
Tigard, OR 97223
Attn: Jay Harris
Phone No.: (503)639-3453 - Fax No.:
Email: jay@h-mc.com
Re:
Preliminary Title Report
ALTA Owners Standard Coverege Liability $ TBD Premium $ TBD
ALTA Owners 6ctended Coverage Liability $ Premium $
ALTA Lenders Standard Coverage Liability $ Premium $
ALTA Lenders 6ctended Coverage Liability $ TBD Premium $ TBD
Endorsement 9,22&8.1 Premium $ 100.00
Govt Service Charge/Incorporated Cost $ 40.00
Govt Service Charge/Unincorporated Cost $ 15.00
Other
Cost $
We are prepared to issue Title Insurance Policy or Policies in the form and amount shown above, insuring
title to the following described land:
The land referred to in this report is described in Exhibit A attached hereto.
and as of March 15, 2007 at 8:00 a.m., title vested in:
Tigard Covenant Church, Inc., an Oregon not for profit corporation
Subject to the exceptions, exclusions, and stipulations which are ordinarily part of such Policy form and
the following:
i. Taxes, including the current fiscal year, not assessed because of Religious Exemption. If the
exempt status is terminated an additional tax may be levied. Account No. R0497386.
2. City liens, if any, of the City of Tigard.
This report is for the exclusive use of the parties herein shown and is preliminary to the issuance of a
title insurance policy and shall become void unless a policy is issued,and the full premium paid.
Preliminary Report Order No.:7019-1009314
Page 2 of 5
Note: There are no liens as of March 20, 2007. All outstanding utility and user fees are not liens
and therefore are excluded from coverage.
3. Statutory powers and assessments of Clean Water Services.
4. Easement, including terms and provisions contained therein:
Recording Information: December 24, 1996 as Fee No. 96113738
In Favor of: Security Capital Pacific Trust, a Maryland real estate investment
trust
For: Roadway Easement and Agreement to Dedicate Right-of-Way
5. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Tigard Covenant Church, Inc., an Oregon not for profit
corporation
Grantee/Beneficiary: National Covenant Properties, an Illinois not for profit
corporation
Trustee: Ticor Title
Amount: $1,290,000.00
Recorded: July 30, 1997
Recording Information: 97070160
6. Deed of Trust and the terms and conditions thereof.
Grantor/Trustor: Tigard Covenant Church, Inc., an Oregon not for profit
corporation
Grantee/Beneficiary: National Covenant Properties, an Illinois not for profit
corporation
Trustee: Ticor Title Insurance
Amount: $75,000.00
Recorded: December 21, 1998
Recording Information: 98143828
7. Title is held by a church incorporated under the laws of the State of Oregon. It may sell, convey
or mortgage the property only in accordance with its By-Laws and pursuant to the discipline of
any parent church or regional/national organization with which it may be affiliated. Evidence of
said authority should be submitted prior to recording.
8. The following pertain to Lender's Extended Coverage only:
a. Parties in possession, or claiming to be in possession, other than the vestees shown
herein.
b. Statutory liens for labor and/or materials, including liens for contributions due to the
State of Oregon for employment compensation and for workman's compensation, or any
rights thereto, where no notice of such liens or rights appears of record.
- END OF EXCEPTIONS -
NOTE: According to the public record, the following deed(s) affecting the property herein described have
been recorded within 24 months of the effective date of this report: NONE
FiistAmerican Tit/e
Preliminary Report Order No.:7019-l009314
Page 3 of 5
NOTE: Washington County Ordinance No. 267, filed August 5, 1982 in Washington County, Oregon,
imposes a tax of $1.00 per $1,000.00 or fraction thereof on the transfer of real property located within
Washington County.
Certain conveyances may be exempt from said ordinance, in which case, Washington County will require
a correct and timely filing of an Affidavit of Exemption. For all deeds/conveyance documents which are
recorded (including situations to meet lender requirements) either the transfer tax must be paid or
affidavit acceptable to the County must be filed.
Situs Address as disclosed on Washington County Tax Roll:
11321 SW Naeve Street, Tigard, OR 97224
THANK YOU FOR CHOOSING FIRST AMERICAN TITLE!
WE KNOW YOU HAVE A CHOICE!
RECORDING INFORMATION
Filing Address: Washington County
155 North lst Avenue
Hillsboro, OR 97124-3087
Recording Fees: $ 5.00 per page
$ 6.00 per document(Public Land Corner Preservation Fund)
$11.00 per document(OLIS assessment&Taxation Fee)
$ 5.00 for each additional document title
$20.00 non-standard fee
First Ame�ican Title
Preliminary Report Order No.:7019-1009314
Page 4 of 5
�� rr�.:e,,.
p ' Fi�st American Tit/e Insu�ance Company of O�egon
�. M�i��
SCHEDULE OF EXCLUSIONS FROM COVERAGE
ALTA LOAN POLICY(06/17/06)
The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, cos[s, attorneys'Fees, or
expenses that arise 6y reason of:
1. (a) My law, ordinance, permit, or govemmental regulation (including those rela[ing to building and zoning) resUict(ng, regulating, prohihiting, or
relating to
(i) the occupancy,use,or enjoyment of the Land;
(ii) [he character,dimensions,or location of any improvement erected on the Land;
(iii) the wbdivision of land;or
(iv) environmental pro[ection;
or the effect of any violation of these laws,wdinances,or govanmental regulatlons.Thls Exclusion 1(a)does not modi(y or limit the coverage
provided under Covered Risk 5.
(b) Any govemmental police power.This Exclusion 1(b)does not modify or limit the coverage provided under Covered Risk 6.
2. Rights of eminen[domain.This Exclusion does not modify or limit the coverage provlded under Covered Risk 7 or 8.
3. DefecLs,liens,encumbrances,adverse claims,or other matters
(a) created,suffered,assumed,or agreed to by the Insured Claimant;
(b) not Known to the Company,not recorded In the Public Records at Date of Policy,6ut Known to the Insured Claimant and not disclosed in writing to
the Company by the Insured qaimant prior to the date the Insured Claimant became an Insured under this policy;
(c) rewl[ing in no loss or damage to[he Insured Claimant;
(d) attaching or created subsequent to Date of Policy(however,this does no[modify or limft the coverage provlded under Covered Risk 11,13,or 14);
or
(e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for[he Insured Mortgage.
4. UnenForceabflity of the lien of the Insured Mortgage 6xause of the inability or failure of an Insured to comply with applicable doing-business laws of the
state where the Land is situated.
5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mor[gage that arises out of the trensactlon evidenced by the Insured Mortgage
and is based upon usury or any consumer credit protection or truth-in-lending law.
6. Any claim,by reason of the opera[fon of federal bankruptcy,state insolvency,or similar aedi[ors'rights laws,that the transaction creating the lien of the
Insured Mortgage,is
(a) a fraudulent conveyance or fraudulent transfer,or
(b) a preferential transfer(or any reason not stated in Covered Risk 13(b)of this policy.
7. Any lien on the Title for real estate taxes or assessments imposed by governmental au[hority and created or at[aching between Date of Policy and[he
date of recording of the Insured Mortgage in the Public Records.This Exclusion does not modify or limi[the coverage provided under Covered Risk 11(b).
ALTA OWNER'S POLICY(06/17/06)
The following ma[ters are expressly excluded (rom the coverage of this policy, and [he Company will not pay loss or damage, cosLs, attorneys'fees, or
expenses that arise by reason of:
1. (a) My law, ordinance, permi[, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or
relating to
(i) the occupancy,use,or enjoyment of the Land;
(ii)the character,dimensions,or location of any improvement erected on the Land;
(iii) the subdivision of land;or
(iv) environmental protection;
or the effec[of any violatio�of these laws,ordinances,or govemmental reyula[ions.This Exclusion 1(a)tloes no[motlify or Ilmit the coverege provided
under Covered Risk 5.
(b) Any govemmental police power.This Exclusion 1(b)does not modify or limi[the coverage provided under Covered Risk 6.
2. Rights oF eminent domain.This Exclusion dces not modify or limit the coverage provided under Covered Risk 7 or 8.
3. Defects,liens,encumbrances,adverse claims,or other matters
(a) created,suffered,assumed,or agreed to by the Insured Clalman[;
(b) not Known to the Company,not recorded in the Public Records at Date of Policy,but Known to[he Insured C�aimant and not disclosed in writing to
the Company by the Insured Claimant prior[o the date the Inwred Claimant became an Insured under this policy;
(c) resulting in no loss or damage to the Insured Claimant;
(d) attaching or aeated subsequen[to Date oF Policy(however,this dces not modify a limit the coverage provided under Covered Risks 9 and 10);or
(e) resul[ing in loss or damage that would not have been sustained if[he Insured Claimant had paid value for the Title.
4. Any claim,by reason of the opera[ion of federal bankruptcy,state fnsolvency,or similar creditors'rights laws,that the Vansaction vesting the Title as
shown in Schedule A,is
(a) a fraudulent conveyance or fraudulent Vansfer;or
(b) a preferen[ial trensfer for any reawn not stated in Covered Risk 9 of this policy.
5. My lien on the Title for real estate taxes or assessments imposed by governmental authority and crea[ed or attaching between Date oF Policy and the
date of recording of the deed or other instrument oF[ransfer in the Public Records that vestr Title as shown in Schedule A.
SCHEDULE OF STANDARD EXCEPTIONS
1. The Lien of Real Estate Taxes or Assessments imposed on the title by a governmental au[hority that are not shown as
existing liens in[he records of any taxing authority tha[levies[axes or assessments on real property or in the public records.
2. Any Fac[s, Rights, InteresLs,or Claims that are not shown in the public records but tha[could be ascertained by an
inspettion of the land or by making inquiry of perso�s in possession of the land.
3. Easemen�s,Claims oF Easements or Encumbrances that are not shown in the public records.
4. Any Encroachment, Encumbrance, Violation, Variation, or Adverse Circums[ance affec[ing the title including
discrepancies, conFlicis in boundary lines, shortage in area, or any other facts that would be disclosed by an accurate and
complete land survey of the land,and that are not shown in the public records.
5. Unpaten[ed Mining Ctaims; Reservations or Fxceptions in PatenLs or in acts authorizing the issuance thereof; Water
Rights,Claims or Title to Water.
6. Any lien,or Right to a LJen,for Services,Labor or Material there[ofwe a hereaRer tumished,imposed by law and not
shown in the public records.
NOTE: A SPECIMEN COPY OF TNE POLIC/FORM(OR FORMS)WII.L BE FURNISHED UPON REQUEST 7I 149 Rev.6-17-06
FirstAmerican Tit/e
Preliminary Report Order No.:7019-1009314
Page 5 of 5
Exhibit"A"
Real property in the City of Tigard, County of Washington, State of Oregon, described as follows:
LOT 9, WILLOW BROOK FARM, EXCEPT THAT PORTION THEREOF CONVEYED TO THE STATE OF
OREGON BY DEED RECORDED MARCH 11, 1931 IN BOOK 146, PAGE 423, IN THE CITY OF TIGARD,
COUNTY OF WASHINGTON AND STATE OF OREGON. ALSO EXCEPTING THEREFROM THAT PORTION
DESCRIBED IN DEDICATION DEED RECORDED JULY 23, 1998 AS FEE N0. 98080220 IN DEED RECORDS
OF WASHINGTON COUNTY, OREGON.
Tax Parcel Number: R0497386
Fi�st American Title
--- —.-:���--> - - - - - - __ _
'"$�T1COR T{TLE INSUHANCE
���� �I'� WARRANTY DEED �1� S7ATE OF ORE40M ._...__..+_».� ^-� �.
, OMNTDR: Noreh P�ciflc ConCerenee of�he bv�n�ellal Counq ot W.�hinpton
} SS
Covee�nl ChWCh 'Jsrry R H�nson.Dlroefor o�Ases�s-
mart erW Slsatbn sntl EY-Omcio County
ORANTEE: 774ad Covm�nt Cliuteh Cl��k�or wia eo�ty,da n�nby unuy m�t
M1, the v.�lAln In�1�um�nt W�itl�p w��I�CNr�O
� anE r�peM�d I�Oook ot'eead�ol Wd
v Untll�ehfnie If reqYHted.dl tu slnm�cnn s1u14 b° eeu�ty. `\
� �ent to�Ae followinQ addiefs� �•�.NE;e•�`
t7unh Aclfla Conf.oT ehe Ennselietl Covenont Chwch
� 925-116th Avrnue NE/72�
_; Bellevue WA 96004 Jory R.M�n�on Dlneb�ot
Exrow No.659b25L5 Tlde No.W639E23•RH
U�Rleb CnNhY Gl�r~kutlon.Ew-
Afte recording retum lo: Doc : 97070159
II NenA P�eile Cvnf.of t!m E.+n`e11n1 Cwmmt CAur.h ReeC: 1912'I6 475.00 I
� 923-116fh Avmue NE�221 07/30/199� 03:51:52pm I
Hellevue WA 98004
5'I'ATLTiORY WARRANIY DEED
North P�dfle Conferenee o:fhe Ev�aQellol Covm�et Chu�eh.�Wuhlo�too eoo-pro0t eorparatloe Gtm�a,eonreYa md
wprtwrte m Tlprd Co�en�nl CTurts,Sne..�n OK4on oet for p'otle aoryo*��oe Cr�a�ce.�he following daaf6ed'W
properry fm of enevmbrance exeept i+sPaiGcdly set fonh haeia situo[cd In W�shWgton County.OrKon.to wit
�-- Wt 9.Vvi11-OWHAOOK FAAM.nceepc that peAion U�eteo(conveyed to the Sute of OreBon M d'ed eee°'d°d MaeA 11.1931,
-- Book 1<6,pnse 42),Deed Recordx.ia the Clry of Tigard.Counry of WoAingeoa�d Sute vf O�e�on. i
I lNIS ITrSTRUM6NT WILL NOT AL40W USE OF 7HE PROPEItTY DESCRIBED IN THIS INSlRUM6TfT M�[OLA'[70N
OF APP4[CABLE LAND USE LAWS AND REGULATIONS. BEFORE 5[GNTNG OR ACCEPTiN6 TFSIS INSTRVMENT.
THE PERSON ACQUIRINC FEE T17'LE TO THE PROPERTY SHOULD CHEC%N'17N 7NS APPROPRIA7E CflY OR
COIJN'iY PIANNMG DEPARTMENT TO VERIFY A?I'ROVED VSES AND TO DETEAMM6 ANY LLMITS N��m
IAWSU{TS AGAfTiST Fi.RMMO OR FOREST PRACTICES AS DEFiNHD iN ORS J0.930. The saic�ptope+ry
mcumbronca ucrpt:SEE'DEED EXCEPT�ONS'AT7ACHED HERETO ANO BY REFERENCE MADE A PART
HEREOF.
The true considerWfon for tAis con•eyance is S4J6aDa29 (He.e comyly with lhe rcquircmmts of OFS 93.030) --
pnted ehis 1�day of JWy.1997
Nos PaeifSe ConferenCe O! the
Ev e leal Corenan[ CAurch
IMSNIN6TON COVNTY
I , p£,�( pypppp►T► MAMSF£N TAX GL R. Pa eZg. p!i ntentlan[
s�� �-91
� VF�� D.TE
S�me of Wmhingcon,Counry of Ki n0
The foregoing insWmme aus ocknuwledBed befine me thfs 16 day oC luly,1997 by
Gtenn R.Pdmber&Superintrndrnt ot Narth Pxific Confvenee o[�he Evmgeliral Covmont Church,n Wmhie�on eorporation,
on behellof[he toryo'ntion•
� �_�.p�[1l
Nowy Public im Wmhington
My commfuion exDins: 6_18-98
I STnfFO�R?r�Ot�C �
u��....n.�arp.� 1
�Y Acua�r,,,,,,e.R qw
— ¢'°"'^��e.iwe
I
1--2
- � �
�
�
_��.± = - _ -
- - ---_ _ _
- � _ -- ---4-� --_�.
�TIGOR Tl7ltn IN5URANCE
i • �
� DEED EXCI:PTIONS
COVENANTS,CONDITlONS,RESTRICTIGNS,RESERVAT[OIV5,S6T BACK LiNES,pOWBR$
OF.iPECIAL D15TRICTS,ANp EASEMENT$OF AECORD,IF ANY;RighU W the public in�nd
to thn portion lying within SW Neeve Street.
'� This dced is further subject to the following conditions:
�� I) If Tigstd Covenent CburcM1 should ever withdnw fiom or for any tedton tertninate in ielatiorohip
with the NortA Poaifie Confetmae of the Evwngelical Canvrneni Church,or lrnninua iU rclstiomhip
.� with the Evangeliaal Convmant Church,Ne eeal propety shall immedietely tevert w the ownenhip Of
ehe North Paeifie Confercnee oC the Evangelicsl Covrn�nt Chufch,and
I 2) 7igerd Covrnant Church shnll not sell,o1Fcr to xll.1nde,mongege or
otherwise rncumber this mai property wifhout the exp.ess writtrn app�oval of the North P�eifie
� Conference of�he Evangelieel Cwrneirt Chu�eh or in�uoees�or.
�
I
�
I
�
�
I
Sq AMERI
��� °�,, First American Title Insurance Company of Oregon
An assumed business name of TITLG INSURANCE COMPANY OF OREGON
This map is provided as a convenience in locating property
Firsl American Ti11e fnsurance Company nssumes no liability for any variations as may be disclosed by an aclual survey
Reference Parcel Number 2S 110DB 00300
• . - , , -�,+�n^m�r,�,��p .. , . . —-- ----z—T— .
�, ���
,�y �Muu�� .�.� :.�:r„ ., b .
{b��. �� �.�v; r�uaX_ yrry�i+aµli wuaw�woa�iw� ...rw ano�� ..
�•r�! ° \t� , '���C
I h%� ----p--�A�_� !�: � i �
I m '�: '�a� �� � � /' i
.` �� r .�O FIl � /; I i
I ...'� :r �� �.. �/ � I
� c� �. : i ,s
�
, p �L.�;m,°°,� � '� �� �� �' i
," 6�E 251j00� .� r/ ,=
. . 6�.PPMA►NOf '� ` -'- n F a . �
. , �, �� _ �
�' . 6,q�.�����' ;.� � i;' �oo � :oo �
•y . . �J 9 n.v.�c��� �
; . �_,`� '_: :.� i �, ..,,�� r i�l s
� ?�����G,1!->NF°--' � « °4 E �� . � ` I
�
�' P,� ' z. � Q ,l= � �� �J ' ;
' � �� �.•r o� % z � �, ,l
�,.��` �� . � I
I ��� v� c�, �' �' � �J � S �
�� �
' '' � ��'����� � B ���� � � � � I
9� . _ �r � �/" � y� � i
���MII001'p,, �
�s,o���1'� i_' a/ 9�
�e
0Ce � ��� ' 23-74
�l�
� ���� � �^�
S�E��S„�G;�: ` U� � i
UMM}�PNd1 �_ ��� �-
�..,.,�,:, ��. � �= �""`"�„� _ ---'°"'�--_
d.'�"3. � /, �\„_ � �
�A F,`� �� � 'p� h �� �y,� M��L�+! �'" *,
`�/ � � + � '^1\ �.. � / ��..,��
G(f` 7-,•� ^ n� /,� 9 g 8 . 0.� �1�rk•1 µ�r�q+�\ � i'd� �.� � "ra I
r� l
'.i� I !� �.. y�1 � � �� � �y�
..w� �,, ,o, � �.� 1
,'L' �—� � I= �hy�� t�3+7.-« � �1Y�M I
/ '" M ' � I
-,.:g = v /, � 1 f A5� ' I
� zt.; :~ � Q ,`,- _ A���� 8 '��°` >\ ;..�. I
� �,,.v; � i= —�'�=�----— .•'�.�P� `�,,, �:� \ I
i ,a. /; ��' ,.,i�c Qo�,.�d°'`� ,��� v.� � :u,
ii: ;rf�t i ', �� s.n�c
�.. . � �!+,�,,,,et ,�,�v N 0 . 1 „ti� � �
r
, �� ;: ,, iw ,a � N D4�17 \.� I
�� • / /s ...a 1N: � 0�ia�iJ W71� �
�;�', ' —__�_--� y� b ' � � � a � k�4 \��. I,�.
,:.�c..� / �� ,� �oa � � A � : � 9 9 �wo � .�. � .�S" 1 ���'"`� � �`�'+
' _ �.o�c�' �.b,.c � u� .� ,
� ,a• �;; .a i � +'., � 9 9 si s � � �.aa#f �+ar.�.w,. "��Q`zy �usl
� .;�� � . 1 =) � ��, ��,� N0 . 19� � � � "`�`"�,,,�
i�qr . �� /� M.a
�.1��['_ ,1r� � I � � t ��1] ��� \
' A� NO 13� �� ���
�>•,i,� / � ' i —� • N a� SEE r..
?, wrw t-� � ; tl �Pto�1 SUPPLEMENL1L� pW7� � � `�
qY � y /a— w.�o��wflhl4. �� ��.�RlllM� �iwv � �u�i��� NU 1 �«R4Al�w ``� 614i]I QD
q .a�c g � 9� �fi`�'""�` t A� �A
�'"wy % _ , 5 ii�lic y ��.—;� ¢ �eas�x� 1 i1QS]l t1 9
�� r �� y, � �.�„�&tl..�.�.2..,.�.vlaM�w,�'""F9 y�'7lil ��� f��� ��
/ _: "�"^^r �.,y,�,, �•i �,•e r
Hfl.; �L-�9—�- � � Nn �a � .����
_ � s�, .,.,�. :� �s�y�'� � �H�.�,�� �rvs� .
/ /= wne. Wx�_1��b21�N D . 8 � o» g � � �v N)v�l
_ `4i$�....e..,��„'" �� �� � ���� ��l L����Jd�upvtF
",. /` '�i.,,.ee �.'i q� .A�j '�N�" '
a.i� �'s' nw � ,�,'K.. ���.�.
..'�..' .�.... ', .. . ....�. :.. . , '�. . . . , ,.'�. ,'�. .���. . . . .:..... :.�.' . �.�,�. ., � . .'`.. '. f .�'�.
Message Page 1 of 2
,;
Steve Bloomquist
From: DANIELSON Marah B [Marah.B.DANIELSON@odot.state.or.us]
Sent: Thursday, March 22, 2007 4:51 PM
To: Steve Bloomquist; kim@tigard-or.gov
Subject: RE: 11321 SW Naeve St.
Ni S�eve.
Kim was going to check to see how much right af way dedication was required when the property adjacent to
yours redeveloped, so that we can make sure that we are being cansistent. Hopefuliy she can provide you with
that information. Right of way dedication is a local requirement and ODOT supports being consistent with what
was required of properties in similar location. ODOT alsa would like the City ta require cross over access
easements between the parcels and a no access strip established along the highway frontage.
Thanks for coordinating with ODOT on this review.
Marah Danieison
-----Original Message-----
From: Steve Bloomquist [mailto:Steve@h-mc.com]
Sent: Thursday, March 22, 2007 4:38 PM
To: DANIELSON Marah B
Subject: RE: 11321 SW Naeve St.
Marah;
Do you have any details from the meeting that you had with Tigard this week? I am very close to being
ready to submit this application and need to know if there is anything else I need to incorporate to satisfy
ODOT.
Thanks
Steve
From: DANIELSON Marah B [mailto:Marah.B.DANIEL50N@odot.state.or.us]
Sent: Friday, March 16, 2007 3:44 PM
To: Steve Bloomquist
Subject: RE: 11321 SW Naeve St.
H i Steve,
Sorry I have not gotten back to you sooner. I have a meeting with the City of Tigard on Monday afternoon
and should have further information regarding the right of way dedication amount next week. Thanks,
Marah Danielson
ODOT Region 1 Planning 503-731-8258
-----Original Message-----
From: Steve Bloomquist [mailto:5teve@h-mc.com]
Sent: Wednesday, February 28, 2007 10:42 AM
To: DANIELSON Marah B
Subject: 11321 SW Naeve St.
HARRIS - McMONAGLE ASSOCIATES, INC.
ENGINEERS-SURVEYORS-PLANNERS
��12�2�0�
Message Page 2 of 2
� 12555 SW HALL BLVD.
TIGARD,OREGON 97223
TEL(503)639-3453 FAX(503)639-1232
Marah,
Attached is a site plan for a two lot Partition that we are working on. I have also attached a PDF of
the Engineering notes from Kim McMillan. Please contact me in the near future via email to let me
know if ODOT has any other additional requirements that should be accounted for. Please also
contact me directly if you need any additional information to review this request.
Thanks
Steve Bloomquist
7/12/2007
TIGARD COVENANT CHURCH
PARTITION APPLICATION
WRITTEN NARRATIVE
CITY OF TIGARD
July 12, 2007
Tigard Covenant Church
PARTITION APPLICATION
APPLICANT AND CONSULTANTS
Applicant and Consultants ................................................................................ 3
SiteDescription ............................................................................................. 4
General Site Information................................................................................... 5
Project Description .........................................................................................6-9
History ..........................................................................................................................10
Applicable Policies and Findings..................................................................................... 11-75
ImpactStudy.............................................................................................77-78
2
Tigard Covenant Church
PARTITION APPLICATION
APPLICANT AND CONSULTANTS
Applicant: Tigard Covenant Church
11321 SW Naeve Street
Tigard,Oregon 97223
Contact Person: Heather Baldwin
Phone: 503.887-3655
-Planning/Engineering/Surveying: Harris-McMonagle Associates, Inc.
12555 SW Hall Boulevard
Tigard, Oregon 972123
Contact Person: Steve Bloomquist
Phone: 503.639.3453 Fax: 503.639.1232
Arborist: Tree Care and Landscapes Unlimited
5600 Rosewood Street
Lake Oswego, Oregon 97035
Contact Person: Ray Myer
Phone: 503.C35.3165
Property Description: Washington County Assessor's Map 2S 110DB,Tax Lot 300
Site Size: 5.31 acres
Zoning: R-25 (PD) Medium High Density Residential.
Proposed Use of Property: 2 Lot Partition
3
TIGARD COVENANT CHURCH
PARTITION APPLICATION
SITE DESCRIPTI4N
The Tigard Covenant Church is located at 11321 SW Naeve Street in Tigard, Oregon and is
shown as tax lot 300 on tax map 2S-1-lODB. The site currently contains 5.31gross acres of land.
The south portion of the site is developed with a church, associated parking areas, internal
vehicle circulation lanes, landscaping, and other improvements as shown on the existing
conditions plan submitted with this application. The entire north portion of the site is
undeveloped. The entire site has a current City of Tigard zoning designation of R-25 with a (PD)
or Planned Development Overlay zone applied to it.
The northern and eastern adjacent boundaries of Tigard Covenant Church site abut two tax lots
(200 and 900) on tax map 2S-1-lODB. The abutting tax lots have been developed with multi-
family residences that are within the"Arbor Heights"development. The Tigard Covenant
Church site is not within a flood plain or landslide hazard area. It does however, have some areas
with slopes greater than 25% associated with it concentrated in the north undeveloped portion of
the site. These areas are identified on the slope analysis exhibit submitted with this application.
The site generally slopes from the north towards the south and southwest at varying degrees.
There are a variety of trees scattered throughout the undeveloped northern portion of the site. A
general tree assessment, prepared by a certified arborist from Tree Care & Landscapes
Unlimited, identifies the location, type and size of trees greater than 6 inches on the site.
The Tigard Covenant Church is bounded on the south by SW Naeve Street classified as a local
street. SW Naeve Street was previously improved with 2/3 public street improvements at the
time the church was constructed. The entire western boundary of the site abuts SW Pacific
Highway a 4 lane divided arterial highway. Half street improvements were also constructed
along SW Pacific Highway to include a concrete curb, a six foot wide sidewalk and storm
sewers. The improvements along SW Pacific Highway extend from the Tigard Covenant
church's northern boundary 80 feet to the south. The rest of the frontage along SW Highway 99
is unimproved at this time. A left turn lane is provided from Pacific Highway for eastbound
traffic onto SW Naeve Street. A right turn "only" is permitted for northbound traffic onto SW
Pacific Highway. The intersection of SW Naeve Street and Pacific Highway is not signalized
but is stop controlled.
4
TIGARD COVENANT CHURCH
PARTITION APPLICATION
General Site Information
Political Boundarics
City Tigard
County Washington Co.
Urban Growth Boundary Inside
Zip Code 97223
Zoning
Local Designation R-25
Minimum Lot Size Minimum lot— 1,480 sq. ft.
Generalized Classification MDR
Environmcntal Findings
Flood Plain(FEMA 100 yr.) Outside
Watershed Basin WILLAMETTE RIVER
Watershed Subbasin LOWER TUALATIN RIVER
Fire Protection Tualatin Valley Fire&Rescue
Parks City of Tigard
School District TIGARD-TUALATIN No. 23J
Sewer Clean Water Services District
Water City of Tigard
5
TIGARD COVENANT CHURCH
PARTITION APPLICATION
PROJECT DESCRIPTION
REQUESTED LAND USE APPROVALS
The purpose of this request is to provide for a partition plat to create two parcels. Parcel 1 will
contain the existing church and is proposed to be 3.04 acres in size. Parcel 2 will be vacant land
and will be 2.24 acres in size. Parcel 2 is being created so that the title of it can be conveyed to
the Covenant Church hierarchy to complete an internal church agreement and to provide
collateral to cover an existing loan to the Tigard Covenant Church. No construction activity is
proposed with this application.
It is the Church's intention the leave the entire site in an undisturbed state until future
development occurs on either parcel. Since there is not any building activity planned at this
time, it is requested by the Tigard Covenant Church that all public improvements be a condition
to be constructed when development occurs on either Parcel 1 or 2 and not prior to final partition
plat approval. A Restrictive Covenant agreement will be signed by the Tigard Covenant Church
to ensure that public improvements are constructed at the time of future development. The
postponement of public improvements was discussed with City of Tigard staff at the
preapplication conference held on February 14, 2007 and it was agreed that public improvements
could be postponed until future development occurs on either Parcel. Detailed plans for the
development of future public improvements will be submitted for review and developed to City
standards at the time of future development and final construction plan submittal.
Proposed access to the site for both parcels will be directly from the existing 40 foot wide
entrance way onto SW Naeve Street located approximately 250 east of SW Pacific Highway. A
24 foot wide ingress, egress and utility easement will be created across Parcel 1 to serve Parcel 2.
The easement is identified on the preliminary plan set and will follow the existing traveled
access way that currently serves the various parking areas within the Tigard Covenant Church
site. Parcel 1 has been sized to accommodate the future parking needs of the church if a future
addition is constructed.
Due to the fact that the entire site's location is within a PD overlay zone, a Type III Development
Review will be required for any new development that could occur on either Parcel. The
permitting and review for new structures, off street parking areas and other requirements
associated with new development will be done at the time of development review and future
building permit approval.
DENSITY REQUIREMENTS
The net developable area is determined by subtracting the following uses from the total site area;
existing development to remain, sensitive land areas, land dedicated to public parks, land
dedicated for public right-of-way, land dedicated for private streets and any lot created for an
existing dwelling. Of the total Tigard Covenant Church site area, tlie following acreages will be
subtracted to determine the developable acreage: existing development on Parcel 1 is 3.04 acres
6
TIGARD COVENANT CHURCH
PARTITION APPLICAT[ON
(includes future parking), 0 acres for new public streets, 0.03 acres for right of way dedication
along SW Naeve Street, 0.0 acres of right of way dedication to Highway 99 and .23 acres of land
with a slope greater than 25% on Parcel 2. Based on the above totals the net developable area of
Parcel 2 is 2.04 acres.
Depending on the type of developinent proposed the minimum lot size in the R-25 zone is 1,480-
6,100 square feet. Based on a minimum lot size requirement of 1,480 square feet and 2.04 net
developable acres on Parcel 2, the minimum and maximum density requirements are 48 and 60
units respectively. Based upon a minimum lot size requirement of 6,100 square feet the
minimum and maximum densities allowed on Parcel 2 are 11 and 15 units respectively. No
development will occur on Parcel 2 as a result of this application.
The applicant is proposing to partition the Tigard Covenant Church site into (2) large parcels and
as a requirement tlie Director requires that the parcels be of size and shape to facilitate future re-
partitioning in accordance with the requirements of the zoning district and this title. Both parcels
have been appropriately sized for the type of use and possible future development that could
occur. Parcel 1 will be created to retain the existing church. The minimum lot size required for
a Religious Institution is 20,000 square feet. Parcel 2 will be 2.24 acres in size with some steep
slopes associated with it. Parcel 2 has been appropriately sized and shaped to facilitate a future
development and or a land division when and if development occurs on it. Minimum or
maximum densities that could occur on Parcel 2 will be reviewed at the time of a future
development review to ensure that standards are met.
LOTS
Depending on the type of development the minimum lot area requirement in the R-25 zone is
between 1,480-6,100 square feet. Minimum setbacks also depend on the type of development.
Both of the proposed parcels range in size from 2.24 to 3.04 Acres. Parcel 1 is 3.04 acres and
greater than 20,000 square feet. Parcel 2 is and 2.24 Acres. Both parcels greatly exceed the
minimum lot area requirements. At this time no new development will occur and as a result
setback requirements and minimum lot size requirements will be reviewed at the time of future
development review to ensure that they are complied with. The existing church will remain on
Parcel 1 and meets all setback requirements specified in section 18.130.150.
STREETS
Currently, access is provided to the Tigard Covenant Church via SW Naeve Street a local public
street, which runs parallel to the southern border of the site in an east west direction. Access will
be provided to both Parcels via a 24 foot wide Ingress, Egress and Utility easement that will be
created across Parcel 1 to serve Parcel 2. The easement is shown on the preliminary partition
plat and follows the existing traveled access way serving the various parking areas that exist on
Parcel 1. The easement will stub at the southern end of the Parcel 2 to allow for future access
and development.
7
1'IGARD COVENANT CHURCH
PART1TlON APPLICATION
No new public streets will be created as a result of this application. The site frontage along SW
Naeve Street was previously improved with the development of the church during phase 1. Two
feet of additional feet of right of way will be dedicated along SW Naeve Street to provide for 27
feet in total width to the existing centerline. The existing improvements along SW Naeve Street
currently meet city standards.
Sidewalks and other required half street improvements will be constructed along SW Pacific
Highway to the standards set forth by the City. It is requested that they are conditioned to be
constructed upon future development and not prior to final plat approval. A Restrictive
Covenant Agreement will be signed by the Tigard Covenant Church to insure tliat public half
street improvements are constructed prior to building permit approval.
SANITARY SEWER SYSTEM
An 8" public sanitary sewer line currently exists within SW Naeve Street. The line was extended
to serve the church when it was constructed. A new 8" public sanitary sewer line will be
extended from the existing 8" line in SW Naeve Street within a 15 foot wide public easement
and stub at the south boundary of Parcel 2. A 15 foot wide public sanitary sewer easement is
shown on the Partition Plat submitted with this application. The Tigard Covenant Church
requests that the City of Tigard allow the 8 inch public sanitary sewer line to be constructed with
future development.
STORM WATER
All storm water in the City of Tigard must be treated, detained and released in a controlled
manner to an approved location. An onsite stormwater detention facility will be required for
future development on Parcel 2. The exact location of the facility cannot be determined until
development occurs on Parcel 2. Due to existing topography stormwater from a future
development on Parcel 2 would more than likely be discharged into the existing stormwater
system along the east edge of SW Highway 99. ODOT and the City of Tigard will determine the
final point of storm discharge along SW Pacific Highway. A final stormwater design, location
for the facility and analysis will be required to be submitted with final construction plans for
Parcel 2 when and if development occurs on it to show downstream facilities will have the ability
to serve a future development on Parcel 2 at the time of future build out.
Parcel 1 has existing stormwater facilities (water quality areas) located in the southeastern area
of the site near SW Naeve Street and in the northwestern portion of the site. Stormwater is
currently being discharged from the treatment facilities into the existing storn�water systems
within SW Naeve Street and SW Highway 99. If and when future development occurs on Parcel
1 a storm water analysis will be included with the final construction plans at the time of
development review to ensure that the existing onsite stormwater treatment and detention system
has the adequate capacity needed for increased impervious areas that would be created.
8
TIGARD COVENANT CHURCH
PARTITION APPLICATION
WATER SYSTEM
City of Tigard currently has a main located in the SW Naeve Street and SW Pacific Highway
right of ways. Parcel 1 is connected to the public water line in SW Naeve Street. At this time it
is uncertain the type or extent of developtnent that could occur on Parcel2. A new water service
(laterals and water meters) will need to be stubbed to serve Parcel 2. Both systems have
adequate capacity to serve a future development.
9
TIGARD COVENANT CHURCH
PARTIT[ON APPLICATION
HISTORY
The Tigard Covenant Church received approval from the City of Tigard for a Conditional Use
Permit and a concurrent Planned Development Review (CUP 93-0001/PDR 93-0003) to develop
the church and other related facilities on May 17, 1993. The Tigard Covenant Church went
through a transition in leadership after the above described approvals and was not able to start
construction. As a result of the delay in construction the approvals expired.
In order to proceed with the development of the church site new applications had to be filed with
the City of Tigard. In 1995 two new applications were filed with the City of Tigard for the
development of the Tigard Covenant church site. The Planning Commission approved both
applications on March 14, 1996, by Final Order No. 96-02. The site was approved to be
developed with a "Master Plan" in 3 phases over a 10 year period.
Phase 1 included construction of the existing 9,900 square foot building, with classrooms,
offices, and a multi-purpose room. The multi-purpose room is currently used as the sanctuary
and for recreational purposes. Phase 1 also included the development of associated onsite
parking areas internal circulation lanes and other public improvements. Phase 2 included an
addition to the existing church of approximately 6,000 additional square feet. Phase 3 included a
new sanctuary to seat a total of 900 people, additional classrooms and additional onsite parking.
To date the Tigard Covenant Church has completed Phase 1. It was the Church's intention to
complete Phases 2 and 3 within the 10 year period but to date neither phase has been started due
to monetary reasons and less growth in church membership than anticipated. The phased
development plan of the Tigard Covenant Church site approved on March 14, 1996 has now
expired. As a result of the expiration all future development on the site will require a Planned
Development Review by the City of Tigard.
10
TIGARD COVENANT CHURCH
PART[TION APPLICATION
Chapter 18.390
DECISION-MAKING PROCEDURES
18.390.010 Purpose
A. Purpose. The purpose of this chnpter is to establish a series of standard decision-making procedures
tfiut will enuble the City, the applicunt, and al! interested parties to reasonably review applications
and participate in the local decision-makifag process in a timely and effective way. Each permit or
action set forth in C�rapters 18.320- 18.385 has been assigned a specific procedure type.
18.390.020 Description of Decision-Making Procedures
A. Generu/. All developrnent permit applications shull Ge decided by using one of the following
procedure types. The procedure type assigned to each uction governs tlre decision-making process
for thut permit, except to the extent otherwrse required by applicable state or federal law. The
Director shal! be responsible for assigning specific procedure types to individual permit or action
re.yuests, as requested. Special alternative decision-making procedures have been developed by the
City in accordarzce with existing state law, und are codifred in Section 18.390.070.
B. Types defined. There are four rypes of decision-making procedures, as fo/lows:
1. Type I Procedarre. Type I procedzrres apply to ministerial permits and actions containing cleur
and objective approval criteria. Type I actions are decided by the Director without public notice
arrd without a public hearing;
2. Type II Procedure. Type II procedures apply to quusi judicial permits and actions that contui�z
some discretionary criteria. Type II actions are decided by the Director with public notice und
an opportunity_for a hearing. If any parry with standing appeals a Director's Type II decision,
the appeul ofsuch decision will be heard by the Hearings Officer;
3. Type III Procedure. Type Ili procedures apply to quasi judicial permits and actions that
pYedorninantly contain discretionary approva!criteria. Type III actions are decided by either the
Hearings Office (Type Ili-HO) or the Planning Commission (Type !II-PC), with uppeals to or
review by the City Council;
4. Type IV Procedure. Type IV procedures apply to legislative matters. Legislutive matters involve
the creation, revision, or large-scale implementation of patblic policy. Type IV �natters are
considered initially by the Planning Commission with final decisions made by the City Council.
C. Summarv o�'perrnits bv decision-makin��procedure type. Table 18.390J sum»�arizes the various land
use per-mits bv the rype of decision-making procedure.
11
TIGARD COVENANT CHURCH
PART[TION APPLICATION
TABLE 18.390.1
II(18.390.040) Access/Egress Adjirstment 18.370.020 C36
Conditional U.se/Minor Modificcrtion 18.330.030
Historic Overlay
- Exterior Alternation 18.740
- New Constrz�ction 18.740
- Demolition 18.740
Home Occcrpation/Type II 18.742
Land Partitions� 18.420.050
Parking Adjtrstments
- Reduction in Minimum Parking Ratios 18.370.020 CSa; 18.765
- Reduction of Minimum Parking Ratios 18.370.020 CSb; 18.765
in New Developments/Transit Imp
- Increase in Mnximirm Parking Ratios 18.370.020 CSd; 18.765
- Redt{ction in Bicycle Parking 18.370.020 CSe; 18.765
- Alternute Parking Garage Layout 18.370.020 CSf 18.765
Sensitive Lands Permits
- In 25%+Slope 18.775
- Within Drainagewcrys 18.775
- Within Weticrnds� 18.775
Sign Code Adjustment 18.370.020 C6; 18.780
Site Development Review
- New Construction 18.360.090
- Major Modification 18.360.090
Strbdivision Withotrt Planned Development� 18.430.070
variances 18.370.OIOC
Wireless Commtrnication Facilities-- 18.370.020 CSa; 18.798
Adjustment to Setback from Residences
Appeals to Hearings Offrcer 18.390.040G
Type Permit/Land Cross-Reference(s)
IIIA (18.390.050) Conditiona! Use
Hearings Officer - Initial 18.330.030
- Major Modification 18.330.030
Sen.sitive Lands
- Within 100-Year Floodplain 18.775
- In 25%+ Slope' 18.775
- Within Drainageways� 18.775
- Within Wetlands� 18.775
IIIB (18.390.050) Histnric Overlay
(Planning Comm.) - District Overlay 18.385.OIOA; 18.740
- Removal nf District Overiny 18.385.OIOB; 18.740
Planned Development
- With Subdivision 18.350.1 D0; 18.430
- Withoart Subdivision 18.350.100
Znne M�rp/Text Change/Quasi-Judicial 18.380.0308
12
TIGARD COVENANT CHURCH
PARTITION APPLICATION
FINDING
The Applicant is requesting a Type II land use approval for a two (2) lot partition. No
development is proposed on either parcel. When and if future development occurs a Type III
Planned Development Review will be required by the City of Tigard. Therefore, this criterion is
met.
18.390.040 Type II Procedure
A. Preapplicution conference. A preapplication conference is required for Type II actiorrs.
Preapplication conference requirement.c and procedures are set forth in section 18.390.080C.
FINDING
As required for a Type II procedure the necessary pre-application conference was held on
February 14, 2007 with City of Tigard staff to discuss the Applicant's proposal and to review
applicable policies, ordinance provisions, regulations, and technical data that would have to be
addressed for this particular land use review application in the City of Tigard. The notes from
the preapplication conference are included with the application submittal package. Therefore, the
criterion is met.
13
TIGARD COVENANT CHURCH
PARTITION APPLICATION
�plication requirements.
1. Application Forms. Type II applications shall be made on forms provided by the Director as
provided by Section 18.390.080 El;
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 fiy the required fee;
d. Inc/trde 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 czrrrent assessrnent records have been used lo
produce the notice list;
e. Include an impact stirdy. The impact study shall qzrant� the effect of the development on
public facilities and services. The study shall address, at a minimum, the transportation
system, inclarding bikeways, the drainage system, the parks system, the water system, the
sewer system, and the noise impacts of the development. For each public facility system and
type of impact, the study shall propose improvements necessary to meet City standards and to
minimize the impact of the development on the public at large, public facilities systems, and
affected private property users. In sitarations where the Community Development Code
requires the dedication of real property interests, the applicant shall either specifically
concur with the dedication reqz�irements, or provide evidence which supports the conclusion
that the real property dedication requirement is not roughly proportional to the projected
impacts of the development.
FINDING
This application addresses all the information requested on the application form and all relevant
criteria of the Community Development Code. An impact study, addressing the effect of this
development on public facilities and services, has also been included with the application. The
required fees have been paid. Two sets of pre-stamped and pre-addressed envelopes for noticing
will be forwarded to the city when the applicant is notified that the application has been deemed
complete. All requirements of this section have been or will be met.
14
TIGARD COVENANT CHURCH
PARTITION APPLICATION
Chapter 18.420
PARTITIONS
18.420.010 Purpose
A. Purpose. The purpose of this chapter is to provide rules, regulations and standards governing
approval of partitions.
18.420.020 Ad�ninistration
A. Ap lip cant. The applicant of a partition proposal shall be the recorded owner of the property or
an authorized agent in writing.
B. Conforrnance with stnte statz�te. Any application foY a land partition shall be in conformiry with
all state regulations set forth in ORS Chapter 92, Subdivisions and Partitions.
C. Prohibition on sale of lots. No lot or parcel to be created through the partitioning pYOCess shall
be sold until approval and filing of the final partition plat.
D. Future re-division. When partitioning tracts into large parcels, the Director shall require that
the purcels be of size and shape to facilitate future re partitioning of such parcels in accordance with
the requirements of the zoning district and this title.
FINDING
The applicant of the proposed partition plat is the recorded owner. The Preliminary Partition Plat
has been submitted for review and approval concurrently with this application. No parcels will
be sold until the Partition Plat is approved and the filing of the final partition plat is complete.
The applicant is proposing to partition the property into two large parcels. Parcel 2 has been
sized to allow for a future land division if and when it occurs. The existing church is to remain
on Parcel 1 has been sized to accommodate a future addition and parking. No new development
is proposed with this application. Therefore, the above criterion is met.
18.420.050 Approval Criteria
A. Approval criteria. A request to partition land shall meet all of the following criteria.
L The proposed partition complies with all statutory and ordinance requirements and regulations.
FINDING
The proposed partition complies with all statutory and ordinance requirements.
2. There are adequate public facilities available to serve t6ze proposal.
rINDING
All public facilities are adequate and or available to serve the site.
15
TIGARD COVENANT CHURCH
PARTITION APPLICATION
3.All proposed improvements meet City and crpplicable a�ency standard.s; and
FINDING
No new development is proposed on either parcel at this time. The applicant has requested that
public improvements be conditioned to be constructed with future development. At the time of
future development review all improvements will be designed to meet City and all other
applicable agency standards. The future improvements would be reviewed by the City of Tigard
and other applicable agencies to ensure compliance with this criteria.
4. All proposed lots conform to the specific requirements below.(a-h)
a. The minimirm lot width of the bitilding envelnpe area shall meet the lot requirement of the applicc�ble
zoning district.
FINDING
Based on Table 18.510.2 found with the City of Tigard Community development code there is
not a minimum lot width requirement in the R-25 zone, therefore this criteria is not applicable to
this application.
b. The lot aren shall be as reyuired by the applicable zoning district. In the case of a flag lot, the
accessway may not be included in the!ot area.
FINDING
The R-25 zone lot area requirement depends on the type of development. The minimum area in
the R-25 zone for residential development is between 1,480-6,100 square feet. The minimum lot
size requirement for the Tigard Covenant Church site is 20,000 square feet. Both parcels will be
over 2 acres in size. Minimum lot area requirements are met by both parcels. A flag lot will not
be created as a result of this application. Therefore, this criteria is met.
c. Each lot created throzrgh the partition process shall front a pzrblic right of way at least 1 S feet or have
a legally recorded minimzrm 1 S foot wide nccess easement.
FINDING
Parcel 1 will have 400+ feet of frontage along SW Naeve Street and 335 feet along SW Pacific
Highway Parcel 2 will have 228 feet of frontage along SW Pacific Highway. Both parcels
exceed the frontage requirement.
d.. Setbacks shall be as required by the applicable zoning district.
FINDING
Setbacks depend on the type of development. The existing church will remain on Parcel 1 meets
16
TIGARD COVENANT CHURCH
PARTITION APPLICATION
all setback requirements for an Institutional Use. Parcel 2 will be created as vacant land. At the
time of future development review on either parcel setbacks can and will be reviewed to ensure
compliance with this criteria.
e. When the partitioned lot is a,la�,= (ot, the developer muy determine the location of the front yarc�
provided that no side yurd is less than 10 feet. Struciures shall generally be located so as to maximi�rn
separation,from existing structures.
FINDING
A flag lot will not be created as a result of this application. Therefore, this criteria is not
applicable to this application.
f. A screen shall be provided along the property line of a lot of record where the paved drive in an
accessway is located within ]0 feet of abutting lot in accordance with Sections 18.745.050. Screening
may also be required to maintain privacy for abutting lots and to provide usuable outdoor recreation
ar•eas for proposed development.
FINDING
The existing accessway is setback over 170 feet from the Arbor Heights developinent.
No additional screening is required.
g. Tlre frre di.rtrict may reytiire the installation of a fire hydrant where the length of an accessway woz�ld
have a detrimental effect on fire-fi�hting cnpabilities.
FINDING
The existing internal accessway currently meets fire district standards. The TVF&R Fire District
Reviewed and approved final construction plans for phase 1. At the time of any future
development the TVF&R Fire District will have the chance to review and comment prior to any
future development.
h. Where a common drive is to be provided to serve more than one lot, a reciprocal easement which will
ensure access and muintenance rights shall be recorded with the approved partition mup.
FINDING
A reciprocal easement will be recorded with the final plat to ensure access and maintenance
rights for both parcels.
6. Where landfill and/or development is allowed within or adjacent to the one-hundred-year,loodplain,
17
rl'IGARD COVENANT CHURCH
PARTITION APPLICATION
the City shall reqarire consideration of the dedication of sarfficient open land area for greenway....
FINDING
The Tigard Covenant Church partition site is not within or adjacent to a floodplain and, as a
consequence, no dedications are required for a greenway adjoining or within the floodplain.
Therefore, the criterion is met.
A.7. An applicntion for a vnriance 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.
FINDING
No variances or adjustments are requested with this application.
18.420.060 Final Plat Submitta!Reqttirements
A. Submittnl. All final plats for partitions shall be accompanied by three copies of the partition plat
prepared by a land sirrveyor or engineer licensed to practice in Oregon, and necessnry data or narrative.
The final plut shall incorporate any conditions of crpproval fiy the director as part of the preliminnry plat
approval.
B. Standards. The purtition plat and narrative shal!be drawn to the minimirm standards set forth by the
Oregon Revised Statutes (ORS 92.05) nnd by Washington Cotmty, as described in det�il by informntion
provided by the Director at the time of application.
FINDING
The final partition plat will be prepared by a licensed land surveyor from the state of Oregon.
The final plat will incorporate all conditions of approval set forth as part of the preliminary plat
approval. At the time the final plat is submitted to the City of Tigard for review three copies of
the Partition Plat will be submitted and drawn to the minimum standards as outlined above in this
section.
Chapter 18.51 D
RESIDENTIAL ZONING DISTRICTS
18.510.010 Pt�rpose
A. Presen�e neighborhood livability. One of the major purposes of the regulations governing
development in residential zoning districts is to protect the livability of existing and firture residential
neighborhood.s, by encouraging primarily residential deve(npment with compatible non-residentia!
development -- schools, churches, parks and recreation facilities, day care centers, neighborhood
18
TIGARD COVENANT CHURCH
PARTIT[ON APPLICATION
commercia!uses and other services--at uppro�riate locations and at an appropriate scale.
B. EncournQe construction of affordable housinQ. Another purpose of these regulations is to create the
e�zvironment in which construction of a full range of nwner-occupied und rentu!housing ut affordable
prices is encouraged. This can be accomplished by providing residentia!zoning districts of varying
densities and developing flexible design and develo�ment standards to encouruge innovation and
reduce housing costs.
18.510.020 List of Zoning Districts
D. R-25: Medium HiQ/i-Density Residentia[ DistricL Tlre R-25 zoning district is designed to
accomrnodate e.risti�z�� hoirsing of all types and new attached single family and multi family housing
units wit{t a reqzrired minimum lot size oJ� 1,480 square feet. A limited amount of neighborhood
commercial uses are permitted outright and a wide range of civic and institutional uses are permitted
conditionally.
FINDING
The Applicant is proposing to partition the 5.31-acre site into two (2) large parcels. The zoning
of the entire Tigard Covenant church site is R-25. No development is proposed on either parcel
at this time. The type of development and use that could occur on Parcel 2 has not yet been
determined and will be reviewed through a separate land use review process if and when it
occurs. Parcel 2 will be greater than 2 acres in size. The Tigard Covenant Church obtained a
conditional use permit through a previous land use review. Therefore, the criterion is met.
18.510.030 Uses
A. Tvpes o zsses. For the purposes of this chapter, there are four kinds of use:
1. A permrtted (P) use is a use which is permitted outright, but subject to all of the applicable
provisions of this title. If n use is not /isted as a permitted use, it may be held to be a similar
unlisted used under the provislons of Chapter 18.230;
2. A restricted(R) use is permitted outright providing it is in comJ�liance with specia!reqzrirements,
exceptivns or restrictions;
3. A conditionu! use (C) is u 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 similar 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.
B. U.se table. A list of permitted, limited, conditiona!and prohibited uses in residentiul zones is presented
in Table 18.51 D.1.
FINDING
The Tigard Covenant Church is a Religious Institutional use permitted conditionally in the R-25
zone. A Conditional Use permit was previously approved for the Tigard Covenant Church by
19
TIGARD COVENANT CHURCH
PARTITION APPLICATfON
Final Order No. 96-02. No new development is proposed on either parcel. The type of use or
development on parcel 2 will be reviewed upon future development. Therefore, this criterion is
met.
18.510.040 Minimum and Mcr.ri»rum Densities
A. Purpose. The parrpose of this section is to estahlish minimum and mcrximarm densities in each
residenlial zoning district. To ensarre the quality and density of development envisionecl, the
maximum densiry establishes the ceiling for development in each zoning district based on minimarm
lot size. To ensure that property develops at or near the density envisioned for the zone, the minimtrm
density for each zoning district has been estafilished at 80%of maximtrm density.
B. Calculating minimtrm and maxima�m densities. The calculation of minima�m and ma,rimums densities
is governed by the formzrlas in Chapter 18.715, Density Computations.
FINDING
Minimum and maximum densities will be met when and if future development occurs on Parcel
2. Parcel 1 will retain the existing church and associated facilities and as a result will not be
developed for residential. Therefore, this criterion is met.
C. Adiarstments. Applicants may request an adjustment when, because nf the size of the site or other
constraint, it is not possible to accommodate the proportional minimum density as reqatired by
Section 18.715020C and stil! comply with all of the development standard.s in the irnderlying zonin�
district, as contained in Table 18.510.2 below. Such an adjustment may be granted fiy means of a
Type I procedarre, as governed by Chnpter 18.390, using approval criteria in Section 18.370.020.C.2.
FINDING
The applicant is not proposing to subdivide the property to minimum or maximum densities no
adjustments to density can be requested at this time and, as a consequence, this section of the
code does not apply to this particular land use review.
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 standard.s and requirements contained in this title.
B. Development Standards. Development standards in residentia! zoning districts are contained in
Table 18.510.2.
20
TIGARD COVENANT CHURCH
PARTITION APPLICATION
TABLE 18.510.2
DEVELOPMENT STANDARDS IN RESIDENTIAL ZONES
STANDARD RellglOUS R-25 MF R-25 SF parcel l PQYCCI 2
/nstitutions DU DU
Minrrnum Lo1 Si�e
-���-r�,��h��u,�rr i,a�YO .eN:/L 3.050 sy.ft. 132,587 97,886
-A!!uc•hed Unit.s 1,4RO.sy.J'1. s t.
9•./� sq.ft.
-Duplezes 6,1 DO ur
-Keligiuu.s In.stitutrons=10,000 S.F. �.�pp,�•y.�j. 3,050.ey.ft.
per unil
Ar��rngc Minimwn Lot Widih Sczme a,c
R-25 None Nune NA NA
Mcarimum Lot Coveruge(Includes nll RO%, NO% ¢�% Q�
rvnpernrous areus)
(VACANT�
Mrnimum Selhacks
-Fr•unr yard 25 20 Jt. I S Jr. 1 pp ft (VACANT�
-Side fucrng.rtreel nn 16 ft
cnrner&thraugh!o!s 20 fl. 20 jf. 10 f1. west side
-Side y�ard 10 f1. !O ft. _S ft./1} 68 ft.
20Jr. 20_/t. IS jr. easl srde
-Reur yard 119 ft.
3oJr. 3oJr.
-Drsiunce beh+�een prupertv line
und fi�unl ofguruge 20 f1. 20 ft.
NA
Ma�imum Heighl 45 Jl. 45 f1. Less fhan 45 (VACANTJ
fr.
Mrnirnum Lundecape Reyur�•emen! 103„ 10% 30"/0 -
�IJ Except this shal!not apply to attached units on tf�e lot line nn wlrich the units nre nt�ached.
�2J Lot coveruge includes all bui/dings and impervious surface.s.
*Parce!1 is a Religious Institution that reguires n difjerent minirnum lot size and setback reguirements. These
requirements are jound in section ]8.330.OSO.B.9und are identiJied in t{re ubove table.
*Setback.s wi/l be reviewed for comp/iance at the tirne of future development on Purce!2.
FINDING
Both of the parcels meet the minimum development standards as shown in the table above. The
smallest parcel that will be created is greater than 2 acres in size. The existing church and
associated development on Parcel 1 meets all required setbacks, lot coverage, landscaping and
height requirements as shown in the table above. At this time no development is proposed on
either parcel. At the time of future development on either parcel all of the above requirements
will again need to be reviewed by the City through a future land use review process. Therefore,
the criterion is met.
21
TIGARD COVENANT CHURCH
PARTITION APPLICATION
18.510.060 Accessory Structures
A. Permitted uses. Accessory structLrres are permitted by right in all residential zones subject to the
following:
1. Dimensioncrl reguirements:
a. On sites containing less than 2.5 acres, an accessory structtrre may nnt exceed 528 syttare
feet. On sites 2.S acres or larger, an accessory structure may not exceed 1,000 sqz�are feet;
b. An accessory strt�cture may not exceed I S feet in height;
c. In no case shal/ the primary structi�re and accessory structure(s) exceed the maximum lot
coverage allowed in the bnse zone;
d. An accessory structtrre may not be located within the front yard setback;
e. An accessory structure mzrst maintcrin a minimtrm side and rear yard setback of five feet;
2. Non-dimensional requirements:
a. No accessory strzrcture shall encroach upon or interfere with the use of any adjoining
property or ptrblic right-of-way inchrding but not limited to streets> alleys and public and
private ea.sements;
b. An accessory structure shall comply with all of the reqtrirements of the Uniform Building
Code. All accessory stra�ctirres except those less than 120 sqtrare feet in size reguire a
building permit;
c. An accessory structure which is non-conforming is strbject to the provisions of Chapter
18.760, Non-Conforming Sitt.rations, when an alternation, expansion or reconstruction is
requested;
d. The erection of television �eceiving dishes on the roof of a strt�cture is not permitted in nny
residential znne.
3. All freestanding and detached towers, antennas, wind-generuting devices and TV receiving
dishes, excent as otherwise regarlated by Wireless Communication Facilities (Chapter 18.798),
shall have sethacks eyual to or greater than the height �f the proposed structure. Suitable
pr-otective anti-climb fencing and a landscaped planting screen, in accordance with Chapter
18.745, Landscaping and Screening, shall be provided and maintained nrotrnd these structures
and accessory uttachments.
FINDING
The Applicant is not proposing to build accessory structures as part of this partition application.
Compliance will be reviewed through the standard building permit process for any future
development on Parcel 1 or 2 for an accessory structure.
22
TIGARD COVENANT CHURCH
PARTITION APPLICATION
Chapter 18.705
ACCESS, EGRESS, AND CIRCULATION
18.705.010 Purpose
A. Purpose. The purpose of this chupter is to estublish standards and regulations for safe and efficient
vehicle access and egress on a site and for general circa�lation within Ihe site.
18.705.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including tlie
corzstruction of rzew structures, the remodelinQ of existing structures (see Section 18.360.050), and to
a change oruse 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
lhe use to w{�ich the lot or building is put, thereby increasing uccess and egress requirements, it is
unlawful and is a violalion of this title to begin or maintain such altered use until the provisions of
tlris chapter have been met if required or until the uppropriate upprova/authoriry has approved the
chunge.
C. When site design review is not reyuired. Where the provisions of Chapter 18.360, Site Development
Review, do not apply, the Director shal! approve, approve with conditions, or deny an uccess plan
submitted trnder the provisions of this cliupter in conjunction with another permit vr land use action.
D. Conflict with subdivision requirements. The requirements and standards of this chapter shall not
app/y where they conflict with the subdivision rules and standurds of this title.
FINDING
At this time no development is proposed on Parcel 1 or 2. A change of use is not requested and a
Site Design Review is not required with this application. The existing internal accessway
serving the various parking areas onsite was constructed during phase I to accommodate
emergency vehicles that may need to access the site continues to meet the standards set forth by
the TVF&R fire department.
18.705.030 General Provisions
A. Continuing obligution or propertv owner. The provisions and maintenance of access and egress
stipulated in tlris title are continuing requirements for the use or uny structure or parcel oj real
property in the City.
B. Access plan reguirements. No building or other permit sha!! be issued until scaled plans are
presented and approved as provided by this chapter that show how access, egress and circulation
reguirements are to be firlfilled. The applicant shall submit a site p/an. The Director shall provide
the applicant with detailed information about this submission requirement.
23
�
TIGARD COVENANT CHURCH
PARTITfON APPLICATION
C. Joint access. Owners of two or more uses, st►-ircttrres, or parcels of land may agree to zrtilize jointly
the same access and egress when the combined access and egress of both zrses, strzrctures, or parcels
of lund satisfies the com6ined requirements as designated in this title,provided:
1. Sntisrnctory lega! evidence shal! 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_frle with the Ciry.
FINDING
Currently, access is provided to the Tigard Covenant church site via SW Naeve Street a public
street. A 24 foot wide ingress, egress and utility easement will be created across Parcel 1 to serve
Parcel 2. The proposed easement is shown on the preliminary partition plat and follows the
existing traveled access way that maintains a 20-24 foot width throughout the entire site.
The Tigard Covenant church will be responsible for the continued maintenance within the site
until Parcel 2 is sold. A maintenance agreement detailing rights and responsibilities for both
parcels will be recorded with the final partition plat to ensure equal rights for both parcels and to
ensure the requirements of this section are met.
D. Public street access. Al! vehictdar access und egress ns required in Sections 18.705.030H and
18.705.030I shall connect directly with a public or private street approved by the City for pt�blic use and
shull be muintained ut the required stundurds on u continuous busis.
E. Curb cuts. Curb cuts shall be in accordance with Section 18.810.030N.
F. Reqtrired walkway location. On-site pedestrian walkways shall comply with the following standard.s:
1. Walkways shall extend from the grozrnd floor entrances or from the ground floor landing of
stairs, ramps, or elevators of all commercial, institutional, und indtistrial uses, to the streets
which provide the reyuired access and egress. Walkways shall provide convenient connections
beriveen buildings in multi-building commercial, institutional, und indtrstrial complexes. Unless
impractical, walkways shall be constrarcted between new and existing developments and
neighboring developments;
2. Within al!attached hoirsing (except two-family dwellings) and multi family developments, each
residential dwelfing shall be connected by walkway to the vehicular parking area, and common
open space and recreation facilities;
3. Wherever required wa/kways cross vehicle access driveways or parking lots, such crossings
shall fie de,signed and located for pedestrian safety. Reguired walkways shall be physically
separated from motor vehicle traffic and parking by either a minima{m 6-inch vertical separation
(curbed) or a minimum 3 foot horizontal separation, except that pedestrian crossings of traffic
aisles are permitted for distances no greater than 3G feet if appropriate landscaping, pavement
markings, or contrasting pavement muterials are used. Walkways shall be a minimum of fotrr
feet in width, exclzrsive of vehicle overhangs and obstrzrctions such as mailboxes, benches,
bicycle racks, and sign posts, and shull be in compliance with ADA standard.s;
24
TIGARD COVENANT CHURCH
PARTITION APPLICATION
4. Required walkways shull be l�aved with hard surfaced materials such ns concrete, asphalt,
stone, brick, etc. Walkways muy be required to be lighted and/or signed as needed for safery
purposes. Soft-surfaced public use pathways may be provided only if such puthways ure
provided in addition to reyuired pathways.
FINDING
The Tigard Covenant church site adjoins SW Naeve Street a local public neighborhood street,
which provides direct access and egress opportunities for both parcels. Curbs cuts have already
been constructed onto SW Naeve Street. No additional curb cuts are anticipated with this
application. Internal onsite pedestrian walkways were reviewed and approved by the City of
Tigard at the time it was constructed. The interior walkways extend from the main entrance and
connect directly to SW Naeve Street. These standards are met at this time and will need to be
reviewed for compliance at the time of future development on either parcel.
C. Inadequate or hazardous access.
1. Applications for building permits shall be referred to the Commission for review when, in the
opinion of the Director, the access proposed:
a. Would cause or increase existing hazardous traffic conditions; or
b. Would��rovide inucleyuute uccess for emergenc•y vehicle�; or
c. Would in uny other way cause huzardous conditions to exist which would constitute a clear
and present dunger to the public health, safety, and general welfare.
l. Direct individual access to arteria! or collector streets from single-family dwel/ings and dup/ex
lots shall be discour•aged. Direct access to collector or arterial streets shull be considered on/y
if there is no practical alternative way to access the site. If direct access is permitted by the City,
t{ae applicant wiU be reyuired 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 tl�e 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 hackward
movement or other maneuvering of a vehicle within a street, other than an alley. Single family
and duplex dwellings are exempt from this requirement.
FINDING
Direct access is provided to the Tigard Covenant Church site via SW Naeve Street. Members of
the church as well residents from any future development on Parcel 2 would ingress and egress
the site from the existing 40 foot wide accessway onto SW Naeve Street.
Both parcels will have direct access to a public neighborhood street. The existing access for both
parcels should not cause any new hazardous traffic conditions and will not cause a clear or
present danger to the public health, safety and general welfare of the general public. The current
25
�
TIGARD COVENANT CHURCH
PARTIT[ON APPLICATION
access is adequate for emergency vehicle access. Neither parcel would have direct access onto a
collector or arterial road, no direct access is requested onto a collector or arterial road with this
application. Therefore, the criterion is met.
K Access Munagement
1. An access report shall be sarbmitted with all new development proposals which verifies design of
driveways and streets nre scfe by meeting adegunte stacking needs, sight distance cmd
deceleration stnndard.s as set by ODOT, Washington County, the City nnd AASHTO(depending
on jurisdiction offacility.)
FINDING
No new access or development is proposed. An access report should not be required for an
existing access onto a local street with no new development. Traftic will not be increased as a
result of this application. Therefore, this criterion is not applicable to this application.
2. DYiveways shall not be permitted to be placed in tiae influence area of collector or�r�-terial street
intersections. Inflarence ureu of intersections is thut urea where qa{ea�es of trurfic cummonly f�rm
on approach to an interseclion. The minimum driveway setback from a collector or arterial
street intersection shall be 1 SD feet, measured from the right-of-way line of the intersecting street
to the throut of the proposed driveway. The setback may be greater dependin�irpon the influence
area, as determined from City Engineer review of a traff c impact report submitted by the
upplicant's trcr�c en�rineer. In a case where a project has less than I SO feet of street frontnge,
the applicnnt mtrst explore any option for shared access with the adjacent parcel. If shared
access is not possible or practicnl, the driveway shall be placed as far from the intersection as
possible.
FINDING
No new driveways will be created as a result of this application. The existing access drive into
the Tigard church from SW Naeve Street will be utilized and is set back over 200 feet from the
intersection of SW Pacific Highway and over 200 feet from SW Royalty Parkway. The safest
point of access to the Tigard church site exists and was reviewed and approved by the City prior
to construction of the Tigard Covenant church. Therefore, the criterion has been met.
3. The minimum spacing of driveways and streets along a collector shal!be 200,feet. The
minimum spacing of driveways nnd streets along an arterial shall be 600 feet.
4. The minimirm spacing qf local streets along a local street shall be 125 feet.
FINDING
The parcels will not have direct access onto a collector or arterial street. No new local streets will
26
TIGARD COVENANT CHURCH
PARTITION APPLICATION
be created to access local streets as a result of this application and, as a consequence, the
requirements of this section of the Code do not apply to this land use review.
L Minimum access reyuirements.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 less than as
provided in Table 18.705.1 and Table 18.705.2;
TABLE I8.705.2
VEHICULAR ACCESS/EGRESS REQUIREMENTS:
MULTI-FAMILY RESIDENTIAL USE
Dwelling Units Minintum Number of Miniirrum Access Mininrun:Paven:ent
Driveways Required Required Sidewalks,Ete.
1-2 1 IS' 10'
3-19 1 30' 24' if two-way, I S'
if one-way: Curbs and
5'wa[kway required
20-49 1 30' 24'if two-way
or
Z 30' 1 S'if one-way: Curbs
and 5'walkway
re uired
50-100 2 30' 24' Curbs and 5'
walkway required
FINDING
Per Table 18.705.2 above, the Development Code requires a 24 foot wide vehicular lane width
for two way traffic for multi family residential developments. The existing Tigard Covenant
Church site improvements have internal vehicle circulation lanes that vary in width between 20-
24 feet. To ensure and allow proper adequate access per Table 18.705.2 to Parcel 2, a 24 foot
wide ingress egress and utility easement will be created across Parcel 1 to serve Parcel 2. The
easement is shown on sheet 3 of the preliminary partition plat, and follows the existing access
way that currently serves the parking areas on the southwest portion of the Tigard Covenant
Church site.
It is the Church's intention to leave Parcel 2 in an undisturbed state until future development
occurs on either Parcel. The applicant is aware that the existing internal accessway will need to
be modified in order to comply with table 18.705.2 above if and when future development occurs
on either Parcel. At this time there are no plans as to the "type" of development that could occur
27
'1'IGARD COVENANT CHURCH
PARTITION APPLICATION
on Parcel 2. There are no plans for added development on Parcel 1. For these reasons the
applicant should not be conditioned to make modifications to the existing internal accessway
until development is proposed on either Parcel. Since there is not any building activity planned
at this time on either Parcel, it is requested that the improvements that may be necessary to the
existing internal accessway be conditioned to be improved upon future development of either
parcel when the extent of development is known by the Tigard Covenant Church, their
successors or assigns.
The Tigard Covenant Church will be responsible for the improvements to the existing internal
accessway on Parcel 1 at the time of future development on either parcel. A recorded deed
restriction, or a note on the final partition plat could be added as a Condition of Approval by the
City that iinposes the Tigard Covenant Church to be the primary party responsible for the
modifications to the accessway on Parcel 1. Either option that the City chooses would ensure
that internal improvements on Parcel 1 are constructed by the church at the time of future
development on either parcel. Detailed plans for the modification to the internal accessway on
Parcel 1 will be submitted for review and designed to City standards at the time of future
development of either parcel and final construction plan submittal.
2, vehicular access to multi family structtrres shall be brought to within SO feet of the ground�loor
entrance nr the groamd floor landing of a stairway, ramp, or elevator leading to the dwelling
irnits;
FINDING
The Applicant is not proposing to build multi-family structures on the site and, as a consequence,
the requirements of this section of the Code do not apply to this land use review.
3. Private residentia! access drives shal[ be provided and maintained in accordance with the
provisinns of the Uniform Fire Code;
FINDING
The Applicant is not proposing to build any new private drives and, as a consequence, the
requirements of this section of the Development Code do not apply to this land use review.
4. Access drives in excess of 150 feet in length shull be provided with approved provisions fc�r the
turning arotrnd of fire appnrahrs by one of the following:
a. A circirlar, paved strrface having a minimtrm turn radius measured from center point to
outside edge of 35 feet;
28
TIGARD COVENANT CHURCH
PARTITION APPLICAT[ON
b. A hammerhead-configurec� paved surface with each leg of the hummerhead having a
minimum depth of 40 feet nnd a minimum width of 20 feet;.
c. The maximtrm cross slope of a reyuired tzirnaround is S%.
FINDING
With no new development proposed at this time the existing internal access drive currently meets
the standards of this section. Therefore, this criteria is met.
S. Vehicle turnouts, (providing a minimum total driveway width of 24 feet for a distance of at least
30 feet), rnay be requir•ed so as to reduce the need for excessive vehicular backing motions in
situations where two vehicles traveling in opposite directions meet on driveways in excess of 200
feet in length;
FINDING
The applicant is not proposing to build any new driveways in excess of 200 feet. Therefore, the
criterion is not applicable to this application.
6. Where permitted, minimum width for driveway upproaches to arterials or collector streets shall
be no less than 20 feet so as to avvid traffic turning from the street having to wait for traffic
exiting the site.
FINDING
No direct access onto a collector or arterial will be created as a result of this partition and, as a
consequence, the requirements of this section of the Code do not apply to this land use review.
J. Minimtnn access requirements for commercial and industrial use.
1. Vehicle access, egress and circulation for commercial and industrial use shall not be less than
21 as provided in Table 18J05.3;
FINDING
There are no commercial or industrial uses that will occur on the site and, as a consequence, the
requirements of this section of the Code do not apply to this land use review.
K One-way vehicular access points. Where a proposed parking facility indicates on/y one-way traffc
,Jlow on tlae site, it s{zcrll be accommodated by a specific driveway serving the facility; the er7trance
drive shal!be situated closest to oncoming traffic and the exit drive shall be situated farthest from
oncoming traffic.
29
TIGARD COVENANT CHURCH
PARTITION APPLICATION
FINDING
No new parking facilities or new development is proposed at this time and, as a consequence, the
requirements of this section of the Code do not apply to this particular land use review.
Chapter 18.71 S
DENSITY COMPUTATIDNS
18.71 S.O10 Purpose
A. Pur ose. Tlre purpose of this chapter is to implement !he comprehensive plan by establishing the
cr-iteria for determining the number of dwelling units permitted.
18.715.020 Densiry Calculation
A. Definition of net development area. Net development area, in acres, s{iall be determined by
strbtractin� the following land area(s)from the gross acres, which is all of the land inchrded in the
legal description of the property to be developed.•
1. All sensitive lnnd areas:
a. Land witlrin the 100 year floodplain;
fi. Land or slopes exceeding 25%;
c. Drainage ways; and
d. Wetlands.
2. All land dedicated to the public for park pitrposes;
3. All land dedicated for public riglits-of-way. When uctual information is not crvnilable, the
following f'ormulas may be used:
a. Single family development: allocate 20%of gross acreage;
b. Multi family development:allocate I S%of gross acreage.
4. All land proposed for private streets; and
S. A lot of�nt least the size reqa�ired by the applicable base zoning district, if�an existing dwelling is
to remain on the site.
B. Calculating maximum number of residential units. To calculate the maximum numher of residential
arnits per net acre, divide the na�mber of square feet in the net acres by the minima�m number of sqtrare
feet reqarired for each lot in the applicable zoning district.
C. Calculating minimi�m number ol�residentia[ irnits. As required by Section 18.510.040, the minima�m
nzrmber of reside»tiul zrnits per net acre shu!! be calcirluted hy mtrltiplying the ma,rimum number of
arnits determined in Subsection B above by 80%(0.8).
FINDING
The net developable area is determined by subtracting the following uses from the total site area;
30
'� _.iARD COVENANT CHUR�.rI
PARTITION APPLICATION
existing development to remain, sensitive land areas, land dedicated to public parks, land
dedicated for public right-of-way, land dedicated for private streets and any lot created for an
existing dwelling. Of the total Tigard Covenant Church site area, the following acreages will be
subtracted to determine the developable acreage: existing development Parcel 1 is proposed to be
3.04 acres (including a future parking area), 0 acres for new public streets, 0.03 acres for right of
way dedication along SW Naeve Street, 0.0 acres of right of way dedication to Highway 99 and
.23 acres of land with a slope greater than 25% on Parcel 2. Based on the above totals the net
developable area of Parcel 2 is 2.04 acres.
Depending on the type of development that could occur on Parcel 2 the ininimurn lot size in the
R-25 zone is 1,480-6,100 square feet. Based on a minimum lot size requirement of 1,480 square
feet and 2.04 net developable acres on Parcel 2, the minimum and maximum density requirement
upon future development is 48 and 60 units respectively. Based upon a minimum lot size
requirement of 6,100 square feet the minimum and maximum densities allowed upon future
development on Parcel 2 are 11 and 1 S units respectively. Parcel 2 will be vacant land and is
being created so that the title can be conveyed to the Covenant church hierarchy to complete an
internal church agreement and provide collateral to cover an existing loan to the Tigard Covenant
church. It is uncertain at the time of writing this narrative as to the type of development if any
that will occur on Parcel 2. In any event the minimum density will be shown to be met if and
when development occurs on Parcel 2. Density will be reviewed for compliance upon a future
development review upon Parcel 2.
Parcel 1 is being created to retain the existing church structure, associated parking areas and has
been sized to accommodate the future parking needs of the church when and if a future addition
is constructed, however no building activity is proposed at this time.
18.715.030 Residential Density Transfer
A. Rules governing residentia!densitv transfer. The units per acre ca/culated by subtracting land areus
listed in Section 18.715.020 A. 1 a - c from the gross acres may be transferred to the remuining
buildable land areas subject to the following limitations:
1. The number of units which can be transferred is limited to the number of units which would have
been allowed on 25 percent of the unbuildable area if not for these regulations; and
2. The total number of units per site does not exceed 125 percent of the maxirnum number of units
per gross acre permitted for the applicable comprehensive plan designation.
B. Additionnl rules governing residential densitv transTer. Units per ucre calct�lated by st�btracting land
areas listed in Section 18JI5.030 A. Id.from the gross acres may be transferred to the remaining
buildable land ureas on land zoned R-12, R-25, and R-40 subject to the following limitations:
1. T�7e number of units which can be transferred is limited to t{ae number of units which would have
been allowed on the wetland area, if not for these regulations;
31
11�ARD COVENANT CHUR�,rI
PARTITION APPLICATION
2. The total number of units per site does not exceed the mcrximum nzrmber of zrnits per gross acre
permitted for the applicable comprehensive plan designation.
C. Underlying development standards. All density transfer development proposals shall comply with the
development standards of the applicable underlying zoning district unless developed under the
provisions of Chapter 18.440, Planned Development.
FINDING
The Applicant is not proposing a density transfer and, as a consequence, the requirements of this
section of the Code do not apply to this land use review.
Chapter 18.745
LANDSCAPING AND SCREENING
18.745.010 Purpose
A. Parrpose. The purpose of this chapter is to estubli.sh standards for landscaping, buffering, and
screening of land irse within Tigard in ordef- to enhance the aesthetic environmental qirality of tlze
City:
1. By protecting existing street trees and reguiring the planting of street trees in new developments;
2. By using plant materials as a arn�ing element;
3. By arsing planting materials to define spaces and articulate tlie uses of specific areas; and
4. By using trees and other landscaping materials to mitigate the effects of the sun, wind, noise and
lack of privacy by the provision of ba ffering and screening.
18.745.020 Applicabiliry
A. �plicabilitv. Theprovisions of this chapter shall apply to all development including the constrtrction
of new structures, remodeling of existing structtrres where the landscaping is nonconforming(Section
18.760.040C), and to a change of use which reszrlts in the need for increased on-site parking or
loading requirements or which changes the access requirements.
B. When site development review does not npply. Where the provisions of Chapter 18.360, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or deny a
plan submitted under the provisions of this chapter by means of a Type I procedure, us governed by
Section 18.390.030, using the applicable standards in this chapter.
C. Site plan requirements. The applicant shall submit a site plan. The Director shall provide the
applicant with detailed information about this submission requirement.
FINDING
Prior to construction of the Tigard Covenant Church site the Landscaping and Screening
requirements were met. The Applicant is not proposing any new development on either parcel at
32
1 �`iARD COVENANT CHUR�,rI
PARTITION APPLICATION
this time and, as a consequence, the provisions of this chapter of the Code are not applicable to
this particular land use review. Street trees were planted along SW Nave Street at the time the
Tigard Covenant Church site was developed.
Street trees will be planted along highway 99. In order to insure that tree locations do not
conflict with future improvements and ensure the trees will not be damaged in the construction
process, the Applicant reque5ts that the planting of the street trees be deferred until final
construction plans are submitted. Street tree locations can be confirmed at the time of the
building permit review and all street trees would have to be installed before a certificate of
occupancy or final building permits are issued.
If and when Parcel 2 is developed detailed landscape plans will be required to be submitted
during tlie PD review process. Details of the exact locations, type and species of trees and other
plantings will be subinitted at the time of future building permits. It is anticipated that all of the
existing trees on site will be retained with this application due to the fact that all public
improvements are proposed to be deferred until future development. It will be necessary to
remove a few trees along SW Pacific Highway to construct future half street improvements and
as shown on the tree assessment the trees along SW Pacific Highway that would need to be
removed are all in very poor health and less than 12 inches in diameter.
A tree mitigation plan has not becn included with this application because no tree removal is
proposed. A tree mitigation plan will be submitted for review and approval at the time of future
development review. No open space is proposed with this application. The Tigard Covenant
church has existing landscaping that meets the requirements of this section. No additional
landscaping should be required as a result of this application. Therefore, the criterion can or will
be met.
18.745.030 General Provisio�ts
A. ObliXation to maintain. Unless othenvise provided by tlte lease agreernent, the owner, tenant and his
agent, if any, shall be joint/y and severally responsible for tlie maintenance of all landscaping and
screenin� which shal( be mai�ztuined in good condition sv as to present u ltea/thy, neat and ordeYly
appearance, shull be replaced or repaired as necessary, und shull be kept free f�om refuse and
debris.
B. Pra�ning reyuiYC�d All p(ant growth in landscaped areas of developments shall be controlled by
prunin�, ri�imming or otherwise so that:
L It wi!!not interfere with the maintenance or repair qf any public utiliry;
2. It will not restrict pedestrian or vehicu(ar access; and
3. It will not constitute a traffic hazard because of reduced visibility.
C. In,stallation reqzeirements. The installntion of all lundscaping shull be crs follows:
1. All land.scaping shall be instadled accvrdirzg to accepted planting procedures;
2. Tlte plant materials shall be of high grade, crnd s{rall meet the size and grading standards nf the
American Standard.s for Nurherg Stock(AN51 Z60, I-1986, und any ft�tt�re revisions); and
33
'1 ��ARD COVENANT CHUR�,rI
PARTITION APPLICATION
3. Land.scaping shnl!be installed in accordunce with the provisions of this title.
D. Certi�cate of� Occarpanc� Certificates of occlrpancy shall not be issued unless the landscaping
requirements hcrve been met or other arrangements have been made and approved by the City such as
the posting o�a bond.
FINDING
The Tigard Covenant Church has maintained all of the existing landscaping and trees as required
and will continue to do so in the future. If Parcel 2 is developed it will be the responsibility of
future homeowners to maintain trees on Parcel 2. Therefore, the criterion is met.
E. Protection of existing vegetation. Existing vegetation on a site shall be protected as mtrch as possible:
1. The developer shall provide methods fc�r !he protection of existing vegetation to remairz dtrring
the construction process; und
2. The plants to be saved shall be noted on the lcrndscape plans (e.g., areas not to be distzrrbed can
be fenced, as in snow fencing which cun be placed aroarnd individtral trees).
FINDING
There will be no vegetation removed as a result of this application. A certified arborist has
prepared a tree inventory for the Tigard Covenant Church site which has been included with this
application. Please refer to the tree inventory map and tree assessment. Therefore, the criterion
is met.
F. Care o land.scnping alongnublic rights-nf�wa�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
public.
FINDING
As required by the Code, individual property owners of future lots on Parcel 2 if developed will
be responsible for the maintenance and care of street trees and landscaping in the public right-of-
way that abuts each lot. The Tigard Covenant church has implemented the appropriate methods
such as irrigation, pruning and general maintenance to maintain the street trees and landscaping
that exists along SW Naeve Street and will continue to do so. The same measures will be
implemented along Highway 99 when street trees are planted to ensure that they survive and
remain in a healthy condition. Therefore, the criterion is met.
34
1 �.iARD COVENANT CHUR�.,rI
PARTITION APPLICATION
G. Conditions o�pprova! of existing vegetation. The review procedures and stundard.s for required
laf�d.scapin� crnd screening shal! be specified in the conditions of approvul durinK development
review and in no instance shal!be less tfaan that reyuired for conventiona!develvpment.
FINDING
The Applicant understands this requirement and is willing to meet all reasonable conditions of
approval applied to the project that relate to landscaping and screening. Therefore, the criterion is
met.
H. Height restrictions abutti�i�pt�b/ic ri�of-wa� No trees, shrubs or plantings more lhcrn 18 inches
in height shall be plafzted in the public right-of-way abutting roadways having no established curb
and gutter.
FINDING
The Applicant will follow the requirements of this section of the Code when developing future
landscape plans for the site. Therefore, the criterion is met.
18.745.040 Street Trees
A. Protection of existing vegetation. All development projects fi-onting on a public street, ��rivate street
or a private drivewcry more than 100 feet in ler�gth approved after the adoption of tlris title shall be
required to plant street trees in accordance with the stundurds irt Section 18.745.040 C.
B. Street tree plantin� lrst• Certain trees can severely damage utilities, streets and sidewc�lks or can
cause per.sonal injury. Approval of any planting list shall be subject to review by the Director.
C. Size and spacing o/'street Irees.
1. Landscaping in the front and exterior side yards shal! include trees with a minimu�n 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 o�° narrow-slature trees under 25 feet tall and less than 16 feet wide branching at
maturity shall be spaced no greater than 20 feel apart;
b. Medium-sized trees 25 feet to 40 feet tall, 16 feet to 35 feet wide branching at malurity shall
be spaced no greater than 30 feet apart;
c. Large trees over 40 feet tafl and more than 35 feet wide brunching at maturiry shall be
spaced no greater than 40 feet apart;
d. Except for signalized intersections as provided in Section 18.745.040 H, trees shull not be
planted closer than ZO feet from a street intersection, nor closer tlran two feet from�rivate
driveways (measured at the back edge of the sidewalk), fire hydrants or utility poles to
maintain visual clearance;
35
1 iGARD COVENANT CHUR�rI
PARTITION APPLICATION
e. No new utility pole location shall be estab(ished closer than five feet to any existing street
free;
f. Tree pits shall be located so as not to inclirde zrtilities (e.g., water and gns meters) in the tree
well;
g. On��-e�riises zrtilities (e.g., water and gas meters) shal! not be installed within existing tree
well areas;
h. Street trees shall not be pinnted closer t/Tan 20 feet to light standards;
i. New light standard.s sha!!not be positioned closer than 20 feet to existing street trees except
when ptrblic 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 f�ll mattrrity, wi//not interfere with the lines;
k. Trees shall not be planted within two feet from tlre face of the czrrb; and
l. Trees shall not be planted within !wo feet of any permanent hard szrrface paving or walkway:
(1) Space between the tree and the hard surrace mcry be covered by a nonpermanent hard
surfcrce strch as grates, bricks on sand,paver blocks and cobblestones; and
(2) Sidewalk cuts in concrete fnr tree planting shal!be at least four by fotrr feet to allow for
air and water into the root area.
D. Prunin�yuirements. Trees, ns they grow, shall he pruned to provide at leust eight feet of clearance
above sidewalks and 13 feet afiove local street, 1 S feet above collector street, and 18 feet above
arterinl street rondwny surf�rces.
E. Cut and fl! around�ristin�� trees. Existing trees may be used as street trees if no cutting or filling
tukes pluce within the drip-line of the tree unless un adjzrstment is approved by the DirectoY by means
of a Type I procedure, as governed by Section 18.390.030, zrsing approval criteria in Section
18.370.020 C4u.
F. Replacement of street trees. Existing street trees removed by development projects or other
constrzrction shall be replaced by tlie developer with those rypes of trees approved by the Director.
The replacement trees shall be oja size and species similar to the trees that are being removed unless
lesser sized alternatives are approved by the Director.
G. Crnnting of aditrstment.r. Adjus[ments to the street tree reqteirements may be granted by the Director
by means of a Type I procedure, as re�nrinted in Section 18.390.030, using approval criteria in
Section 18.370.020 C46.
H. Location of trees near siQnnlized intersections. The Director may allow trees closer to specified
intersections which are signalized,provided the provisions of Chapter 18.795, Visual Clearance, are
sntisfied
FINDING
Street trees were planted as required with the appropriate spacing along SW Naeve street at the
time the Tigard Covenant church and other improvements were constructed during phase 1. A
final street tree plan, which indicates the type, size and location of the proposed street trees, will
36
1 �.JARD COVENANT CHURLrI
PARTITION APPLICATION
be submitted with final construction plans along SW Pacific Highway. Street tress will be
spaced as required above. Therefore, the criterion can and will be met.
18.745.050 Buffering and Screening
A. Genera!provisrons.
1. It is the intent that these requirements shall provide for privacy and protection and reduce or
eliminate Ihe adverse impucts of visual or noise pollution at a development site, withozrt undu/y
interfering with the view_from neiQhboring properties or jeopardizing the safety of pedestrians
and vehicles;
2. Burfering und screening is required to reduce Ihe impacts on adjacent uses wlrich are of a
diJferent type in accordance with the matrices in this claapter(Tables 18.745.1 and 18.745.2). The
owner of each propnsed development is responsible for the installation and effective maintenance
of buffering and screening. When different uses would be al�utting one another except for
separation by a right-of-way, buffering, but not screening, shall be required as specified in the
mcrtrix;
3. In lieu of these standards, a detailed buffer area landscuping and screening plan may be
submitted fr�r the Director's approval us an ulternative to t6ie buffer area landscaping cmd
screeninK standard.s, provided it affords the same degree of buffering und screening as required
l�y this code.
B. Buflerin�and screening requirements.
1. A buffer consists of an area within a required setback adjacent to a property line and having a
deptll equa!to the amount specified in the buffering and screening matrix and contuining a length
equal to the length nf the Property line of the abutting use or uses;
2. A buffer area may only be vccupied by utilities, screening, sidewalks and bikeways, and
lundsca�ing. No buildings, accessways or parking areas shall be allowed in a buffer area except
where an uccessway has Geen approved by the City;
3. A fence, hedge or wall, or uny combination of such elements, which are located in any yard is
subject to t{ze conditions and requirements ofSections 18.745.OSO.B.8 and 18.745.OSO.D;
4. T�re minimzrm improvements within a buffer urea shall consist of combinations for landscaping
and screening as spec,ied in Table 18J45.1. In addition, improvements shall meet the following
specifications:
a. At least one row of trees shal/ 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 ut the time of planting. Spacing jor trees shul!be us follows:
(1) Small or narrow-stuture trees, under 25 feet tall or less than 16 feet wide at maturity
shall be spaced no further than I S feet apart;
(2) Medit�rn-sized trees between 25 feet to 40 feet tall and with 16 feet to 35 feet wide
branching at maturity shall be spaced no greater than 30 feet apart;
(3) Large trees, over 40 feet tul!and with more than 3S feet wide branching at maturiry, shal!
be spaced no greuter than 30 feet aparl.
37
'1 i�ARD COVENANT CHUR�,rI
PARTITION APPLICATION
b. In nddition, at least 10 five-�aUon shrubs or 20 one-ga/lon shrubs shall be planted for each
1,000 sqzrare feet of required buffer area;
c. The remaining area sha/!be pinnted in lnwn or other living grotrnd cover.
5. Where screening is reqtrired the following standards shall npply in addition to those reqtrired for
buffering:
a. A hedge of narrow or brnnd leaf evergreen shrubs shall be planted which will form a four-
foot continuous screen of the height specifred 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
continzrous screen of the height specified in Table 18.745.2 within two years. The irnplanted
portion of the berm shal!be planted in lawn or other living ground cover; or
c. A fence or wall of the height specified in Table 18.745.2 shall be constructed to provide a
contim�ous sight obscuring,screen.
6. Btrffering and screening provisions shall be superseded by the vision clearance reqa�irements as
set forth in Chapter 18.795;
7. When the use to be screened is downhill from the adjoining zone or t�se, the prescribed heights of
reqarired fences, walls, or landscape screening shall be measarred from the actual grade of the
adjoining property. In this case,fences and wa1ls muy exceed the permitted six foot height at the
discretion of the director as a cvndition of approval. When the grades are so steep so as to make
the inst�rllation of walls, fences or lnndsccrping to the reqirired height impractical, a detailed
landscape/screening plan sha!!be strbmitted for approval;
FINDING
The Tigard Covenant church site is adjacent to the Arbor Heights development to the north and
east. There is an existing established buffer along the entire perimeter abutting the development
that was planter when the church was constructed. To the west the site is adjacent to SW Pacific
Highway and to the South the site borders SW Naeve Street. No new development is proposed
and as a result no additional buffering or screening is required. Screening and buffering
requirements were met during phase 1 of construction of the Tigard Covenant Church. The
Applicant is not proposing to build any new fences or walls on the perimeter of the site or plant
any screening landscaping. At the time of any future development on either parcel this section
will need to be readdressed to ensure continued compliance with this section. Therefore, the
criterion is met.
8. Fences and walls
a. Fences and walls shall be constructed orany materials commonly used in the construetion of
fences and walls such as wood, stone, rock or brick, or otherwise acceptable by the Director;
b. Strch fence or wall construclion shall be in compliance with other City regulations;
38
r1 ..iARD COVENANT CHUR�,rI
PARTITION APPLICATION
c. Walls shall be a minimum of six inches thick; and
d. Cltain link fences with slats shall qualify for screening. However, chain link fences withoLrt
slats shull require tlre plunting of a continuous evergreen hedge to be considered screening.
FINDING
The Applicant is not proposing to build any new fences or walls on the perimeter of the site and,
as a consequence, the requirements of this section of the Code do not apply to this land use
review.
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
18.745.040 C2 a and b;
b. Such hedge or other dense landscaping shall be properly maintained and slral( be replaced
with another hedge, other dense evergreen landscaping, or a fence when it ceases to serve the
purpose of obscuring view; and
c. No hedge shall be grown or maintained at a height greater tlaan that permitted by these
regulations for a fence or wall in a vision clearance area as set forth in Chapter 18.795.
FINDING
The Applicant is not proposing to plant new hedges on the Tigard Covenant Church site.
Therefore, this criterion is not applicable to this application.
C. Setbacks for J'ences or waUs.
I. No fence or wall shall be constructed which exceeds the standards in Section 18.745.OSO.C.2
except when tlte approvul uuthority, 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
al( other locations and, in al! other cases, shall meet vision clearance ar�ea requirernents in
Chapter I SJ95;
b. AYe permitted up to six feet in height in front yards adjacent to any designated arterial or
collector street. For any fence over three feet in height in the reyuired front yurd area,
permission shall be subject to administrative review nf the location of the fence or wall
3. All fences or wa/ls shull meet vision clearance area requirements in Chapter 18.795;
4. Al!fences or wa/ls greater thcro six feet in height shall be subject to building permit approval.
39
rl ��ARD COVENANT CHUR..,��
PARTITION APPLICATION
FINDING
The Applicant is not proposing to build any new fences or walls on the perimeter of the site and,
as a consequence, the requirements of this section of the Code do not apply to this land use
review. Therefore, the criterion is met.
D. HeiQht restrictions.
1. The prescribed heights of required fences, walls or landscaping sha!! be measured from the
actaral adjoining leve! of finished grade, except tlrat where parking, loading, storage or similar
areas are located ubove frnished grade, the height of fences, walls or landscnping reqtrired to
screen sarch areas or space shal!be measarred from the leve!of szrc•h improvements;
2. An earthen berm and fence or wall combination shall not exceed the six foot height limitation for
screening.
FINDING
The Applicant is not proposing to build any fences or walls on the perimeter of the site and, as a
consequence, the requirements of this section of the Code do not apply to this land use review.
Therefore, the criterion is met.
E. Screening: special provisions.
1. Screening and landscaping ofparking and loading arens:
a. Screening of parking and loading areas is required. T{re specifrcations.for this screening crre
as follows:
(1) Landscaped parking areas shall incltrde special design feattrres which effectively screen
the parking lot areas from view. These desig»feattrres may incltrde the trse of land.scaped
berms, decorative walls and raised planters;
(2) Landscape pinnter.s may be used to define or screen the appearance of off-street parking
areas from the public right-of-way;
(3) Materials to be installed should achieve a balance between low lying and vertical
shrarbbery and trees;
(4) Trees shall be planted in /andscaped islands in all parking areas, and shal! be eqarally
distribtded and on the basis of one tree,for each seven parking spaces in order to provide
a canopy effect; and
(S) The minimzrm dimension of the landscape islands shall be three feet and the landscaping
shall be protected from vehiczrlar dumage by some form of wheel guard or ctrrb.
2. Screening of service facilities. Except for one family and two family dwellings, any reftrse
container or disposal area and,service facilities such as gus meters and air conditioners which
40
� ..iARD COVENANT CHURL,rI
PARTIT[ON APPLICATION
would otherwise be visible from a public str-eet, customer or resident parking area, any pufilic
facility or any residentiul area shal!be screened_from view by p/acement of a solid wood fence or
masonry wull hetween five and eighl feet in hei�ht. All refuse materials shall he contained within
the screened area;
3. Screening of swimming pools. Al!swimming pools shall be enclosed as required by City of Tigard
Building Code;
4. Scr•eeninK of refuse containers. Except for one- and two family dwellings, any refuse container
or refuse collection area which would Ge visible from a public street, parking lot, residentia! or
commercial area, or any puhlic facility such a.c a schnnl nr park shall be .ccreened or enc/osed
from view by placement oja solid wood fence, masonry wall or evergreen hedge. All refuse sha!!
be contained wrthin the screened area.
FINDING
The Applicant is not proposing any new parking or loading areas, service facilities, swimming
pools or refuse containers and, as a consequence, the requirements of this section of the Code do
not apply to this land use review.
F. Bu,jer 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 ubutting 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 11 procedure, as regulated by Section 18.390.040, using approva!criteria in
Section 18.370.010. (Ord. 02-33)
FINDING
There is already an established buffer along the entire perimeter of Tigard Covenant Church site.
This standard was previously reviewed and approved prior to final construction plan approval of
the church. When and if future development occurs on either parcel this standard will be
reviewed again during the PD process to ensure compliance. Therefore, the criterion is not
applicable to this application.
18.745.060 Re-vegetation
A. When re-vegetation is reguired. Where natura! vegetation has been removed through grading in
areas not affected by the landscaping requirements and thut are not to be occupied by structures,
such areas are to be replanted as set forth in this section to prevent erosion after construction
activitics are completed.
41
r� ��iARD COVENANT CHUR�,rI
PARTIT[ON APPLICATION
B. Preparation. or re-vegetation. To�soil removed from the surface in preparation for grading and
construction is to fie stored on or near the sites and protected from erosion while grading operations
are zinderway; and
1. Sarch storage may not be located where it would catrse suffocation of root systems of trees
intended to be preservecl,• and
2. After cnmpletion of st�ch grading, the topsoil is to he restored to exposed ci�t and fil!
embankments or birilding pads to provide a stritable base for seeding and planting.
C. Methods o re-vegetation.
I. Acceptahle method.s of re-vegetation inclarde hydro-mulching or the planting of rye grass, bnrley,
or oti�er seed with eqarivalent germination rates, and.•
a. Where lawn or turf grass is to be established, Imvn grass seed or other apprnpriate
landscape cover is to fie sown at not less than fotrr potrnds to each I,000 sguare feet of land
urea;
b. Other re-vegetution methods offerin�equivalent protection may be approved by the upproval
authority;
c. Plant materials are to be watered at intervals sufficient to ensure sttrviva!and growth; and
d. The i�se of native plant materials is encouraged to reduce irrigation and maintenance
demands.
FINDING
No new site grading or installation of infrastructure is anticipated or proposed with this
application.
When future development occurs vegetation will need to be removed from the site and will need
to be replaced after construction has been completed. To reduce impacts from erosion, the
Applicant will follow the site preparation and re-vegetation procedures outlined in this section
18.745.060 of the Code. Therefore, the criterion is met.
Chapter 18.765
OFF-STREET PARKING AND LOADING REQUIREMENTS
18.765.010 Prrrpose
A. Insure adequate vehicle parkin� These parking reyzrirements are intended to provide st fficient
vehicle parking in close proximitv to the various uses for residents, customers and employees, and
to establish standards which will maintain the traffic carrying-capacity of nearby streets.
42
i�.�ARD COVENANT CHUR�rI
PARTITION APPLICATION
B. Adega�ate capacit� These regulations are also intended to establish vehicle parking areas which
have adequate capacity and which are appropriately located and designed to minimize any
hazar•dous conditions on the site and at access points.
I8.765.020 Applicability of Provisions
A. New constrzrction. 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.
FINDING
No additional development is proposed at this time. At the time of future development review
off-street parking shall be provided in accordance with Section 18.765.070. The standards of
this section were previously reviewed and approved prior to construction of the Tigard Covenant
Church site. As shown on the supplemental site plan there are 86 total existing parking spaces
and there will be room to construct an additional 56 spaces on Parcel 1. At the time of future
construction on Parcel 1 or 2 off street parking requirements will be shown to be met in
accordance with Section 18.765.070. Therefore, the criterion is met.
D. When site desi�n review is not required. Where tlie provisions of Chapter 18.360, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or deny a
plan submitted under the provisions of this chapter by means of a Type I review, as governed by
Section 18.390.030.
FINDING
Site design review is not required with this application this criterion does not apply.
E. Building permit conditions. The provision and maintenance of off-street vehicle parking and
loading spaces are the continuing obligation of the properry owner:
1. No building or other permit shall 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 vel�icle parking shall:
a. Be available for the parking of operable passenger vehic/es 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.
43
r���ARD COVENANT CHUR�,rI
PARTITION APPLICATION
FINDING
The Applicant does not intend to develop either parcel at this time. The Applicant will not be
building any new off-street parking areas as part of this application. As a consequence, this
section of the Code does not apply to this land use review. Therefore, the criterion is met.
18.765.030 General Provisions
A. Vehicle parkingplan requirements. No building or other permit shall be issued arntil scaled plans
are presented and approved as provided by this chapter that slzow how access, egress and
circulation reqaeirements are to be firlfilled. The applicant shall submit a site plan. The Director
shall provide the applicant with detailed information about this submission requirement.
B. Location of vehicle parking. The location of off-street parking will be as follows:
1. Off-street parking spaces for single family and duplex dwellings and single family attached
dwellings shall be located on the same lot with the dwelling(s);
2. Off-street parking lots for uses not listed above shall be located not further than S00 feet from
the property line that they are required to serve, measarred along the most direct, pzrblicly
accessible pedestrian route from the properry line with the following exceptions:
FIND�NG
No new vehicle parking areas or building permits are proposed with this application. As a
consequence, this section of the Code does not apply to this land use review. When and if
development occurs scaled plans will be submitted that show how access egress and circulation
requirements will be fulfilled at the time of future redevelopment.
E. Curb cuts. Czrrb cuts shall be in accordance with Section 18.810.030N.
FINDING
No new curb cuts are proposed with this application this criterion does not apply.
I8.765.070 Minimum and Maximum Off-Street Parking Requirements
A. Parkin�requirements for unlisted uses.
1. The Director may rzrle that a use, not specifically listed 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 i�se parking requirements which shall
have the same effect as an amendment to this chapter.
44
l .�ARD COVENANT CHUR�,�-�
PARTITION APPLICATION
FINDING
The Tigard Covenant church site is a Religious Institutional use that has minimum parking
requirements for motorized vehicles and bicycles. The Tigard Covenant Church is within
Parking zone "B" and per table 18.765.2. The City of Tigard Development code required 1
space for every three fixed seats or every 6 feet of bench length in the assembly area or every 50
square feet in the assembly area where there are no permanent seats.
At this time the Tigard Covenant Church does not have permanent seating in the assembly area.
Based on the above requirements the total square footage of the assembly area is 3,888 square
feet which requires a total of 78 parking spaces. Currently there are 86 existing parking spaces
including 7 handicapped parking spaces. Parcel 1 has been sized to accommodate 56 future
parking spaces if a future addition is constructed. There is an existing bicycle rack in front of the
church that provides for bicycle parking. Bicycle parking was met at the time the Tigard
Covenant Church was constructed. Future development on either Parcel 1 or 2 will require the
necessary off-street parking to be provided in accordance with this section. Therefore, the
criterion is met.
C. Measurements. The following measurements slrall be used in calculating the total minimum
number of vehicle parking spaces required in Section 18J65.070.H:
1. Fractions. Fractional space requirements shall be counted as a whole space;
2. Employees. Where employees are specified for the purpose of determining the minimum vehicle
Parking sPaces required, the employees counted are those who work on the premises-during the
largest shift at the peak season;
3. Sttrdents. When students are specified for !he purpose of determining the minimum vehicle
purking spaces required, the students counted are those who are on the campus during the peak
period of the day during a typical school term;
4. Space. Unless otherwise specifred, where square feet are specified, the area meusured shall be
gross floor ureu under!he roof ineusured from tlre faces of the structure, excluding only space
devoted to covered off-street parking nr loading.
FINDING
Phase 1 required 78 parking spaces per Final Order No. 96-02. There are 86 existing parking
spaces on the Tigard Covenant Church site. This standard has been met.
D. E.rclusions to rninimum vehicle parking reqtrirements. The following shall not be counted towards
the computation of the mini�num paYking spaces as required in Sectian 18.765.070.H.•
45
1 i�iARD COVENANT CHURL,rI
PARTITION APPLICATION
1. On-street parking. Parkin�spaces in the public street or alley shall not be eli�rible as firlfilling
any part �f the parking reqtrirement exce�t; Religioars Institartions may cotrnt on-street parking
nround the perrmeter nf the zrse provided that the following criteria have been satis�ed.•
a. The on-street parking is on a street that is designed and physically improved to
accommodate parking within the right-qf way;
b. The street where on-street parking is proposed is not located on local residential streets.
2. Fleet parkin� Required vehicle parking spaces may not be used for storage of,leet vehicles,
except when a use can show that employee nnd fleet parking spaces are used interchangeably,
e.g., the employee drives the fleet vehicle from home, or the spaces are used for fleet storage
only at night and are available for employee use during the dczy. For the purposes of this title,
space exclusively devoted to the storage of fleet vehicles will be considered as outdoor storage.
FINDING
When Tigard covenant church was approved to be constructed the parking requirements were
met at that time and continue to be in compliance. At this time no new building activity will take
place and therefore no new parking spaces will be constructed. Parcel 1 has been sized to
accommodate a future parking area if and when it is needed. The exact number of parking
spaces that will be needed in the future will depend on the square footage of the addition to the
church. The Tigard Covenant Church currently has 79 standard and regular and compact parking
spaces as well as 7 handicapped spaces onsite. The existing amount of off street parking meets
the standards of this section. No new building or development is planned on Parcel 2 at this
time. Upon future development the standards of this section will be shown to be met. No
exclusions are requested. Therefore, the criterion is met.
F. Reductions in minimum reqirired vehicle pnrkin.�. Reductions in the required number of vehicle
purking spaces may be permitted as follows:
1. The Director may reduce off-street vehicle parking spaces per Section 18.7h5.070.H by up to
20% in new developments for t�te incorporation of transit-related fncilities such as bus stops
and ptrll-oarts, bzrs shelters, transit-oriented developments ond other transit-relnted
development throzrgh a Type II procedarre, as governed by Section 18.390.040, using approva!
criteria contained in Section 18.370.020.C.S.b. Applicants who qual�for this adjirstment may
also apPly for firrther parking redzrctions per 18.765.070.F.2. below;
2. The Director may redcrce the total required off-street vehicle parking spaces per Section
18.765.070.H by t�p to a total of 20%by means of parking adjustment to be reviewed through n
Type II procedure, as governed by Section 18.390.040, using a�proval criteria contained in
Section 18.370.020.C.S.n.
3. The Director is az�thorized to reduce up to 10% of existing required parking spaces at a
conversion ratio of one parking space for each 100 squnre feet of transit fQCl�lly JOY
developments which incorporate transit-related facilities such as bus stops and ptrll-outs, bus
46
rl �.JARD COVENANT CHUR�,rI
PARTITION APPLICATION
shelters, transit-oriented development or other transit-related facilities through a Type I
procedure, as governed by Section 18.390.030, using approval criteria contained in Section
18.370.020.C.S.c.
FINDING
A reduction to the off-street parking requirements is not requested. Therefore, this criterion does
not apply.
G. Increases in maximum required vehicle parking. The Director may increase the total maxi�num
number of vehicle spaces allowed in Section 18.765.070.H by means of a parking adjustment to be
reviewed by means of a Type II procedure, as gover�ned by Section 18.390.040, using approval
criteria contained in section 18.370.020.C.S.d.
FINDING
The Tigard Covenant Church does not request an increase to the maximum vehicle parking
allowed onsite and as a consequence, the requirements of this section of the Code do not apply to
this land use review.
H. Specific requirements. (See Table 18.765.2)
FINDING
Based on the requirements of this chapter of the Code, a total of 82 parking spaces are required
onsite based on the current square footage of the building. Currently there are 79
regular/compact and 7 handicapped parking spaces onsite for a total of 86. The onsite parking
requirements are met. At the time of future development review the standards of this section will
apply to all new development.
47
1�ilARD COVENANT CHUR�.,rI
PARTIT[ON APPLICATION
Chapter 18.775
Sensitive Lands & Steep Slopes
FINDING
The Tigard Covenant Church site is not located within the 100 ear flood plain. It has no natural
drainage ways, wetlands or unstable grounds associated with it. There are areas with slopes
greater than 25% concentrated in the northeast portion of Parcel 2. These areas are identified on
a slope analysis exhibit submitted with this application. No development will occur on Parcel 2
at this time and as a result this section of the code is not applicable to this application.
Chapter 18.790
TREE REMO VAL
18.790.010 Purpose
A. Vnlare o trees. After years of hoth natzrr�l growth and planting by residents, the City now benefits
from a large niimber of trees. These trees of varied types add to the aesthetic beauty of the
community, help clean the air, help control erosion, maintain water quality and provide noise
barriers.
B. Purposes. The purposes of this chapter are to:
1. Encouruge the preservation,planting and replacement of trees in the City;
2. Regzrlate the removal of trees on sensitive lands in the City to eliminate unnecessary removal of
trees;
3. Provide for a tree plan for developing properties;
4. Protect sensitive lands from erosion;
S. PYOtect water quality;
6. Provide incentives for tree retention and protection; and
7. Regulate commercial forestry to control the removal of trees in an urban environment.
C. Recognize need or exceptions. The City recognizes that, notwithstanding these purposes, at the time
of development it may be necessary to remove certain trees in order to accommodate strzrctures,
streets utilities, and other needed or required improvements within the development.
l8.790.030 Tree Plan Requirement
A. Tree plan required. A tree plan for the planting, removal and protection of trees prepared by a
certified arborist shall be provided for any lot,parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development
or conditional use is filed. Protection is preferred over removal wherever possihle.
48
i �.lARD COVENANT CHUR�,rI
PARTITION APPLICATION
B. Plan reqariremenls. Tlre tree plan shall include the following:
1. Identification of the location, size and species of al! existing trees including trees designated as
significant by the city;
2. Identification of a program to save existing trees or mitigute lree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060D, in
accordance with the followir�g standards and shall be exclusive of trees required by other
development code provisions for landscaping, streets and parking lots:
a. Retention of less tlian 25% of existing trees over 12 incltes in caliper reyuires a mitigation
program in accordance with Section 18.790.060D of no net loss of trees;
b. Retention of from 25% to 50% of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated in uccordunce with Section 18.790.060D;
c. Retention of from SO% to 75% ojexisting trees over 12 inches in caliper requires that 50
percent of the trees to be removed be mitigated in accordance with Section I8.790.060D;
d. Retention of 75%or greater of existing trees over 12 inches in caliper requires no mitigation.
3. Identification of all trees which are proposed to be removed;
4. A protection program defining standards and methods thut wi11 be used by the applicant to
protect trees during and after construction.
C. Subseguent tree removal. Trees removed within tlre period of one year prior to a development
npplication /isted ubove will be inventoried as part of the tree plan above and will be replaced
according to Section 18.790.060D.
FINDING
A certified arborist from Tree Care & Landscapes Unlimited has prepared a tree inventory of the
Tigard Covenant Church site which has been included with the application. The trees were
tagged in the field by the arborist and a general assessment has been prepared. The trees have
not been tied with a topographic survey at this time. The trees sliown on the tree inventory map
are shown in approximate locations based on an aerial photograph. At the time of future
development all trees will be tied in the field by a licensed land surveyor. The specific locations
of each tagged tree will need to be verified in the field in order to prepare a valid tree
preservation and removal plan for any new development to occur. No healthy trees over 12
inches in diameter on the site will be removed as a result of this application. With 100% of the
trees over 12 inches being retained on the site, the Applicant is not required to provide mitigation
at this time.
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 fc�llowing incentives as part of development review approval and the provisions of a tree
plan according to Section 18.790.030:
49
1 ��iARD COVENANT CHUR�.rI
PART[TION APPLICATION
FINDING
No trees will be removed with this application as a result it is not practical for the applicant to
utilize the above incentives for tree protection since no trees are proposed for removal at this
time.
B. Sa�bseqirent 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 Sectinn
18.79Q.030, or as a condition of approval for a conditional use, and slaall 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 hy this section to the effect that szrch tree
may be �emnved only ir the tree dies or is hazardous according to a certifred arborist. The deed
restriction mcry be removed or will be considered invalid if u tree preserved in accordance with this
section shot�ld either die or be removed as a hazardnats tree. The_form of this deed restriction shall
fie subject to approvnl by the Director.
FINDING
No trees are proposed for removal with this application, therefore this section does not apply to
this application.
C. Site development modifications Qranted as incentives. A modifrcation to development requirements
granted under this section shall not conflict with any other restriction on the use of the property,
inclt�ding but not limited to easements and conditinns of development approval.
FINDING
No trees are proposed for removal with this application, therefore this section does not apply to
this application.
D. Design modifications ofparblic imnrovements. The City Engineer may adjtrst design specifications of
pzrblic improvements to accommodate tree retention w{tere possible and where it woarld not interfere
FINDING
The Applicant is not requesting any design modifications for public improvements to
accommodate tree retention and, as a consequence, the requirements of this section of the Code
do not apply to this land use review.
18.790.050 Permit Applicability
A. Remova!permit required. Tree removal permits shal! be required only for the removal of crny tree
which is located on or in a sensitive land nrea as defined by Chapter 18.775. The permit for removal
50
i .._iARD COVENANT CHUR���
PARTIT[ON APPLICATION
of a lree shall be processed as a Type I procedure, as governed by Section 18.390.030, using tlze
fol/owing approval criteria:
1. Removal of the tree must not have a measurable negative impact on crosion, soil stability,�low of
surface waters or water guality as evidenced by an erosion control plun which precludes:
a. Deposits of muc� dirt, sediment or similar material exceeding 1/2 czrbic 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 result of the action of erosivn;
b. Evidence of concentrated flows of water over bare soils; turhid or sediment-laden flows; or
evidence of on-site erosion such as rivulets on bare soil slopes where the flow of wuter is not
filtered or captured on site using the techniques of Chapter 5 of the Washingtvn County
Unified Sewerage Agency Environmental Protection and Er•osion Control rules.
2. Within stream or wetland corridors, as defined as SO feet from the boundary of the streum or
wetland, tree removal must maintain no less than a 75%canopy cover or rzo less than the existing
canopy cover if the existing canopy cover is less than 75%.
FINDING
No trees are proposed for removal with this application, therefore this section does not apply to
this application.
51
r1 ��ARD COVENANT CHUR.�t-I
PARTITION APPLICATION
Chapter 18.795
[�ISUAL CLEARANCE AREAS
18.795.010 Purpose
A. Pi.rrpose. The parrpose of tlais chapter is to establish standards which will assa�re proper sight
distances at intersections to reduce the hazard from vehictrlar turnin�movements.
18.795.020 Applicability of Provisions
A. When provisions apply. The provisions of this chapter shall apply to all development including tlre
construction of new structirres, t{ae remoc�eling of existing structzrres cmd to a change of use which
increases the on-site parking or loading reqzrirements or which changes the access reyuirements.
B. When site development review is not required. Where the provisions of Chapter ]8.330, Site
Development Review, do not apply, the Director shall approve, approve with conditions, or deny a
plan sarbmitted a�nder !he provisions of'this chapter throtrgh n Type l procedure, as governed by
Section 18.390.030, using the stundards in this chapter as approvnl criteria.
18.795.030 Visual Clearance Requirements
A. At corners. Except within the CBD znning district n visi�a!clearance area shal!be maintained on the
corners of al! 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. Ofistructions prohibited. A clear vision area shall contain no vehicle, hedge, planting,fence, wall
structure or temporary or permanent obstruction (except for an occasiona! utility pole or tree),
exceeding three feet in height, measured from the top of the curfi, or where no ctrrb exists,from the
street center line grade, except that trees exceeding this height may be locuted in this aren, provided
all branches below eight feet are removed.
C. Additiona! to�ographiccrl constrnints. Where the crest of u hill or vertical czrrve conditions
contribzrte to the obstrzrction of clear vision nreus at a street or driveway intersection, hedges,
plantings, fences, walls, wall structures and temporcrry or permanent obstrarctions shnll be firrther
reduced in height or eliminated to comply with the intent of the required clear vision area.
FINDING
The Tigard Covenant Church met the requirements of this section of the Code and provided
visual clearance corners at the intersection of SW Naeve Street and existing accessway.
Therefore, the criterion has been met.
52
1 ��ARD COVENANT CHUR�,rI
PARTITION APPLICATION
18.795.040 Co�nputations
A. Arterial streets. On all designated arterial streets the visual clearance area shall not be less tl�an 35
feet on each side of the intersection.
B. Non-arterial streets.
1. Non-arterial streets 24 feet or more in width. At all intersections of two non-arterial streets, a
non-ar-terial 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:
1. Non-a�lerial 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 visuul cleuru�ece 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 vn all other types of uses.
FINDING
This criterion has been met.
53
rl��iARD COVENANT CHUR..rI
PARTIT[ON APPLICATION
Chapter 18.810
STREET AND UTILITY IMPROVEMENT STANDARDS
18.810.010 Purpose
A. Purpose. The purpose of this chapter is to provide construction standards for the implementation of
public and private facilities and utilities such as streets, sewers, and drainage.
I8.810.020 General Provisions
A. When standards apply. Unless otherwise provided, construction, reconstruction or repair of streets,
sidewalks, curbs and other pz{blic improvements shall occur in crccordance with the standards of this
title. No development may occier and no land iese application may be approved unless the pz�blic
facilities related to development comply with the parblic facility requirements established in this
section and adequate public facilities are available. Applicants may be required to dedicate land and
build reqzrired pa�blic improvements only when the required exaction is directly related to and
roughly proportional to the impact of the development.
B. Standard speci�cations. The City Engineer shall establish standard specifications consistent with the
application of engineering principles.
C. Section 7.40 a�plies. The provision of Section 7.40 of the Tigard Mcinicipal Code shall apply to this
chapter.
D. Adjz�stments. Adjustments to the provisions in this chapter related to street improvements may be
granted by means of a Type II procedtrre, as governed by Section 18.390.040, using upproval criteria
in Section 18.370.030 C9.
E. Except as provided in Section 18.810.0305, us used in this chapter, the term "st�eets" s�iall mean
'pi�rblic streets"aenless an adjustment under Section 18.810.020.D is allowed. (Ord. 99-22)
18.810.030 Streets
A. Improvements.
1. No development shall occur unless the development has frontage or approved access to a pzrblic
street.
2. No development shall occur unless streets within the development meet the standards of this
chapter.
3. No development shall occarr unless the streets adjacent to the development meet the standards of
this chapter, provided, however, that a development may be approved if the adjacent street does
not meet the standards but half-street improvements meeting the standards of this title are
constructed adjacent to the development.
4 Any new street or additiona!street width planned as a portion of an existing street shall meet the
standards of this chapter;
S. If the City could and would otherwise require the applicant to provide street improvements, the
City Engineer may accept a fieture improvements guarantee in liezr of street improvements if one
or more of the following conditions exist:
a. A partial improvement is not feasible due to the inability to achieve proper design standard.s;
54
i .._iARD COVENANT CHUR�,��
PARTITION APPLICATION
G. A purtia!improvement�nuy create a potential safety hazard to motorists or pedestriuns;
c. Due to ihe nuture of existing development on adjacent properties it IS unlikely that street
improvements would be extended in the foreseeable fi�ture and the improvement associated
with the project Lrnder review does not, by itself, provide a signif cant improvement to street
safety or capacity;
d. The improvement would he in con�lict with an adopted capital improvement plan;
e. The improvement is associated with un approved land partition on property zoned residential
and the proposed lund partition does not create any new streets; or
f. Additional planning work is required to define the appropriate design standards for the street
and tlre application is for a project which would contribute only a minor portion of the
anticipated future traffic on the street.
6. The stundurds of this chu�ter include the standard specifications adopted by the City Er�gineer
pursuant to Section 18.810.020.8.
7. The approval authority may approve adjustments to the standards of this chapter if compliance
with the standards would result in an adverse impact on nutural features such as weticrncl.s, steep
slopes, or existing mature trees. The approval autlroriry may also npprove adjustments to the
stundards of this chapter if compliance with tlre standards would have a substantia! adverse
impact on existing development or would preclude development on the property w�xere the
development is proposed. In approving an crdjustment to the standard,s, the ap�roval authority
shall balance the benefit of the adjt�stment with the impact on the public interest represented by
the standards. In evaluuting tlte impact on the pt�blic interest, the appruvul uuthority slrall
consider the criteria listed in Section 18.810.030 E.1. An adjust►nent to the standards may not be
granted if the adjustment would risk public sufety.
FINDING
Currently, access is provided to the Tigard Covenant Church site via SW Naeve Street a local
street that was previously improved to City standards by the Tigard Covenant Church at the time
it was constructed. No new public streets will be created that that would intersect with SW
Naeve Street or SW Pacific Highway. SW Pacific Highway will be improved to meet the
standards specified by the City and ODOT. The Tigard Covenant Church requests that the
public improvements along highway 99 be required to be constructed at the time of future
building permits. Detailed plans will be submitted for the development of improvements in the
street right-of-way and will be developed to City standards at the time of construction plan
approval.
Therefore, this criterion will be met.
S. Improvements to streets shall be made according to adopted City standard.s, unless the a��proval
autlrority determines that tlte standards will result in an unacceptable adverse impact on existing
development or on the proposed development or on naturu/features such as wetlunds, steep
slopes or existing mature trees. In approving an exception to the standards, the approval
authority shull determirze that the potential adverse impacts exceed the public benefits oY the
55
'1 �ilARD COVENANT CHUR..,rI
PARTITION APPLICATION
standards. In evaluating the public benefits, the approva! authority shal! consider the criteria
listed in Section 18.810.030 El.
FINDING
SW Naeve Street has been improved to City standards at the time the church was constructed.
Half street improvements along SW Pacific Highway will be designed and built to City standards
at the time of future development. No exceptions are being sought by the Applicant. Therefore,
the criterion is met.
B. Creation o�ghts-of wa�for streets and related ptrrposes. Rights-of-way shall be created through
the approva! of a fina! subdivision plat or major partition; however, the Counci! may approve the
creation of a street by acceptance of a deed, provided that such street is deemed essential by the
Council for the purpose of general traffic circarlation:
1. The Council may approve the crention of a street by deed of dedication withozrt firll compliance
with the regulations applicable to subdivisions or major partitions if any one or more of the
following conditions are fnund by the Coarncil to be present:
a. Establishment of a street is initiated by the Council and is fozrnd to be essentia!for the
purpo,se of general traffic circulution, and partitioning or subdivision of Ictnd has an
incidenta!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 ncre
or less and such dedication is recommended by the Commission to the Cotincil based on u
.finding that the proposal is not an attempt to evade lhe provisions of this title governing the
contro!of subdivisions or major partitions.
2. With each application for approva! of a road or street right-of-way not in full compliance with
the regulations applicable to the standard.s, the proposed dedication shall be made a condition of
szrbdivision and major partition approval:
a. The applicant shall szrbmit such ndditional information and justification as m�ry be necessary
to enable the Commission in its review to determine whether or not a recommendation for
approval hy the Cottncil shall be made;
b. The recommendation, if any, shal!be based upon a finding that the proposal is not in conflict
with the pirrpose of this title;
c. The Commission in submitting the proposal with a recommendation to the Council may
attach conditions which are necessary to preserve the standards of this title; and
3. All deed.s of dedication shall be in a form prescribed by the Ciry and shall name "the public,"as
grantee.
FINDING
Two (2) feet of additional right-of-way along SW Naeve Street will be dedicated as part of the
partition plat approval process. After discussions with ODOT and the City of Tigard no
additional right of way will required to be dedicated along SW Pacific Highway. Therefore, the
56
ri �..iARD COVENANT CHUR�,rI
PARTITION APPLICATION
criterion is met.
C. Creation of access easements. The approval authority may approve an access easement established
by deed without full compliance with this title provided such an easement is the only reasonable
method by which a lot large enough to develop can be created:
1. Access easements shall be provided and maintained in accordance with the Un form Fire Code
Section 10.207;
2. Access shall be in accordance with Sections 18.705.030.H and 18.705.0301.
FINDING
Parcel Two will be located along SW Pacific Highway a four lane arterial that has restricted
access. Parcel Two will is also located next to the Arbor Heights development where the internal
streets are private and do not stub to eastern boundary of the Tigard Church site to allow for a
road extension into the site. The access easement will be maintained and in accordance with the
Uniform Fire Code and in accordance with sections 18.705.030.H and 18.705.030.L The
Applicant is requesting a 24 foot wide access easement for this project to allow for future access
to parcel 2, however no new development is proposed on either parcel at this time. The
requested easement is the only reasonable alternative to allow for future and permanent access
rights to Parcel 2 when and if it is developed.
D. Street location, width and rg ade• Except as noted below, the location, width and grade of all streets
shall conform to an appYOVed stYeet plan and shall be considered in their relation to existing Und
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 Ciry Engineer in accordance with Subsection M below;
and
2. Where the location of a street is not shown in an approved street plan, the arrangement of sb°eets
in a development shall either:
a. Provide for the continuation or appropriate projection of existing streets in the suYrounding
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 sl�all be based on the type of land use to be served, the volume of traffic, the
capacity of adjoining streets and the need for public convenience and safety.
FINDING
At the time of future development on Parcel 2 the internal streets shall be built in full compliance
with the regulations applicable to the standards of this section. A future street plan has not been
included with this application because the proposed easement is the only option for access to
serve Parcel 2. The proposed easement cannot provide for the continuation or projection of
streets into the surrounding areas. Therefore, the criterion is met.
57
�� �ilARD COVENANT CHUR..rI
PARTITION APPLICATION
E. Minimtrm rights-of way and street widths. Unless other-wise 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 nzrthoriry based trpon anticipated average daily traffic (ADT) on
the new street segment. (The Ciry Council may adopt by resolution, design standards for street
construction and other pzrfilic improvements. The design standards will provide guidance for
determining improvement reqarirements 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 varioars street types within the si�bdivision or development after consideration of the
following•
a. The type of road as set forth in the Comprehensive Plan Transportation Chapter-Functional
Street Classification;
b. Anticipated traffic generation;
c. On-street parking needs;
d. Sidewalk and bikeway requirements;
e. Reqzrirements for placement of utilities;
,f. Street lighting;
g. Drainage and slope impacts;
h. Street tree location;
i. Planting and lancl.scape areas;
j. Scifery and comfort for motorists, bicyclists, and pedestrians;
k. Acces.s needs for emergency vehicle.s.
TABLE 18.810.1
Minimirm Widths for Street Characteristics
-� _ �
� d ` 3 � � �
Type ofStreel 3 � � a � .ov � -� „� ,q= -_
a G � � .. Ts
Q,.y � C � �G �L � � � v° �
� � d e 'Y � � �i � 4� p
ao�S d E ,s v m � � �� �
� a � � � � � �
h 3
� e �, � �.
rtc:riu! h4'-128' Varie.v 2-7 /2' N/A h'(New Streets) 8'(Res.&lnc!Zones) 5' ��,�i�
(Refer 1n 5'-6'(Existing Streets) 10'(Cnmrn.Zones)
TSP)
�'n!lector 58'-96' Vnries 2-S 1!' N/A 6'(New Street.r) h'(Hes.&lnd.Zones) �, ��Kr�
(ftefer tn 5'-6'(E.xisling Streel.�J 8'(Comm.Zanesf
7'SP�
eighborhood 50'-SR' 2X'-36' 2 /0' R' S'-6' S'-�i"
Route S' N/A
,ncnl:
ndustrrul/Commer SO' 36' 2 N/A S'-6'�Z'
•ra!
S' N/A
5g
Z �,_iARD COVENANT CHUR�.,rI
PARTITION APPLICAT[ON
,ucul. Residen(iul N/A
Under 1 S00 ADT 54%SO"'� 3l%18"'� 1 R'(bulh sides) N/A S-�7 Y71
U�rder 500 ADT SO%4b"'� l8%14"" 2 '(one side) N/A
Under 200 ADT Ih�41 Yj� 24%10"'� 2 Nn Parking) N/A 5
'ul-de-suc bulb.c SO' 42'rudrus N/A N/A N/A N/A
'n Industriu!and rudiu.c
rnronerciul zoncts
ul-de-suc hu(hs 47' 40'radius N/A N/A N/A N/A N/A
7t Residentiul rudrus
ones
lley: Residentru! l6' !h' N/A N/A N/A N/A N/A
llev: Bu.crnr.cs 20' 10' N/A N/A N/A N/A N/A
(Ord 02-33)
'Medians required for 5 and 7 lane roadways. They are optional for 3 lane roudways.
�Sidewalk widths for these streets shall be S ft with landscape strip; 6 ft if against curb ('f permitted in
accordance with 18.810.070.C).
j "Skinny Street"roadway widths are permitted where cross section and review criteria are met. ReJer lo
corresponding cross sections (Figures 18.810.3, 18.810.4 and 18.810.5)for detuils and
conditions.
FINDING
The public streets adjacent to the Tigard Covenant church site meet or will be designed to meet
the standards outlined in the table above.
I'. Futirre streetplan and extension ofstreets.
1. A future street plan shall.•
a. Be filed by the applicant in cvnjunction with an application fDY Q SUIJL7�IVISIOi1 OY 1)GYIIIl071.
The plan shall show the pattern of existing and proposed future streets jrom the boundaries
of the proposed land division and shal!include other parcels wilhin 530 feet surrounding and
adjacent to tlte proposed land division. Ai the applicant's request, the City may prepare u
futtrre streets proposal. Costs of tlre City preparing a future streets proposal shal! be
reimbursed fc�r the tirne involved A street proposal may be modified when subsequent
subdivision proposals crre submitied.
b. Ident�existing or proposed bus routes,pu!louts or other transit facilities, bicycle routes and
pedestrian facilities on or within 530 feet of the site.
FINDING
No new strcet connections are proposed or could be achieved with this application. Therefore,
this criterion not applicable to this application.
2. Where necessary to give access or permit a satisfuctory future division of adjoining lanc� streets
shall be extended to tl7e boundary lines of the tract to be developed, and
59
�1 �ilARD COVENANT CHUR�,rI
PARTITION APPLICATION
a. These extended streets or street stzrhs to adjoining properties are not considered to be ca�ls-
de-sac since they are intended to continue as through streets at strch time as the adjoining
property is developed.
b. A barricade shall be constructed at the end of the street by the property owners which shall
not be removed until acrthorized by the City En�>ineer, the cost of which shall be included in
the street construction cost.
c. Temporary hammerhead tzrrnouts or temporary czrl-de-sac bulbs shall be constrareted for stub
street in excess of 1 SO feet in length.
FINDING
No new street connections are proposed or could be achieved with this application. Therefore,
this criterion not applicable to this application. All properties to the east and north are developed
to the R-25 standard. Therefore, this section is not applicable to this application.
G. Street sPncing and access management. Refer tv 18.705.030.H.
H. Street alignment and connections.
1. Ful1 street connections with spacing of no more thun 530 feet fietween connections is required
except where prevented by barriers such as topogrcrphy, railroads, freeways, pre-eristing
developments, lease provisions, easements, covenants or other restrictions existing prior to May
1, 1995 which preclude street connections. A ftrll street connection may also be exempted da�e to
a regarlated water featirre if regulations woitld not permit constrtrction.
FINDING
No new street connections are proposed or could be achieved with this application. Therefore,
this criterion not applicable to this application.
2. All local , neighborhood routes ancl collector streets which abut a development site shall be
extended within the site to provide through circtrlation when nnt preclzrded 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 reconfigirre the street pattern to prvvide reqarired extensions. Land is considered
topographically constrained if the slope is greater tlran IS%fi�r a distance of 250 feet or more.
In the case of environmentnl or topographical constraints, the mere presence of a constraint is
not strffrcient to show that a street connection is nnt possible. The applicnnt mtrst show why the
constraint preclttdes some reasonable street connection.
FINDING
No existing street stubs exist adjacent to the site. Therefore, the criterion does not apply.
60
1 ..JARD COVENANT CHUR��I
PARTITION APPLICATION
3. Proposed street or street extensions shall be located to pYOVide direct access to existing or
planned transit stops, commercial services, and other neighborhoad faci/ities, 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.
FINDING
No new streets or street extensions is proposed at this time, therefore this section is not
applicable to this application.
I. Intersection anQles• Streets shal!be laid out so as to intersect at an angle 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 75°unless there is special intersection design, and:
1. Streets shall have at leust 25 feet of tangent adjacent ta the right-of-way inter.section unless
topography requires a lesser distance;
2. Intersections which are not at right angles shall have a minimum corner radizrs of 20 feet along
the right-of-way lines of the acute angle; and
3. Right-of-way lines at intersection with arterial streets shall have a corner rudius of not less than
20 feet.
FINDING
The angles of the streets that surround the site are all existing and meet the standards outlined
above. Therefore, the criterion is met.
J. ExistirrQ rights-o -wa� Whenever existing ri�hts-of-way adjacent to or withirr a tract are of less than
standard widt{a, additional rights-of-wuy sha11 be provided at the time of suhdivision or development.
FINDING
As shown on the plan, an additional 2 foot right-of-way dedication will be granted to the public
as right-of-way for SW Naeve Street at plat recordation. Therefore, the criterion is met.
K Partia!Street Improvements. Partiu!street improvements resulting in a pavement width of less than
20 feet; x>hile generally not acceptable, may be approved wlrere essentiul to reasonable developrnent
when in conformity with the other requirements of t{rese regirlutions, and when it will be practical tv
reguiYe the improvement of the other halrwlren the adjoining property developed.
FINDING
The Applicant is not proposing any partial street improvements and, as a consequence, the
requirements of this section of the Code do not apply to this land use review.
61
'� ,�iARD COVENANT CHUR�.,rI
PARTITION APPLICAT[ON
L. Culs-de-sacs. A cul-de-sac shnll be no more than 200 feet long, shall not provide nccess to greater
t{rnn 20 dwellin� irnits, and shnll only be used when environmentnl or topogrnphical constraints,
existing development pattern, or strict adherence to other standards in this code preclude street
extension and throtrgh circulation:
1. All culs-de-sac shall termrnute with a ttrrnarntrnd. U.se of ttrrnaroarnd configurations other than
circular, shal!be approved by the City Engineer; and
2. The length of the cul-de-sac shall be menst�red from the centerline intersection point of the two
streets to the radiu.r point of the hulb.
3. If a cul-de-sac is more than 300 feet long, a lighted direct pnthway to an adjacent street may be
reqzrired to be provided and dedicated to the Ciry.
FINDING
No cul-de-sacs are proposed; therefore this criterion does not apply.
M. Street names. No street name shall be used which will duplicate or be confused with the names of
existing streets in Washington Cnt�nry, except fnr extensinns of existing streets. Street names and
narmbers shall conform to the established pattern in the strrrounding area and as approved by the Ciry
Engineer.
FINDING
No new street names are proposed all public streets that surround the site exist.
N. Grades and curves.
I. Grades shall not exceed ten percent on arterials, 12%on collector streets, or 12%on any other
street (except that local or residential nccess streets may have segments with grades up to IS%
for distances af no greater than 2S0 feet), crnd
2. Centerline radii of curves shall be as determined by the City Engineer.
FINDING
No new streets are proposed with this application. If Parcel 2 is developed in the future the
requirements of this section will apply. Therefore this criteria is not applicable at this time.
O. Curbs, carrb czrts, ramps, crnd drivewati� a�proaches. Concrete ctrrbs, ctrrb czits, wheelchair, bicycle
rumps and driveway upproaches shall be constrarcted in accordance with stnndards specified in this
chapter and Section 1 S.04.080; and:
1. Concrete curbs and driveway approaches are reqtrired; except
2. Where no sidewalk is planned, an as�halt approach may be constrtrcted with City Engineer
approval;and
62
��.JARD COVENANT CHUR���
PARTITION APPLICATION
3. Asphalt and concrete driveway approaches to the property lir�e shall be built lo City
configuration standards.
FINDING
Concrete curbs, gutters and wheelchair ramps were constructed at the time the church was built
as required. A future developer of Parcel 2 will be responsible for the construction of curb cuts,
driveway approaches and sidewalks within the development abutting their lots. Improvements
will be constructed along Highway 99 that meet the requirements of this section. Review
through the building permit process will insure that the homebuilders meet the standards of this
section of the Code. Therefore, the criterion is met.
P. Streets adjacent to railroad right-of-wa� Wherever the proposed development contains or is
adjacent to a railroad right-of-way, provision shall be made for a street approximately paYallel to
and on each side of such right-of-way at a distance suitable for the appropriate use of the la��d. The
distance shall be determined with due consideration at cross streets or the minimum distance
requiYed for approach grades and to provide sufficient depth to allow screen planting along the
railroad right-of-way in nonindustrial areas.
FINDING
There are no railway right-of-ways within the immediate vicinity of the Tigard Covenant Church
site and, as a consequence, the requirements of this section of the Code do not apply to this land
use review.
Q. Access to arterials and maior collectors. Where a development abuts or is traversed by an existing or
proposed arterial or major collector street, the development design sha/l provide adequate protection
for residential properties and shall separate residential access and through traffic, or if separation is
not feasible, the design shall minimize the tra�c conflicts. The design shall include any of the
following:
1. A parallel access street along the arterial or major collector;
2. Lots of suitable depth abutting the arterial or major collector to provide adequate buffering with
frontage along anotheY street;
3. Screen planting at the rear or side property line to be contained in a nonaccess reservation along
the arterial or major 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.
FINDING
Currently, access is provided to the Tigard Covenant Church site via SW Naeve Street a local
street. No access is proposed onto SW Highway. Therefore, this criterion does not apply
63
'� i�iARD COVENANT CHUR`,rI
PARTITION APPLICATION
R. Alleys,ptrhlic or private.
1. Alleys shall be no less than 20feet in width. In commercial and industrial districts, alleys shall be
prnvided zrnless other Permanent provisinns for access to off-street parking and loading facilities
are made.
2. While alley intersections and sharp changes in alignment shall be avoidecl, the corners of
necessnry alley intersections shal!have a radius of not less than 12 feet.
FINDING
No alleys will be created and, as a consequence, the requirements of this section of the Code do
not apply to this land use review.
S. Survev monirment.s. Upon completion qf n street improvement and prior to ncceptance fiy the Ciry, it
shal! be the respon,sihiliry of' the developer's registered professionnl land strrveyor to provide
certrfrcation to the City that all bozrndary and interior monuments shall he reestablished and
protected.
FINDING
Survey monuments will be established and protected as prescribed by the Code. Therefore, the
criterion is met.
T. Private Streets.
I. Design standards for private streets shall he established by tlie City Engineer; nnd
2. The City shall rey��ire legal assurnnces fnr the contintred maintenance of private streets, such as
a recorded maintenance agreement.
3. Private streets serving more thcin six dwelling zinits are permitted only within planned
develnpments, mnbile home parks, and mirlti family residential developments.
FINDING
No private streets are proposed and, as a consequence, the requirements of this section of the
Code do not apply to this land use review.
U. Railroad cro.ssinQs. Where an adjacent development results in a need to install or improve a railroad
crossing, !he cost for sttch improvement.s muy be a condition of development approvnl, or another
eyuitable means of cost distribution shall be determined by the public works Director and approved
by the Commi,ssion.
FINDING
There are no railways in the immediate vicinity of the Tigard Covenant Church site and, as a
consequence, no railroad crossings are required.
64
1 .._iARD COVENANT CHUR�.,rI
PARTITION APPLICATION
V. Street signs. The City shall install ull slree! signs, re/ulive to trc ffic con(ro! and street numes, us
specifred by the City Engineer for any development. The cost of signs shull be the responsibility of
the developer.
F1NDING
The Applicant agrees to bear the cost of any additional street signs required. Therefore, the
criterion is met.
W. Muil6oxes. Joint mailbox facilities shall be provided in all residential developmerzts, with eaclt joint
mailbox serving at least two dwelling units.
1. Joint mailbox stratctures shall 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 upprovul by the City
Engineer/USPost Office prior to fnal npproval.
FINDING
The Applicant is not proposing to install mailboxes. Therefore, the criterion does not apply.
X. Tra�c si�nals• The location of traffic signals shall be noted on approved street Plans. Where a
proposed street intersection will result in an immediate need fvr a trafTc si�nal, a signa/ meeting
approved specifications shall be installed. The cost shall be included a,s a condition of development.
FINDING
No traffic signals are required to serve the development of the Tigard Covenant Church site and,
as a consequence, the requirements of this section of the Code do not apply to this land use
review.
Y. Street liQht standards. Street lights shall be installed in accordunce with regulations adopted by the
City's di�-ection.
FINDING
Street light will be installed as required at the time of future improvements. Therefore, the
criterion is met.
Z. Street name si� Street name signs shall be installed at all street intersections. Stop signs and
other signs may be required.
65
'� ��ARD COVENANT CHUR..,rI
PARTITION APPLICATION
FINDING
The Applicant agrees to bear the cost of any additional street signs if required. Therefore, the
criterion is met.
AB. Trcrffic calming. When, in the opinion of the City Engineer, the proposed development wil!create a
negative traffic condition on existing neighborhood streets, such as excessive speeding, the
developer may be required to provide traffic culming meastrres. These measures may be reqarired
within the development and/or offsite as deemed appropriate. As an alternative, the developer may
be required to deposit firnds with the City to help pay for traffrc calming meastrres that become
necessary once the development is occupied and the City Engineer determines that the additional
traffic from the development has triggered the need for traffic calming measures. The City
Engineer will determine the amount oj funds reqarired, and will collect said fi�nds from the
developer prior to the issunnce of a certificate of occaspancy, or in the cnse of strbdivision,prior to
the approva!of the final plat. The ftrnds will be held by the City for n period of five (5)yenrs from
the date of issuance orcertificnte of occupancy, or in tlte case of a st�bdivision, t{re date of final plat
approval. Any firnd.s not used by the Ciry within the five-year time period wi11 be refirnded to the
developer.
FINDING
No traffic calming measures are proposed. Therefore, the criterion does not apply.
AC. Traffic study.
1. A traffic study shal!be required for all new or expanded uses or developments a�nder any
of the following ciYCUmstances:
FINDING
A Traffic Impact Analysis should not be required for this application since the amount of traffic
generated by the Tigard Covenant church would remain the same until future development.
18.810.040 Blocks
A. Block Desi�n. The length, width and shape of blocks shall be designed with due regard to providing
adequute building sites for the use contemplated, consideration of needs for convenient access,
circulation, control and safety of street traffic and recognition of limitations and opportttnities of
topography.
B. Sizes.
l. The perimeter of blocks formed by streets shall not exceed 2,000 feet meusured along the
centerline of the streets e.rcept:
a. Where street location is preclarded by natural topography, wetland.s or other bodies of water,
or pre-existing development; or
b. For blocks adjacent to arterial streets, limited access highways, collectors or railroads.
c. For non-residential blocks in which internal public circulation provides eqi�ivalent access.
66
� �.iARD COVENANT CHURL,rI
PARTITION APPLICATION
FINDING
No blocks are proposed or will be created with this application. Therefore, the criterion does not
apply.
Z. Bicycle and pedestriun connections on public easements or right-of-ways shall be provided when
full street connection is exempted by B.1 above. Spacing between connections sha[l be no mnre
than 330 feet, except wlrere pYecla�ded by environmenta! or topographicnl consh-arnts, existin�
development patterns, or strict adherence to other standards in the code. (Ord. 02-33)
FINDING
The subject site is adjacent to an arterial and is exempt from the requirements of this section per
B.l.b above.
18.810.050 Easenrents
A. Eusements. Easements for sewers, drainage, water mains, electric lines 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 drainuge right-of-
way conforming substantially with the lines of the watercourse.
B. Utilitv easements. A property owner proposing a development shall make crrrangements with the
City, tlre applicable district and each utility franchise for the provision and dedication of utility
easements necessary to provide ful!services to the development. The City's stundurd width for public
muin line utility easements shall be I S feet unless otherwise s•pecified by the utiliry company,
a��plicable district, or City Engineer.
FINDING
All easements have been designed to meet the standards of lhis section of the Code and have
been shown on the preliminary development plans that have been submitted with tl�is
application. The Applicant will continue to work with the City and applicable districts and
utility franchises with regard to the provision and dedication of all utility easements necessary to
provide full services to the proposed partition. Therefore, the criterion is met.
18.810.060 Lots
A. Size and shape. Lot size, width, shape and orientation shal! be appropriule for Ihe locution of the
development and for tlre type of use contemplated, and:
1. No lot shal!contain part of an existing or proposed pub/ic right-of-way within its dimensions;
l. Tlre depth of all lots shal!not exceed 2-1/2 times the averuge width, unless the parcel is less than
1-1/2 times Ihe minimz�m lot size of the applicable zoning district;
3. Depth crnd width orproperties zoned for commercia!and industriul parrposes shall be adequate to
provide for the off-street parking and service facilities required by the type oJuse proposed.
67
'1 ��iARD COVENANT CHUR..,rI
PARTITION APPLICATION
FINDING
The Tigard Covenant Church site is zoned R-25, a Medium to High Density Residential District,
and the Applicant is proposing to partition the site into two (2) large parcels over two acres in
size. There are no lot width requirements in the R-25 zone. Right-of-way has not included in any
lot area. Lot depths of Parcels 1 or 2 are not greater than 2.5 times its width. Therefore, the
criterion is met.
B. Lot frontuge. Each lot shall abut upon a public or private street, other than nn alley,for a width nf nt
least 25 feet unless the !ot is created through a minor land partition in which cuse Subsection
18.162.050 (C) applies, or zenless the lot is for an attached single family dwelling unit, in which case
the lot frontage shal(be at least 15 feet.
FINDING
As the Preliminary Plat indicates, both of the proposed parcels have at least 25 feet of frontage
on a public street or private drive. Therefore, the criterion is met.
C. Thf°oa�gh lots. Throtrgh lots s{aall be nvoided except where they are essentiul to provide separation of
residential development from major traffic arterials or to overcome specrfic discrdvantn�es of
topography and nrientation, nnd:
1. A p/anting buffer at least ten feet wide is required afizrtting the arterial rights-of-way; and
2. All throargh lots shal!provide the required front yard setback on each street.
FINDING
No through lots are proposed. Therefore, the criterion does not apply.
D. Lot side lines. The side lines of lots, as far as practicable, shall be at right ang/es to the street upon
which the lots front.
FINDING
New Side lot lines will not be created as a result of this application. Front and rear lot lines will
be created for Parcel 1 and 2; therefore this section is not applicable.
E. Large lots. In dividing tracts into lnrge lots or parcels which at some futzrre time are likely to be
redivided, the Commission may reguire that the lots be of such size and shape, cmd be so divided into
building sites, nnd contain st�ch site restrictions as will provide for the extension and opening of
streets nt intervals which will permit a subseqzrent division of any tract inlo lots or parcels �f smaller
size. The land division shall be denied if the proposed large development !ot does not provide for the
future division of the lots and fi�ture extension of public facilities.
68
1 .�iARD COVENANT CHURLrI
PART[TION APPLICATION
FINDING
Parcel 2 could be divided in the future and has been sized appropriately to accommodate a future
re-division.
18.810.070 Sidewalks
A. Sidewalks. All industrial streets and private streets shull huve sidewulks meeting City standurc�s
along at least one side of the street. All other streets shall {rave sidewulks meeting City stundards
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
B. Requirement of developers
1. As part of any development proposal, or change in use resulting in an additiorau! 1,000 vehicle
trips or more per day, an applicant shall be required to identify direct, safe (1.25 x the strai�ht
line distance) pedestrian routes within 1/2 mile oj their site to all transit faci/ities 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 oJf-site if justified by
the development.
2. If there is an existing sidewalk, on the same side of the street as the development, within 300 feet
of a development site in either direction, the sidewalk shall be extended from the site to meet the
existing sidewalk, subject to rough proportionality (even if the sidewalk does not serve a
neighborhood activiry center).
FINDING
The Church will build the improvements along Highway 99 to the standards set forth by the City.
The Church has requested the improvements to be postponed until future development.
C. Planter strip requirements. A planler 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 ulready exist on predominunt portions of the
street; it would conflict with tlte utilities, there are signi�icant natural features (large t�ees, 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 (1 S feet ur 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.
FINDING
SW Pacific Highway will be designed to have a 5.0-foot wide planter strip. The curbside
sidewalk has been constructed along SW Naeve Street during the initial construction of the
church and is in predominant portions of the street. This requirement has been met or will be
met upon future development.
69
'i �ilARD COVENANT CHUR�.rI
PARTITION APPLICATION
18.810.080 Priblic U.se Areas
A. Dedication requirernents.
1. Where a proposed park,playground or nther public use shnwn in a development plan 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 sirbdivision, provided that the reservation or
dedication is roargh/y proportionul to the impact of the subdivision nn the park system.
2. Where considered desirafile by the Commission in accordance with adopted comprehensive Plan
policies, and where a development plan of the City does not indicate proposed pzrblic use areas,
the Commission may require the dedicntion ar reservatinn of areas within the stibdivision or sites
of a chnracter, extent and location szritable for the development of parks or other public use,
provided that the reservation nr dedicatinn is rot�ghly proportional to the imp�rct of the
strhdivision on the park system.
B. Acqtfisition by public agency. If the developer is reqtrired to reserve land area for a park,
playgroiind, nr other public trse, such land shall be ncytrired by the aPpropriate ptrblic agency within
18 mnnths following plat �rpprovnl, at a price agreed upon prior to �rpproval of�the plat, or strclr
reservation shall be relec�sed to the subdivider. (Ord. 99-22)
FINDING
No public use areas are being proposed with this application and, as a consequence, no
dedication or acquisition of these areas is required and the criterion does not apply.
18.810.090 Sanitary Sewers
A. Sewers reyirired. Snnitary sewers shall be installed to serve each new development nnd to connect
developments to existing mnins in uccordance with the provisions set forth in Design and
Constrtrction Standards for Sanitury and Sarrface Water Management (as adopted by the Unified
Sewerage Agency in 1996 and incltrding any firttrre revisions or nmendments) and the adopted
policies of the comprehensive plan.
B. Sewer plun u�proval. The Ciry Engineer shall a�prove all sanitary sewer plans and proposed
systems prior to issuance of development permits involving sewer service.
C. Over-sizin�. Proposed sewer systems shall include consideration of additional development within
the area as projected by the Comprehensive Ylan.
D. Permits denied. Development permits muy be restricted by the Commission or Hearings Officer
where a deficiency exists in the existing sewer system or portion thereof which cunnot be rectified
within the cleve/opment and which if not rectified will restrlt in a threat to public heulth or safety,
surcharging of existing muins, or violations of state or federa! standard.s pertaining to operation of
the sewage treatment.sy.stem.
FINDING
As shown on the proposed plans, a sanitary sewer system has been designed to serve parcel 2.
This system will tie into the existing line that is located in the SW Naeve Street right-of-way.
Therefore, the criterion is met.
70
� .�iARD COVENANT CHUR�rI
PARTITION APPLICATION
18.810.100 Stor�n Drainage
A. Genera!provisions. The Director and City Engineer shall issue a development permit only where
adequate provisions for storm wuter and flood water runoff have been made, and.•
1. "1'he storm water druinage system shall be separute and independent of any sanitary seweruge
system;
2. Where possible, inleis shall be provided so surface water is not carr-ied across any intersection oY
allowec!to.Jlood any street; and
3. Surfaee wuter�druinage patterns shall be shown on every development proposal plan.
FINDING
The existing drainage system has been designed and was constructed to meet the storm drainage
standards on Parcel 1 no modifications to the system are needed at this time. A future
stormwater drainage system can be designed to serve a future development on Parcel 2.
Stormwater will be transported by pipe to a stormwater quality and detention facility located in a
subterranean vault near SW Pacific Highway. Stormwater will be discharged in a controlled
manner from the tc-eatment facilities into the downstream system tliat serves tlie area. Ttie
existing stormwater drainage system has adequate capacity to serve a future development.
Therefore, the criterion is met.
B. Easements. Where a developrnent is traversed by a watercourse, drainageway, channel or ,stream,
there shall be provided a storm water easement or drainage right-of-way conforming substantiully
with the lines of such watercourse and such further width as will be adeyuate for conveyance and
maintenance.
FINDING
No watercourse, drainage way, channel, or stream exists on site. As a consequence, the
requirements of this section of the Code do not apply to this land use review.
C. Accommndatinn n�ipstream draina� A culvert nr nther drainuge facility,shall be lurge enou�,�h tn
accommodute potential runoff from its entire upstreum drainage area, whether inside or outside the
development, and:
1. The City Engineer shall a�prove the necessary size of the facility, based on the provisions of
Design und Construction Standards for Sanitary and Surface Water Management (as adopted by
the Unified Sewerage Agency in 1996 and including any future revisions or amendments).
FINDING
The upstream drainage system is fully developed, and the existing private storm facilities on
Parcel 1 were designed and constructed to meet all applicable stormwater management
standards. Therefore, the criterion is met.
71
r1 �c�ARD COVENANT CHUR�,rI
PARTITION APPLICATION
D. E(�fect on downstream drainage. Where it is nnticipated by the Ciry Engineer that the additional
rzrnoff restrlting from the development will overload an existing drainage faciliry, the Director and
Engineer shnll withhold approval of the development unti! provisions have been made for
improvement of tlie potential condition or t�ntil provisions have been made for storage of additional
runoff caused by the development in accordance with the Design and Construction Standards for
Scrnitary and Surface Water Management (as adopted by the Unified Sewerage Agency in 1996 and
including any future revisions or amendments).
FINDING
The developed part of the Tigard Covenant Church site that is located on Parcel 1 is small in
relationship to the downstream existing drainage and development; no new impacts are
anticipated until future development occurs on either Parcel 1 or 2. At the time of future
development and in the event the City Engineer determines the existing drainage would be
overloaded as a result of any new development, the applicant will comply with the Director's
recommendations.
18.810.110 Bikeways an�t Pedestrian Pathways
A. Bikeway extension.
1. As a standard, bike lanes shall be required along all Arteria! and Collector routes and where
identified on the Ciry's adopted bicycle plan in the Transportation System Plan (TSP).
2. Developments adjoining proposed bikeways identified on the City's adopted pedestrinn/bikeway
plan shal!incltrde provisions for the futtrre extension of such bikeways thrnirgh the dedication of
easements or rights-qf-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 reguired in this doctrment and
on the adopted bicycle plan.
B. Cost of cnnstrzrction. Development permits issued for planned zmit developments, conditional use
permits, sarbdivisions and other developments which wil!principally benefit from such bikeways shall
be conditioned to inclttde the cost or constrttction of bikeway improvements in an amount roughly
proportional to the impact of the development.
C. Minimttm width.
1. Minimtrm width for bikeway.s within the roadway is five feet per bicycle travel lane.
2. Minimzrm width marlti-use paths separated from the road is ten (10)feet. The width muy 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(S)feet.
4. Design standard.s for bike and pedestrian-ways shall be determined by the City Engineer. (Ord.
02-33, Ord. 99-22)
72
11...TARD COVENANT CHURL�I
PARTITION APPLICATION
FINDING
At the time of future development the appropriate public improvements plans will be submitted.
Therefore, the criterion does not apply.
18.810.120 Utilities
A. Undergrocmd utilities. A!! utility lines including, but not limited to those required for e(ectric,
canmunication, lighting and cable television services and related faciJities shall be placed
underground, except for surface mounted transformers, surface mounted connection boxes and meter
cabinets whicl� may be placed above ground, temporary t�tility service facilities during construction,
higlr capacity electric lines operating at 50,000 volts or above, and.�
1. The developer shall make all necessary arrangements with tlae serving utility to provide Ihe
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 constrtrcted prior to the surfacing of the streets; and
4. Stubs for service connections shall be long enough to avoid distz�rbing the street improvements
when service connections are made.
B. Information on developrnent plans. The applicant for a development shall 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 lrerein shull fie submitted to
the City Engineer for review and approval; and
2. Care shall be taken in all cases to ensure that above ground equipment does not obstruct vision
clearance areas for vehicular traffic.
FINDING
There are existing overhead utility lines across SW Naeve Street (on the south side of the street)
that are adjacent to the Tigard Covenant church site and as required by this section the existing
overhead utilities will be undergrounded. The Tigard Covenant Church will pay for half('/z) of
the cost or the (fee in-lieu @ $35.00) to the City of Tigard to underground the overhead lines
across the street as required by this section. The other '/2 of the cost to underground the overhead
utility lines will be the responsibility of the future development (Dezfulli Auto Sales) currently
under construction across the street.
If and when development occurs on Parcel 2 all specified underground utilities will be designed
to the standards established by this section of the Code. Exceptions to utility under-grounding
including surface mounted transformers, surface mounted connection boxes and surface mounted
meter boxes. All necessary easements will be shown on final development plans for all
underground utility facilities and those plans will be submitted to the City Engineer for review
and approval. Therefore, the criterion is met.
73
'i �ilARD COVENANT CHUR..,rI
PARTITION APPLICATION
I8.810.130 Cash or Bond Reqirired
A. Gunrantee. Al!improvements installed by the developer shall be guaranteed as to workmanship and
material for a period of one year following acceptunce by the Ciry Cnzrncil.
B. Cash deposit or bond. Such gz�arantee shall be seccrred by crrsh deposit or bond in t{ze amoarnt of the
vulue of the improvements as set by the Ciry Engineer.
C. Compliance requirements. The cash or bond shall comply with the terms and conditions of�Section
18.430.090.
FINDING
The Applicant will secure a bond for all improvements that will be required as part of any future
development. The bond will comply with the terms and conditions of Section 18.430.090.
Therefore, the criterion is met.
18.810.140 Monuments
A. Replacement reyuired. Any monuments that are disti�rbed before n!!improvements are completed by
the st�bdivider shall be replaced prior to ftna!acceptance nf the improvements.
FINDING
The Applicant would replace any monuments that are disturbed if any prior to completion of all
future improvements. Therefore, the criterion is met.
18.810.1 SO Installation Prerequisite
A. �proval required. No public improvements, incltrding sunitury sewens, storm sewers, streets,
sidewalks, curbs, /ighting or other requirements shall be undertaken except crfter the pluns have been
approved by the City,permitfee paid, and permit issared.
B. Permit fee. The permit fee is reqirired to defray the cost and expenses incurred by tire City for
construction nnd other services in connection with the improvement. The permit fee shall be set by
Council resolutron.
FINDING
No public improvements will be undertaken on the Tigard Covenant Church site until the
appropriate plans have been approved by the City, permit fees have been paid and permits have
been issued. Therefore, the criterion is met.
18.R10.Ih0 Installation Confarmation
A. Conformance reqtrired. In addition to other requirements, improvements instnlled by the developer
either ns a reqzrirement of these regzdations or at his own option, shall conform to the regarirements of
this chapter and to improvement standard.s and specificatinns followed by the Ciry.
74
1 ..�ARD COVENANT CHURLr-I
PARTITION APPLICATION
B. Adopted instullation standards. The Stundurd Specificutions for Public Worlcs Conslruclion, OregJon
Chapter A.P.W.A., and Design and Construction Standards for Snnitary and Surface Water
Management (as adopted by tlte Unified Sewerage Agency in 1996 and including any future revisions
or amendments) shall be a part of the City's adopted insta[lation standard(s); other standards may
also be required upon recommendation o��the City Engineer.
FINDING
All improvements installed by the Applicant will conform to the requirements of this chapter and
to improvement standards and specifications followed by the City. Therefore, the criterion is
met.
18.810.170 Plan Check
A. Submittal reyuirements. Work shall not begin until construction plans and construction estimates
have been submitted and checked for adeyuacy und approved by the City Engineer in writing. The
developer can obtain detailed information aboart submitta!requirements from the City Engineer.
B. Compliance. All such plans shall be prepared in accordance with requirements of the City.
FINDING
It is anticipated that no construction of any type to occur at this time. At the time of future
development construction plans and construction estimates will be submitted, checked for
accuracy and approved by the City Engineer in writing. All plans will be prepared in accordance
with requirements of the City. Therefore, the criterion is met.
18.810.180 Notice to Ciry
A. Comrnencement. Work s�tall not hegin until the City has been notrfied in ndvance.
B. Resumption. If work is discontinued for any reason, it sha!!not be resarmed unti!the City is not f ed.
FINDING
As required above the City would be given advance notice before any work commences on the
site. Therefore, the criterion is met.
18.810.190 City I�:spection
A. Inspection of improvements. Improvements slrcrll be constructed under the inspection and to the
satisfaction of the City. The City may reyuire chunges in typical sections and details if unusual
conditions arising during constrarction wurrunt such changes in the public interest.
FINDING
The Applicant understands and accepts that all future improvements will be inspected by the
75
'i �ilARD COVENANT CHUk�,rI
PARTITION APPLICATION
City, must be built to the City's satisfaction and that unusual site conditions may force changes
to construction plans, sections or details. Therefore, the criterion is met.
18.810.200 Engineer's Certification
A. Written certi�cation required. The developer'.s engineer shal!provide written certification of a fnrm
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 nperation cend maintenance.
FINDING
No new development is proposed as a result of this application. If and when future development
occurs on Parcel 2 the owner or developer's engineer will provide written documentation to
certify that all improvements, workmanship and materials meet current and standard engineering
and construction practices. This certification will be submitted for review and approval prior to
the City's acceptance of the subdivision's improvements. Therefore, the criterion is met.
CONCLUSION
Based upon compliance with all applicable review criteria as addressed herein above, the Tigard
Covenant Church requests the City of Tigard approve this application for a two (2) lot partition.
The church requests that the City allow the site to remain in an undisturbed state unlil future
development. At the time of future development all public and private improvements required
by the City will be designed and constructed to the City's satisfaction.
76
1��ARD COVENANT CHURL��
PARTITION APPLICAT[ON
IMPACT STUDY
SANITARY SEWER SYSTEM
The sanitary sewer system has been designed and constructed to serve the existing church on
Parcel 1. Parcel 2 will tie into the existing line that is located in the SW Naeve Street right-of-
way and from there into the existing sanitary sewer system. The existing sanitary sewer system
has adequate capacity to serve future development on Parcel 2.
STORMWATER SYSTEM
A stormwater drainage system has been designed and constructed to serve Parcel 1. Stormwater
will be required to be transported by pipe to a stormwater quality and detention facility located in
an underground vault near SW Pacific Highway when and if Parcel 2 is developed. Stormwater
will be discharged from the treatment facilities into the existing drainage system that serves the
area. The existing stormwater drainage system has adequate capacity to serve a future
development on Parcel 2 if and when it is developed. A final storm system analysis will be
included with the final construction drawings for Parcel 2 if and when it is developed.
WATER SYSTEM
Impacts to the general-public, existing public water system and affected adjacent private
properties will be minimal due to the fact that no new development will occur at this time. There
is currently an existing 8" public water line within SW Highway 99 and SW Naeve Street both
public right-of-ways. Improvements to the existing City of Tigard water system are not
necessary. Parcel 2 will require a water meter and lateral from the main lines that are available
in both public rights of ways surrounding the site. The individual water service for Parcel 2 will
occur entirely within a public right-of-way. Parcel 1 is already connected to public water and
will require no additional improvements.
Water is available to the site with enough volume and pressure to accommodate any future
development. If an when future developtnent occurs final construction drawings can be
submitted for the water system to be analyzed to determine the need for a pressure reducing
valve within the project boundaries.
TRAFFIC SYSTEM
Currently, access is provided to the Tigard Covenant Cliurch site via SW Naeve Street. If and
when Parcel 2 is developed both parcels would take consolidated access to the site via the
existing accessway that intersects with SW Naeve Street.
A future internal private street plan has been included for Parcel 2 with this application showing
a possible development scenario for this parcel. The internal easement could be extended in a
logical fashion, providing access parcel 2 and addressing circulation options within the site. No
new streets could be provided to link the site Tigard Covenant Church site to any existing
77
'� �iJARD COVENANT CHUR�,t-I
PARTITION APPLICATION
neighborhood and connectivity throughout the study area. The existing circulation system has
adequate capacity to serve the both proposed parcels.
The internal "circulation area" is an existing private accessway within the Tigard Covenant
Church. It is paved with internal parking, curbs, internal planter strips, and interior sidewalks.
PARKS
There are several schools and parks within five miles of the site. These areas could provide
playground equipment, sport courts and play fields if and when residential development occurs
on Parcel 2. Together these facilities would be capable of accommodating the recreational needs
any future residents on Parcel 2. There is also an existing playground facility located on Parcel 1
that is currently utilized by the Tigard Covenant Church for outside extra curricular activities...
NOISE
This application involves a two-lot partition. No new development or construction is proposed
on either Parcel at this time and as a result no new noise associated with development will occur.
Given the subject site is adjacent to existing multi-family residences, noise impacts associated
with any future development and public improvements would be compatible based upon land use
and will therefore be minimal. In the event of any future construction there will be short-term
noise associated with site development. These impacts are mitigated through the noise
regulations set by the City of Tigard Municipal Code during development and limit construction
to the timeframes established by the Code conditions imposed by the City during the plat
approval process.
78
CLEAN WATER SERVICES
�
I
I
�� Feb , 20 • 2007 11 :39AM N WATER SERVICES 503 6814439 No.1184 P . 1
�■ rr.U, IY, LUU� 1U:��r+N . .,,ni� IYI�IYIUIVHULC H��JVI. IYU, ( 14� f. 2
■ .
�� _,1 ,-� ,;•,-- ., .„, ..._ .I, .�
Y . 11;� . � _: _ �;; �. ,����
, �.:
�, FEB I � ZOU7 '
�
FileNumher � �_OClOS"S/,3
By— r��tez �Services
�G�:.__^
Our commitment i5 �l�e�. Sensitive Afea Pre-Screening Site Assessment
JurisdiCtlon �� �(di Date ��ka,. �e�; 2-;;e4^�!
Map &Tax lot 7„5��y 1°��• ;'�,��t, Owne� �; °`� ^ ry,L� ��
Applicant
3iteAddress 113�� .5.�,•�•9 t�l�-c�,o�. S�s Comp�ny�
Addross �.�'�w•� �-.,9 �4 y ,-�����
Proposed Activity � �„6; 1�f-�h;�� ��ty Stato Zip • � �-�7 � � .
Phonn �,p -Co 'e9 --3�-t 5�^-
Fax ���^ (e� �4� 1� ��
O�clal usa only Delow Nls lfns
Y N NA Y N NA
� � � Sensi�ive Area Composite Map Stormwater Infrastructure maps .
Map,st . �Z S/(�/f1 ❑ ❑ � qS# Y6/8
� � � Locally adopted studies or maps Other
Specify I� L� I...I Specify ��..:,�/ ��,��t
Based on a review of the above infvrmatlon and the requirem�nts of Clean Water Services
Dasign and Construction Standards Resolution and Order No,oa-9:
� Sensltive areas pote�tially exist on site or within 200' of r.he sitc. THE APPLICANT
MUST PERFORM A SITE CERTIF{CATIOPt PRIOR TO ISSUANCL OF A S�RVtCE
PROVIDER. If Sensitive Areas exlsi on the site or witfiin 200 fect on adjacent
properties, a Natural Resourc�s Assessment Repo►t may also br required_ �
❑ Sensitive areas do not appear to exisl on site or within 200' of tho site_ This p�c-
screening site assessment does NOT eliminate the need to evalu�to and protcct
water qualiry sensitive areas if they are subsequently discovered. ThiS docurn�:nt
will serve as your Service Provider letter as required by Rasolution and �rder
04-9, Section 3.02.1. All required permits and approvals must be obtair,ed �nci
completed under app(icable local,state, and federal law.
� � The proposed activity does not meet the definition of development. NO S1TE
ASS�SSMENT OR SERVICE PROVIQER I.ETTER IS REQUIR�D.
Revifewer Commente,:
---._/__1.. _.. ._ .. --
Reviewed By: __�; '*i'�- ��— _ . Date: .2J.�o/G�
(_)ffici��l use ur�l
Post-It°"Fax Note 7671 �91e,? ,2p Q� Dag°es� 6 y
To From ,�it?!1.�r'it r:d!U.Cl/7 j.irl f.r7Yt(
� I�1Q1l� f ilT � � U11Y�I�i�'/ �
C0./Dept C0. "' -
f'hone# f'hnne p ��1?C—�L��J�r/� �f}� �
s�3-6�•- s�� —
��x a So G `�. � Fex a .—._.. .... ... ,. _._
� Feb . 20 . 2G01 11 : 39AN� ,N WATER SERVICES 503 6814439.• No�7184 P . 2
( %, / %�.
.
�
.` \
'�}
��
r,i.
� �•
' �W�
• I.
:-. /
/ -'i�r.. � .. ._ .
r+I: ; ..
�..r.��' ,��:. �
y;y._ �•.�.y' , i�� .
''�.i� >��.'. , . ...
�?'�f
�
5 I .�,
��'' �
Fm ti
� � '' �
♦ 0 � � V
a���'4�y• a� .
�,;��,�,•�n • .
��
V :' k '
�� ., n''.
���', ,�� � ;�'�
�" � -'
r ��
�",�;7 i r.
� .�M M Y:�A I I .
� F �t� � � ,
t�I r
i��t+� �
!a ��. r M���,���,�jz{
, . � fiya�.�, .
�; � i, ,�, ,
' y � i,� ��;�G11�
� . � C"'�.�� a�
r..
1 r
;i.• �
;�I+; � . `5... .
�a. r
�•�,. '-�� -
%. ,3�k
�. � �:
i: '� ���2.�':�
E�,.l"'„j...
�Y
� �� �
3 °�'
�
�\.
.!��
���
CleanWater Services
Our commitment is clear.
April 04, 2007
HARRIS - MCMONAGLE ASSOCIATES, INC.
12555 SW Hall Blvd
Tigard, OR 97223
RE: Service Provider Letter CWS ER File 07-000543
Tax map 2S110DB Tax lot 00300
Proposed Activity: 2-Lot Partition
Clean Water Services has received your Sensitive Area Certification for the
above referenced site. District staff has reviewed the submitted materials
including site conditions and the description of your project (see attached). Staff
concurs that the above referenced project will not significantly impact the existing
Sensitive Areas found near the site. In light of this result, this document will
serve as your Service Provider letter as required by Resolution and Order 04-9,
Section 3.02.1. All required permits and approvals must be obtained and
completed under applicable local, state, and federal law.
This letter does NOT eliminate the need to protect Sensitive Areas if they are
subsequently identified on your site.
If you have any questions, please feel free to call me at (503) 681-3613.
Sincerely,
--- --
�
�
..�:�-�-� �-
�r:
� Julie Wirth
Environmental Plan Review
Attachment (1)
2550 SW Hillsboro Highway• Hillsboro, Oregon 97123
Phone:(503)681-3600• Fax:(503)681-3603 •www.CleanWaterServices.org
dttr Ctnu nvnu • � � ,
f 1 I ------------------------ SITE INFORMATION
1-.- - 1 , �
___;; _.__ .
�------------ - " --, i r % ' 11321 SW NAE�E STREEf
T I � I
!.-- � �� 11GARD. OR. 97224
--- � � ,i � /� �� GROSS SITE AREA= 5.31 ACRES
-\�\ � I f� I ( � TAX MAP 2S710DB00300
� 1 � 'i � '
O� NW 1/4 OF SE 7/4 SECTiON 10,
� �� � / J ; �,� TOWNSHIP 2-SOUTH RANGE 1-WEST,
�� � i / �� PARCEL 2 �'P TIGARD, WASFIIN TG ON COUDNT�`f, OREGON
� 97,886 S.F.
\�� � /� I ,;� f ;� 2.24 ACRES
�� �/ I i �' � �'
�\ � � I ; I 1;
� 'I� r, 7 % '
! 11� v�l i� I i
W
i� r J ' ';' , ,'
, � , , ''`�5 E� �(,� 6 � .000��
Q 2
�� � ' � o ���� � �� r�a„ Approved
1 1 � o� � '� + ! �
� , � ml � rs�' ;' ;�g�' � Clean Water Services
1 !� _ ; 2 r' ; ,�°i ��'7 v 1/'Gr)v✓f 1-E.J'�- � �,a i1 1 (t;,,�
,' ,'i �°,�' , :; � ,r r�� By date �
0
1 1! �.I , ZI , ,�' .
1 1 I 3i �l m r i �`�--- / _ (�
�� <<�� =1 � ;�I f� ,I ,r}--', �_ s�� '{f1�Gl�rrr�n,�
I I I Ul r O J � ���-__\�.�' P'"�
/ � �i 2 i � i y'� ' ` ±�
i r �� � � , ; 1 : �'' � .�o
i� 4 ; ; � � !,l �_ ,�
i , , > , > > '� , � P
� I1 l �'3' ! �, �J �``,! ` `��` ��
� j �I f i i �1 �`` 2S 1 10DB TL 20C
, , , z , . , 1�. � ,
; �
! � � �� �� , , ���� �
, , ��,�
, �� , ,
` ! �i U i� i l ���
� , �
j �S ; a, 1 ; � � �1/,^�.
I t �� d � � 1 � 1 / �' ^\ .4�/ `�.
I �i � i � / �
l� I! r ;'f� � � + � 2S 1 lODB TL 3�0 �PARCEL �� �*�°°`"� m� �
I I +� n ; i 5.31 ACRES � 132,587 S.F.��--- �
j � � ��r � r, � � ���_ ` `3.04 ACRE�Sa�NG�CNURCH �
� � 1 ; 1 � .,� ; , �\ s.soo�sauu��r ,
� • � �
! �r ' ' 'i � �� i a j���� � ' •�v. ``�`� � I
.
1 1 �i i�� , � �� �`� � �
� r � ; � • :� ,
! �1 , + '� `-z._ °�� ``�� � �� ,
/ t , � ��, -. 1.�/ ��'',�- ., ; - f l � �
� � 1 A� '�.. `���9� `/ � 6 L t �J
1 i ; I /� �?,qR '.- �
�r ! ` .� \r . �1J �� � `d � �,
1 fl ' 1� � `� \ `8 _ J �� qL�1 �` 66 �/�r .
I I 1 I � `��� � •1�. ' `Y,, . . . ' // •✓
� I � � . b � '� //i�'M' /�
I i :`r I � 2'ROW D ICAi10N�'�` 7\ -��•� r ,
/ ' l ��' r
I ,' f � l \ _'�_�~�'�. ������yP�l%/ ��i�
r � '� /// � FUTURE DEZFUW AUTO SALES SI7E LOCATION ��._ _ :� •
� � Q� '�r N
f � t �:--.__ ` ` _.-"� y
i ' ! 2S 1 t 00B TL 1200 ��—-��\` �` ,�� /��� �O�j� '���.
� ^�.:. / � �1
� e '
� i �----------------------1 � '_-"_. / ��
� �
� � � ;l � .- - �- ���zs i i ooe TL 20o W E
� � / � � j \✓� ;!:
I i ! � ':� �-\ 1��
1 � � � �i� • '• \ ri
� % � I �� /� \��'��
,
� ; l I i� � ``'�4� S
� � �i /� ��� �\\ ,\ .�`,_
� � � �� � '��
/ I � �' ' �� �� �� 0 60 120
/ / � ��`�
r/ �/ /� /� 2S 1 1�OB TL 1300 �� ` �\` \ . SCALE: 1�=60�
/ � �
DESIGN:
"`� C01�""T �' TIGARD COVENANT CHURCH
11321 SW NAEVE STREET
TIGARD, OR 97224 oW�wn:
PH: 503-639-3084 FAX: 503-639-2224 °Aii �'
s�,a,o� 1
HARRIS-Mc3I0NAGI,g ASSOCIATES, INC. w,,E
ENGINEEF2S-SURVEYORS CNECKED: �• a BQ• �
�zsss s.w. w� e�w. 11321 SW NAEVE STREET
TIGARD, OR 97223-6287 ��'� 1
PHONE 503 639-3453 x
�
� I
Q �
r
TREE ASSESSMENT
March 30, 2007
Tigard Covenant Church
11321 SW Naeve St.
Tigard, OR
CC: Harris McMonagle, Steve Bloomquist
ID Common Name Specie DBH Condition Additional Comments
#
1 Sweet Cher Prunus avium 10 Good
2 Willow Salix 8 Poor 2 stems: 6 6
3 Black Cottonwood Po ulus trichocar a 24 Fair
4 Black Cottonwood Po ulus trichocar a 12 Fair
5 Black Cottonwood Po ulus trichocar a 40 Fair 2 stems: 26 33
6 Black Cottonwood Po ulus trichocar a 21 Fair
7 Willow Salix 17 Poor 2 stems: 15 7 cavities histor of limb failure
8 Bi Leaf Ma le Acer macro h ilum 11 Fair 2 stems: 7 8
� Bi Leaf Ma le Acer macro h Ilum 13 Good
10 Bi Leaf Ma le Acer macro h Ilum 20 Fair 5 stems: 9 9 8 10 9
11 Bi Leaf Ma le Acer macro h Ilum 20 Fair 4 stems: 10 10 10 9
12 Sweet Cherr Prunus avium 12 Fair
13 Sweet Cher Prunus avium 6 Poor
14 Sweet Cher Prunus avium 9 Poor 2 stems: 7 6
15 Sweet Cherr Prunus avium 8 Fair
16 Sweet Cher Prunus avium 8 Poor
17 Sweet Cherr Prunus avium 6 Poor
18 Sweet Cher Prunus avium 7 Fair
19 Sweet Cher Prunus avium 10 Fair
20 Sweet Cher Prunus avium 7 Fair
21 Sweet Cherr Prunus avium 7 Fair
22 Sweet Cherr Prunus avium 6 Fair
23 Sweet Cherr Prunus avium 10 Fair
24 Sweet Cher Prunus avium 12 Fair
25 Sweet Cherr Prunus avium 7 Fair
26 Sweet Cherr Prunus avium 7 Fair
27 Sweet Cherr Prunus avium 12 Fair
28 Bi Leaf Ma le Acer macro h Ilum 20 Fair
29 Euro ean white Birch Betula endula 10 Fair
ID Common Name Specie DBH Condition Additional Comments
#
SO Euro ean white Birch Betula endula 16 Poor Basal cavit
31 Dou las Fir Pseudotsu a menziesii 25 Good
32 Euro ean white Birch Betula endula 8 Poor
33 Dou las Fir Pseudotsu a menziesii 22 Good
34 Willow Salix 12 Poor 3 stems: 6 6 8 cavities
35 Willow Salix 11 Poor 2 stems: 7 8
36 Scotch Pine Pinus s Ivestris 19 Good Ma be off ro ert
37 Bi Leaf Ma le Acer macro h Ilum 10 Fair
38 Scotch Pine Pinus s Ivestris 8 Poor Ma be off ro ert
39 Dou las Fir Pseudotsu a menziesii 33 Good
40 Scotch Pine Pinus s ivestris 16 Fair Ma be off ro ert
41 Scotch Pine Pinus s Ivestris 15 Fair Ma be off ro ert
42 Bi Leaf Ma le Acer macro h Ilum 12 Fair
43 Scotch Pine Pinus s Ivestris 13 Fair Ma be off ro ert
44 Sweet Cher 6 Poor
45 Bi Leaf Ma le Acer macro h Ilum 16 Fair
46 Scotch Pine Pinus s Ivestris 15 Fair Ma be off ro ert
47 Sweet Cher Prunus avium 6 Poor
48 Bi Leaf Ma le Acer macro h Ilum 10 Good
49 Dou las Fir Pseudotsu a menziesii 26 Good
50 Scotch Pine Pinus s Ivestris 16 Fair Ma be off ro ert
51 Scotch Pine Pinus s Ivestris 16 Fair Ma be off ro ert
52 Scotch Pine Pinus s Ivestris 18 Fair Ma be off ro ert
53 Scotch Pine Pinus s Ivestris 12 Fair Ma be off ro ert
54 Bi Leaf Ma le Acer macro h Ilum 7 Fair
55 Dou las Fir Pseudotsu a menziesii 23 Good
56 Dou las Fir Pseudotsu a menziesii 10 Fair
�7 Bi Leaf Ma le Acer macro h Ilum 10 Fair
58 Sweet Cherr Prunus avium 7 Fair
59 Sweet Cher Prunus avium 9 Fair
60 Bi Leaf Ma le Acer macro h Ilum 9 Fair
61 Dou las Fir Pseudotsu a menziesii 25 Good
62 Bi Leaf Ma le Acer macro h Ilum 26 Good 2 stems: 15 21
63 Bi Leaf Ma le Acer macro h Ilum 9 Fair
64 Bi Leaf Ma le Acer macro h Ilum 10 Fair
65 Bi Leaf Ma le Acer macro h Ilum 11 Fair
66 Bi Leaf Ma le Acer macro h Ilum 9 Fair 3 stems: 8 6 7
67 Bi Leaf Ma le Acer macro h Ilum 6 Fair
68 Sweet Cherr Prunus avium 12 Fair
69 En lish Hawthorne Cratae us mono na 7 Fair
70 Sweet Cher Prunus avium 7 Fair
71 En lish Hawthorne Cratae us mono na 7 Fair
72 Willow Salix 9 Poor Basal cavit
73 Bi Leaf Ma le Acer macro h Ilum 20 Fair 2 stems: 10 17
74 Black Cottonwood Po ulus trichocar a 31 Fair
75 Sweet Cherr Prunus avium 10 Fair
76 En lish Hawthorne Cratae us mono na 6 Poor
77 Bi Leaf Ma le Acer macro h Ilum 7 Fair
78 Bi Leaf Ma le Acer macro h Ilum 7 Fair
79 Bi Leaf Ma le Acer macro h Ilum 11 Fair
80 Willow Salix 11 Fair
81 Sweet Cherr Prunus avium 11 Fair
82 Bi Leaf Ma le Acer macro h Ilum 17 Good
'33 Sweet Cherr Prunus avium 7 Fair
34 Bi Leaf Ma le Acer macro h Ilum 10 Fair
85 Willow Salix 18 Poor 5 stems: 9 7 12 13 7 severe deca
ID Common Name Specie DBH Condition Additional Comments
#
S6 Bi Leaf Ma le Acer macro h Ilum 6 Fair
87 Bi Leaf Ma le Acer macro h Ilum 26 Good 3 stems: 15 15 16
88 Willow Salix 15 Poor 3 stems: 9 10 7 severe deca
89 Sweet Cher Prunus avium 6 Fair
90 Sweet Cher Prunus avium 6 Fair
91 Sweet Cherr Prunus avium 6 Fair
92 Sweet Cherr Prunus avium 7 Fair
93 Bi Leaf Ma le Acer macro h Ilum 14 Fair 2 stems: 10 10
94 Bi Leaf Ma le Acer macro h Ilum 19 Fair 2 stems: 13 14
95 Scotch Pine Pinus s Ivestris 17 Fair Ma be off ro ert
96 Scotch Pine Pinus s Ivestris 20 Good Ma be off ro ert
97 Bi Leaf Ma le Acer macro h Ilum 6 Fair
98 Scotch Pine Pinus s Ivestris 14 Fair Ma be off ro ert
99 Scotch Pine Pinus s Ivestris 10 Fair Ma be off ro ert
100 Scotch Pine Pinus s Ivestris 15 Fair Ma be off ro ert
101 Scotch Pine Pinus s Ivestris 18 Fair Ma be ofF ro ert
102 Bi Leaf Ma le Acer macro h Ilum 10 Poor
103 Dou las Fir Pseudotsu a menziesii 16 Good
104 Dou las Fir Pseudotsu a menziesii 24 Good
105 Dou las Fir Pseudotsu a menziesii 22 Good
106 Dou las Fir Pseudotsu a menziesii 29 Good
107 Willow Salix 9 Poor Deca ed
108 Bi Leaf Ma le Acer macro h Ilum 13 Fair
109 Willow Salix 9 Poor Deca ed
110 Willow Salix 16 Poor 2 stem: 13 9 deca ed
111 Willow Salix 7 Poor
1.12 Bi Leaf Ma le Acer macro h Ilum 19 Fair
113 Bi Leaf Ma le Acer macro h Ilum 16 Good
114 Willow Salix 9 Poor Deca ed
115 Willow Salix 10 Poor 2 stems: 6 8 deca ed dead to
116 Willow Salix 8 Fair
117 Bi Leaf Ma le Acer macro h Ilum 7 Fair
118 Bi Leaf Ma le Acer macro h Ilum 15 Good
119 Willow Salix 9 Fair
120 Willow Salix 7 Poor Deca ed
121 Bi Leaf Ma le Acer macro h Ilum 9 Poor
122 Willow Salix 7 Poor Deca ed
123 Willow Salix li Poor Deca ed
124 Willow Salix 8 Poor Deca ed
125 Willow Salix 9 Fair
126 En lish Hawthorne Cratae us mono na 6 Poor
127 Willow Salix 28 Poor 4 stems: 16,12,9,19, over mature, severe
deca
128 Willow Salix 12 Fair
129 Willow Salix 8 Poor Dead to
130 Willow Salix 10 Poor Deca cavities
131 Willow Salix 9 Poor Deca ed
132 Willow Salix 11 Poor 2 stems: 7 9 deca ed
133 Ore on Ash Fraxinus latifolia 6 Fair
134 Willow Salix 9 Fair
135 Willow Salix 17 Poor 4 stems: 10 7 6 10 deca ed
136 Bi Leaf Ma le Acer macro h Ilum 8 Fair
137 Willow Salix 14 Poor 4 stems: 7 8 6 6 deca ed
l38 Willow Salix 9 Fair
139 Willow Salix 7 Poor Dead to
140 Willow Salix 10 Poor 2 stems: 7 7 deca ed
ID Common Name Specie DBH Condition Additional Comments
#
�41 Willow Salix 6 Poor Deca ed
142 Bi Leaf Ma le Acer macro h Ilum 9 Fair
143 Sweet Cher Prunus avium 8 Fair
144 En lish Hawthorne Cratae us mono na 8 Poor Partial u root
145 Dou las Fir Pseudotsu a menziesii 23 Good
146 Wiliow Salix 12 Poor 3 stems: 8 7 6 deca ed
147 Dou las Fir Pseudotsu a menziesii 29 Good
148 Willow Salix 11 Poor Dieback in crown
149 Sweet Cherr Prunus avium 11 Fair
150 Willow Salix 8 Poor Deca ed
151 Dou las Fir Pseudotsu a menziesii 26 Good
152 Scotch Pine Pinus s Ivestris 17 Fair
153 Dou las Fir Pseudotsu a menziesii 7 Fair
154 Scotch Pine Pinus s Ivestris 25 Fair Z stems: 18 17 ma be off ro ert
155 Bi Leaf Ma le Acer macro h Ilum 10 Fair
156 Willow Salix 12 Poor 2 stems: 8 9 broken to
157 Sweet Cher Prunus avium 14 Fair
158 Willow Salix 24 Poor 3 stems: 22 8 6 broken to deca ed
159 Willow Salix 15 Poor Z stems: 6 14 broken to cavities
160 En lish Hawthorne Cratae us mono na 8 Fair
161 Sweet Cher Prunus avium 10 Fair
162 Sweet Cher Prunus avium 14 Fair
163 Sweet Cherr Prunus avium 15 Fair 2 stems: 11 10
164 Sweet Cher Prunus avium 8 Fair
165 Sweet Cherr Prunus avium 9 Fair
166 Sweet Cher Prunus avium 6 Fair
1.67 Sweet Cherr Prunus avium 6 Fair
168 Sweet Cher Prunus avium 7 Fair
169 Sweet Cher Prunus avium 7 Fair
170 Sweet Cherr Prunus avium 13 Poor Broken to deca ed
171 En lish Hawthorne Cratae us mono na 8 Poor Leans west
172 Willow Salix 7 Fair
173 Dou las Fir Pseudotsu a menziesii 25 Good
174 Willow Salix 18 Poor 2 stems: 12 14 broken to deca ed
175 Willow Salix 7 Poor
176 Bi Leaf Ma le Acer macro h Ilum 18 Fair 2 stems: 14 11
177 Willow Salix 18 Poor 3 stems: 12 li 8 deca ed
178 Willow Salix 15 Poor 4 stems: 10 7 6 7 dead to deca ed
179 Dou las Fir Pseudotsu a menziesii 28 Good
180 Bi Leaf Ma le Acer macro h Ilum 17 Good
181 Ore on White Oak uercus arr ana 9 Good
182 Scotch Pine Pinus s Ivestris 20 Fair Ma be off ro ert
183 Scotch Pine Pinus s Ivestris 18 Fair Ma be off ro ert
184 Dou las Fir Pseudotsu a menziesii 16 Good
185 Scotch Pine Pinus s Ivestris 19 Fair Ma be off ro ert
186 Western Red Cedar Thu'a lica 26 Good
187 Willow Salix 10 Poor 2 stems: 8 6 dead to
188 Dou las Fir Pseudotsu a menziesii 15 Good
189 Bi Leaf Ma le Acer macro h Ilum 20 Good
190 Bi Leaf Ma le Acer macro h Ilum 20 Fair 2 stems: 14 14
191 uakin As en Po ulus tremuloides 6 Good
192 Bi Leaf Ma le Acer macro h Ilum 6 Poor
193 Red Alder Alnus rubra 6 Fair
l94 Red Alder Alnus rubra 7 Fair
195 Dou las Fir Pseudotsu a menziesii 19 4- Poor Thin crown
196 Dou las Fir Pseudotsu a menziesii 14 � Poor Thin crown
ID Common Name Specie DBH Condition Additional Comments
#
�97 Dou las Fir Pseudotsu a menziesii 19 Poor� Thin crown
198 Dou las Fir Pseudotsu a menziesii 19 Dead
199 Dou las Fir Pseudotsu a menziesii 20 Poor E Broken to thin crown
200 Dou las Fir Pseudotsu a menziesii 20 Dead� Hollow hazardous
Respectfully,
Raymond Myer, General Manager
Tree Care & Landscapes Unlimited, Inc.
Certified Arborist by the International
Society �f Arboriculture, # PN-0160
Oregon Landscape Contractors Lic. #11604
Oregon Dept. of Agriculture, Commercial
Pesticide Applicators License #77915
I I � I �
I !
! �
� � ' � � �' �,`�
�
r �
. . � / / � ; 4;�'
,
.,
, , ;; , � �
---------------°------°-� �
�---__--___- / I r / / 25 1 1008 1L 90G
� l I l �rr �O�
BEEF BEND ROAD % jf % � .•Q'�
/ �
� i
� , /
_.. 1 l ., � e ---------------------------- - -----------------------
,� i•-, _._..' - -
�--------------------------------� � � .
�------------------� .f_ ;— ' r —'_ _I� . '� � � ,� , ,�-�, .2_ �� ��
� ,��Cay , ,r
�_ ' � , , . �
r , � . ` � �
� � � / �' • ,� . �:_ °; �'
--------------� r, � , , , �� , ,�. �� , �vG
`.,` , i i � , _ � �� ,� ,r � �
��________________� _______ `�� �' � I 1� �7 4 �� �g� � � Q`
____� ^`� \\�, I � �� � �� �� �.. �1 4 . �� `�� .
/
� <� r •` � � � �` 4 � - �Q� I
.,�-----� �`.\ r!�r I I��l � �Z ��� ��� �
er� e �
a ` �
�., ; ,� j f`!� � ; ,��� ��z�„s ���� -..�'� , I�
�� � � ' ;'(! / � 75 '-'�714 C� � I
�o� 1 � � t'I � � ��1TE 1 '-��-- � n
� I .6�,,'--�`'�, �e ���
�' ! 1 I ijl � 1' � �7� it �(.y�e ��o � � 5 �
� � r
� r � y� i'� / J �zs �� � ��x �aos �ar ��°''
s�.
l, ��! �I rt� I � 13� .��� 9 �9��13 �'108 �,
I !/ � �� 47
! ���! ZI i� I '� 77������b��9� � � ��
r 1� 0� i�� 7 t ��t '��,q ,� � 00
�IM �E 0{ 01
� �/ m� �l� � � � � �0!�z�03 02
� r I �I ;,� s � 1 ���� � '�57 ' S2
7 1l�� e� j` r�/ � t7 �� �sr� u
� +s°� �
�i , o � �n��io �s�
i �rr UI '��ml / na��75.,, n e2
� �l� =I ;� �I � �„4�.-,� � W
1 I/ U � 'p� / a�
� i� 4� :'1�.J ,;-�`,, � �e� �
��� I1 ll yl 17/l � � � :����o�mo'. ,r �� 1
/ � �� `� Ir� 3l +! e � ti ���e7
� � �� 1 � IJ t0 �-r'� �ee
�/� ���` I / t�j t'?� i r = / � 2S 1 IODB iL 200
�� I � �
�� i � �� UI
i ! I �� �� �40
< � / r f e� j
/ / � � �I �• �` '; a, J '�(
� � i �' J'�' � �`�
�.%��/.�'�� r—.i �r i J 1'j � � 2S 1 10D8 TL 30� �/ •��. + � �
� I / �
�' � � �� � i j � � 5.31 ACRES � ``�f �--� ��
j j � 1 I +� ! DCSTING�piURCN j 19'.
I � I i� I � - 9.9C0��SQUARE FEE! I
��� I � J ' j ' � ,ru�.� I
�� II � � / r l J I �, � �
'� t , �
� � i �� � w, '• a : ,.� �� `_� I
� f� r � I � �� � r
\ ! ' ! �` �
\\ 1 I I I 'f , \`\ I I.
�� � � i , �'`l � �1v 1
�\ l�� � � I +� 'o° q'v �N9�, � � � a► -----
�\ i i �r ' :'j � � 4, �\R r � � " , ,�_�---- ---
\ r` � i I ��! I r \�\�'Ya �qy �,,,, � ,J,i;�.�-�" -
`� j � r i i f J \ `�. • a ►► � i.�. r-�"---•
i i
`�� i �� i �' �! � i `� \'1�° 'a a�4 �. --— --- � �
( r , f � • T, ' _- _ __-- ,�i.� �.
� � - � .
�:,
. --�
, � � ; i / ; } , � S ��"—_ .._ .�� �" '%' /" ____-------
� / I I ! _ � ^ �..n, .�j' �- X
�\ ! � � / ?I � � �, �. '�- ' '\, ��/�`�i• �� �'�
� � 1 � j� � � � 7 �'� �;:j;. .��. � �.
�� I � � i r`/ � FUTLIRE OQFUW AUTO SALES 9TE LOCA110N �\, \, ��\�� /� •�� 'Q_,Ct1�' �j. 1 S
/ �L_-� \ � ptu'
`�� i` 'I �r `r I �� 2s� �me n�zoo -�o"�.y=-�``. \ .�/� P�-%'/
, , •
� / I i �, , � .�
� .��
� i �I � l , 1-----------------------------------� `��� � �'—���5j�� '� s
� � � I I � i � - �'�
r i i j i i `� ,-�� zs i iooe n zoo � 50 �oo
/ � � % l � i �,/ i' SCA1.E
/ / � I I I i /"\' i
1 r � I �' � i
REFERENCE INFORMATION AND NOTES: REfER TO 1REE ASSESSMINT FOR �BH, TYPE AND HEAI.TH OF TREES SHOWN HY NUMBER °� TI�74�GOI�LVNV/ GHGI'`GN srxt
JOH TIC7.�� GOVfJV�tNT Gt�GfieGh'
„3Z, SM N�EVE STRfET ,• � 5a�
ww�n TIGARD. ORECAN 97223 ��
TCM PM: 503-0.39-3084 FAX: 303-&79-2224
IX. COND.
�� HARRIS—McMONAGLE ASSOCIATES, IN�. TREE IM/ENTORY
� �p�� �g �� �� JOH E N 0 I N E E II S-S U R V E 7 0 R 5
avs �zss�s.w.w�u e�w.
REFQ� TO TR4CING FOR LATESi REVISION nrxro.oa 9%�s-6ar�
8-19-06 PMONE(SOJ)!JY-31S7
� c�
T/ � GO 1/Z/V�/VT G�'�'�G�I �� . , ti:: �
C7 �� ..
PARTITION PLAT REVIEW PLANS �� �� ��� �
LOCATED IN THE SE % OF SECTION 10 "` 2 �� *'�
TOWNSHIP 1 SOUTH RANGE 2 WEST, WILLAMETTE � �
MERIDIAN WASHINGTON COUNTY, OREGON �``� -� " Q�s •��
i �y ,;� ..,
� ���,�„� �� � . , �' '� �`
,r "`Y �, '
; or
0 � ..,
3,E,e���,woN_ � � �, ,
.�...
c�r °` ..
I�: � M':a� cu .s „ •
2s� iooa*� aoa v .
/� s.>> ncaES �,�u ..� . .. ..
.r
? " .,.
o ^
aqpCEl 2 P�0
.`°...�*....__........... . . .. .�:
VICINITY MAP
NOT TO" E
3
APPLICANT: FN IN R. P ANN R. & SURVEYOR:
_ _ TiGMO COVENnNT dri1RCH HARRIS-MCMONAGLE ASSOCIA7E5, INC.
f '" 11J21 SW Naevs Siroel
N � � ilCAitD.OREGON 97227 /2555 S W. 'Ml1 BLW.
PHONE 50J-639-30N n+�RD,OR 9]273-628)
PMONE(503J 639-3153
�° ��_�-- SITE INFORMATION:
t�x r.ua 2s-i-iooe T/�aoo
- _ /i 11121 SW N�EVE STREEf
GRO55 SfiE ARE��5.31�CRES
" '�\ � �i
_ `''\ � i , n ��n>.0
�V" ,,� �i�` `�l,�-y� N
,
, ,
I' �•.
, .
/ ,``, \ P/3tCEL 1 ���± -L 1II�. • I
1 I � 1
� /"��'� i � :� i�-
.��
j ���� � '` ;=� i I 11 � s
1 �' I '� �m'.'tr.�_�ti_L.u,
5,��,' . �l � l �' ', � � °�� "� T/C7>4R1� GOVtN�4NT GHGfRGtI
"���, '� �' '—� � �� ' �i _..... PARTITION REVIEW PLANS
••. ,
, s
� "� i�� � .... .. 70LY l l .2007
'-%'.,: .�'�i
� , SHEET INDEX
,
_ � �..
,�,,,��s,.,,w,a��srz�«.�a � . . ' ... , '..�� i covca sNecr uro�nar+irv w�v �oe a
i
� C'� o�� p E%1571NC CONDRIONS PI.W 2 0l 8
n'°0°n"� �\ 0.0" /-� } PROPOSED PRELIMINMY MT 3 01 6
" � 7REE INVENTORY MAP ♦of 8
. �
� �� , a��m�n wo
� � 5 PRELIMIHMlT Ml1IY PUN 5 ot 8
6 AERUL OVERUY 6 af B
� 7 SLOPE ANALVSIS A1AP 7 of 6
' � E SUPPLEMENTAL M10 SCHEMA7IC DEVELOPMEM PUN 9 of B
i � � �r
� , .
�',' I . I ���.. . . 1�:��.. ' V��� EK BUIDINC
.I �
, �, a ,� ,
i � :��,�,�� � �
J � �____________________________________ .1 , .
i � 1� ; 2-
. 0p
BEE�BEND ROAD / I I� �. � . ��
��/. �S 5. • � ".._'_____________ _____________ ________ -_____
� � II 1RY
__ ____ i I I �
�_______________ •
� - -- � � /� ��i
� ; � � '� 25 1 iCDB.7L 300 �. \V'r °C�*D�
� ,----- ------�� I � �'� � �f . '.9 31 A�RES �ffi.` ��
0 � ' \� icw.nma a�sopwx ' �����f � . .
�" / "_ �
. ti'
____ ` i ,
_—________ ' . , �,.
- - � . ' ��� -nor wrze � ��O
___� ``� �, i � � . `��i.' rx.swns�c Q
._____�roo 0000 ;. ; ; ; � �
000�° � '
0 00 � � � ,
0o W; , .�
� � % �' � j�%
� 0 0 �i = �� �t �
NCTE: TOPOGRAPHIC DATA OBTAINED FROM METRO �/ `���/ � X . ' �
DATA RESOURCES CENTER. "� `' � � � . � � �
EXISTING BUILDINGS ON ADJACENT PAPCELS ARE ' � ' ' � ` � . � �,` ��
SNOWN IN APPROXIMATE LOCAT10N5 BASEO ON AN pERlµ�� �� °1/ �� "� ` a.��c
PHOTOGRAPH O � ;� F% f �I L �� ��- . . ',� , . . a��
� � •
�i C� �Ep J / � • ,�. .' .
O �._, � ,;, �� �fF �; ,�; .,� r� , , a � n
0� ��� "� _ ' �� . � ,
,'� �� I�� � ��.� ',�" ��n z�
�� o� � r% � aI , ; �..._..�. �% ,
00 ���/, o � ,�, � ; k„�, �
J � � � ;
• O ' / y /� � � \
O I lI II -,..w � '
� ''/�� OO r_J � �� .. �1 I� «�� � ��/ `�� ` I � �..��.\\ ,
1
i
; /� I OOao�oo'�u��u�m' xP
o ; ;- ���,; ; , � t ,�, � a�
<"� � i� i h� • 4�� /� �
, ,
D � ' � ,
� � ' 1 r ;� , ��.�
�
_
, � � ..
�� 0`�, � ,� i l r ,-,.Sw�°� ' �. 1 ____--- ----
�
--,:
� % ; ' �. �R� _�.-�
, o . , -- _-
, , _
, . , _ ; _-
, , _
, � � � ' � ' % `''°:±��5� ���� _ rj ��jaa� � � ��� ns�a�a� ,�, %
, � �
I „ �' ..�
� ' ��' r � Y,
`� i i , ' !r �� — t � .` � ____- x
,D � � '� � ����� � � � ';.�- ; , _-
, 0 - � � >�,, � �� � ��:
; �•� ���� � .�� �
� % i i '� ��. , '- �" ,� � , . �
O � % .run�E oc 24u nuro swcs sire�a�non� =_�_ ��_ � j 'µ�'�` �.
� � �
� �
� � I � '� � *�e/
� �
� ; 1 ' I �. ___ i i �i oo � D�h/� .
�
� •
� ��, _ ' 9
o � � 5 �-�
� o - ; � � � � - ----� -- `��: ��-' = ,00 a _-- ��,
i � 'ssi e n za C
/ � �
� � I % , _... ��'_ �����
, � / ,� � ,. � _�, •�,
- RErrnaCE xxoww,iou.,,D i+orcc�. TIC�A/PjJ GOVENtINT GHNRLN
rm
,���,����
TlC7tiR1�GOVFNt}NT GH/�FGH °'°
TIC.WD.ORECON 9112J
SGB ��903-63Y-JOl� FNC SOS-6J9-332� f.� CONO
�or HAitRIS�Yc110NAGLE ASSOCIATES,WC. EXh711NG CVI\VII IONS � 2
�09 0' L 0�x11UlO.5M Yh]J eL]v 0 R 4 8
nxac lxiil w-sw
BFE�BENC A�AD
4l��I
dV_Y�
-1
PA���L 2
9'.986 5 F
' 7.:� F�P_5
S
2
k 'p:
7�
�� 5 R�;Rg�d��
_", � ;�'g��;
7�
i ;: �"'+r
- � ^Ke� �
` !izlrl(�
��`^o i�s
�: ' ' �"e, i i
y � � � I
I }t' YR I
�PM�L 1�� I �
_ I
_ �� 1
� �I I
� ;� 732587 S.P. ��� ` /li I
'c 3.04 ACRES �� / i � •""�O•�P"`
� _ 1 i
tl�� PARCEL 1 •.("-- LTr.'.. _
I �` II�� I� ��is'�___ :vu�.ui,
I ' ' - �1Fpp� \ _____� �
�r•/j—����cs�lort I �
. ' �.;��, �� I
SN � i
tq� ' _ i
i
. ��R�k''�r . , I i
i
. ;�� 8!/4 /he I N
' 1'naw ocdcnnori � �
�'
A4NP' '£_Y I�i
Wg��5 N Po
. �m B�F�fVlf wP�i� uYUU�� � [ z0 P- .
�� S
♦ k�'���":"":--I::::::
� _ S�� �.,..
5C4f
t — ---- —- ---- . . - ncrenEncE iHrortw,na+,wo Nores s� 77�4IFD LOVENr9NT Gi1l�RLN ,
• � • „�z,�.��� TlC�4RD GOVfN�#NT GHl.lRGH
—-- --___ — —_ 11G�R0.OMECON 9J2I1
PH SW-6%-YM1 f�z:SOJ-6J9-3221
;o„ HARRIS-YCYONAGLE ASSOCIATBS, INC. PA111111V1�1 P�/'�T � 3
� ExCix[[ - v[�OV9
��1-0� naic�lan�)ew-aw 8
I
i � % ';
�
� ! � ����
, ,
� , �
, � /: �
� / � � � ]5�tODO R 90a �
____________________________________J � I �
� � � ' ���
� �
� / --------
BEEF BEN�ROAD i �
- / � � ..o P� ------------------
� 8� . � --- --- ----------
---------------------- -----, � % '?l� � ,t'� ,l"��e� o�,���s ��
--I, � �� . '-� ��3�
----- �
, . � ��
----
l � ' � � � ,� ��a � �� ���
,--- �,, ; , � � �� ,�
------- ---� �'�. ;' � I �"� � �;�� s���. � �� oe-
---�- — . 1 '� � ' � ,�,� � ��,�,^ „����� P�o
,� „� �g
,�----� �� � ,z���,, ,�z`�`�,p�,9 ���e��� �
��.> % � �...
� a�'� � s��'
�' / � ��zF � ,�� �Qa���o
;� zs i �„
w. � �a � � �s� �eaES�oe �,a, �,
s/ � ,3��� �°. �+ �,�`1 �..�
o� �..,,,
; � ,�7�",���,�;�g.'� aa,.s .�+�r '1€^� Yr'
m°� � �I3 °",•� �v� ,�h��{.�.+� z
, �� ���'��: ,s� �e';;� '
� ��� �
l� �'�' >/ o� �„3'�.�'�5 '�'� ,�
I �� '--� �.,�>,
�/ �'� ��.
;l� �/ �, � �. �.,a � �
„ �� J � ,%" � �� �'',� �''
�' a, >� $ // $�
/ �ii
v ��`` � � 3/ '� .. ! / �� ��G✓�� \� '1F�� B 15 t
'�`\` % _/ �9'I �.I , ��//,v \ �Be�"Jae �ODB LL 300
/%'/ % �� f�� �i (J'����J``\�� �9a9
aQ�
, ,
� � �.
, `
�� � i �� : l �//� �
� �
f � / % �� ( � �'^�.. � �\ �'
`b /
. .� � , , , , .
� ; ;,� F
-� � 1 I
�' i � i � � ��r
r
,
� � I � � `� `�I�- �_.-:: 1 �"'�.
i ; ;;:, ', � E
;
j j � � � �Tj��• ;� ', �; —�
-- ' � �
i �� �;
� ' � , �
�
, � ; , ( l� - ._ " � � _,
`, , � � • �, ��:��/ �/�
, , ``` ��----��--�{�11�
, , ,
�� � i I � � .\�\Nq ., /�! IT�� —1
. , � � � � � � �F � i � ��� . _---- -
��, ; ; 1 � , ; �� , �R�r �—� �' ;,
, , � _ ,� – �� _
, , ; � I �_�-._ � �. �� � – � ,_— –
• i � � � ' � � �,� �_ �, _ �d g �j -
' / � .' ` . e. a - � .
�• i ' � ' � ' _ ,. . ��� - -----
I � � \ w..�. � / - _- N
� �\a �_�� �.-. �
i � �� � / ,
�' I � - __ � ,,- i _
/ i �� \ P� / , M �S
� I I
� � % NNRE OEZNLLI NUTO S�LES S1E LOCAnON �_� _ '� ��, PPRK�/ �
I
� � i i zs i iooe n�oaa , rc ./ .��
i
�� i i r ' , i '-, � '� �N-/ =
. � �� ��
� � � � � � � � �'� ��%� �- g -
i i ___ ________ ________ __'____� .
� � � � /-�� ' ,00e 1_xoa a�����oc
� s
� �� � i .� . i . . _ ��, , scuE
� /- A
REFERENCE INFORNnTION AND NOTES:REFFR TO iREE,ISSESSMEM FOR�BH.ME AN�HELLiH OF iREES SMOWN BY NUIIBER ^� jl t1Rp LOVENf1NT LNGfRLH ��c
50e „az,�,�„E�� TlC7t}RI�GOVENt1NT GHGfRGtI =s°
OREGON 9J22]
SGB PH:501-639-3084 FAY�.501-6}9-ZZ�� NEE MAP
"�p� ""RR`5-"`°'oN"��"SSO�'"�S, �°. TREE INVENTORY �' 4
�"3 ao a E �� �.(,�''� o a� 8
� l . .l /'� I . . ...
1 �
/ -� /
I ���.I � � � ���
' � , �1 i �' �I G
� I � I � i . � as i ime n eoo �. � 4i
_____' . ,t•
________________________ ��..� . .
/ ' �
/ �� O
, � 0
BEEF BEND ROAD % ., . It % Q,Q'
� I .•{. "_'_____________'_____G___________________
-------------------, ' IR
�------------� � � ,��
� % I �' 2S t tOGB TL 300�� . 'r
-------� ��� / .� �`��� � 5 3i nCRES ' ,2.�
'� � � c..�a w.+..�.
�. ' • ..o.� �..m.�.�.f..re�...�. �
�' � � �� �„w...m .� O�
_____ �
_______ \ � . .
___�__'__(, I i `� PMCEL 2' , � �0
�� �' P
ir � �
�----- „ j � r
- , � �
., � ;,, � % �
, ,� � �
, ��
, ,, A�
, „ _
, �, sj ��a
� ��
, ,, o� :�
, �,
� ,� m N��� �,
r r �� `�... ��e, ' , _
i ii $ '.'.
1 I I �I JI • ,���) . . . � ���� .
I I I % m� � � � � ` `.'� . .� •
I ll h � �\ y��� �. � '
� „ _ �� � � � -. .
� ,� . ; --..� �.. �
1 II � ��� '\ �� � - ' . ,
�—, � ;� yF � 1 / , 4 w I' •'°°q�.
, � i( �� �e 1�i�t ��•�� ya,. . i� � . �,
; � ��. l l �r .�.. .\�\ •:
, t�- i � ' `-.�� � . �i�� ,00e a�ao
� �`�� � � x � l t\�..d.... � � �� �i i
�\ i 4' � � `$-�� � t
� �� � � �� � � ��� ����1
; % % ! p ��(I l y� {r°• �k .\ ,�T
l ' , I f Y' �. ] ,�• ��G.' `�r�� .qNrw�a�a
' �rJ 1' I 1/ 4� t / PARCEL\\ �f - ' �
� /(' � l I / I � f4, �� - l I � . .
� � I I I � �`` ' F�-'"`�•'- ' � _�ti
I I � a ^, Z -..� � �. .
�� I I I I } ���' \ `,� J I �.� � �`r��
I� I � � .. ,`� ' �� � t � 'i
'i // I i . i�'+ \.. � . `�1 � ri,,. _ ill �I � �
.\ , ., . �• �:.�.. � , '
"
', �� ; ; � ' �•� �w��,Fq�� ��� '� ��l r � �.:�� `�, '� '� _----_---
,
, , � , � � I�, ;� ���, , , _.'`,,. " � �. , . �
� ; ; � i � • . � �� , ` , ,��� - ___
, �, � • �-` _ —
�, �� I l ' , '°�a;�. � a -�---- --�� '�,� ����
, � � I I � �S' � I� � _ H
, � � ,- - -
�, I 1 � �� .. \•��\ �_ � .. .o ; .��/' /'
I I . .. �\\ �Ir ,�� '6. '�
� � � i��`wmae orziu�u nu.o siucs si*c�oeenorr ��;�����;� _�, �� � '�'���p,�C%� � s
� i f I :� � ' �s,,00e a,zoa �. - �`,: � r Q�
`., � i ' � � '�. �, , ,'� '� ' a�w�l
� _ '` ��
\\ / /� r / r �\\� . �.. . � ��• �9
/ \�\ / /� C��� .�T�
> / �
i � / II I \. "n� � . . wB n 2oa � 50 "0
� � �♦/♦ �'15
i I __ I �. �......�/�,�� / SGN.E
I � i . � � / t♦ �
�—- -- REFERENCE INFORAUTiON�NO NOi6�. °�SGP TlC7t1RDGOVEN,9NrLHl.�RLH =
-- ,��z,�,��E� T/C7>}RD GOVENt1NT GHGfRGH
- �-' TIC,ARp.OREGON 9133]
--- SGB PH:50J-6J9-30N FA%:SOJ-639-]21� [�FFtiM
--- ,o„ xexxis-u�aoxec� assocurss, iNC. PRELIMINARY UT1LI11ES PLAN � 5
.�.. ,..R � o� o w s
-� �� ��,�5'.�:°°; e
f � �� � _ � ,�„ `X +�"' �'�♦ ,r � ,�
,� � ' ` 3 � � �p E4 �,� 2� �� � �,� � �*�
� �
,��, � +���,� ,� ,� 6� .'�►� ' �j
�'!r� � � �'�
_,.� _ -�� �- - . .. ',. : � .�� ��l:'' �.� 'a ���, � � �3;c�` �' ��'UL� �
� .
"` ,
V , f � �
_.� r awY7h.aii.1�.-.......�Y-. �.
� �vF
� �� �� �'�4 ""��, � a� r + " ,�..'�T .
�� ,� , ,„ d
���� '"��'� ��� ` �•���, ` >�,� � '
_ r �� `r � �
� . `'�!' � �.�,�! '`,�"� � �� �
����_ �
�'� �;,, � , � � ���''�� � ,��,�.�r �°"" � � �" .� �� �
� .
�� � -� a r �� , '� � '� � ,�,�► '� � .�.:< �
'� � �' i � �R���4 ��r 'f� _1r � � ,�' :� ,
,,�,,,.�� � �Ari`�j
, �' ��. ' ��+ � �f .'�� � � ` ;�� � �` •� �
+.- ,
'�,'� ;. �� � �u���a.� � e.� �& � !"1�s* � �,�� l� ,.
+� �@ . �x � #��� J � � � � *+R'� � � €� "�` `.� �
�,.*._ f ;14 r '�� � A�1�"' ��p' �� �.��
'�°, +� � ,j� z' � '�e � '� �� ��
"� � ��� � _ r �
%� ��'•„ . v T,�"�� ` ��a� �a�.,. �. �•.. Ni■■ A '''"" �'� �a?" � ,� �` �.�� �.
��, ."1� � '�� K� .+� �` �..a�. �� � ��1F��, ..��'�"�l�.,��� ' ��.
. ���: �"�'� ±'� p,:��..��� �"� � ! 1,''�,� � �� �;
/ , q
�.` ] d � o, `_2.589 S.F. "� � � d . �,pY�. ^°w., -a1p= �� �
� '' • ;t.0# ACFES �. �� � ,� 1 .yt �
3 •� � ♦- �
"�►�l1 �" .. .. �ARC�t t 3� I'.. •�. �� �a'�'*4v.� � .
x , � �� ,y�. � �.1�� � �x
F ~ � 7 -�. . ,a �l� � �� � - t ��`y��
� a'� " �.;/ � ��� �''!��r x„ ... � ,�.. � ""?�, � ; � � -
�.. � .'i i ,,3� � �.. j�r.. .r ° �5.. ...'�wr. •...� �:.+`� � ��
��� � ° i � � . ��' ' ,.,.'`a
. . d +�' ".� �R� �� �
,� `�
,' �� .�� �� � � � �
. +�� ��� Je � �*;�� y..� . ..Mr ' 1� f �..t ...
/ n� , !:,r ` �'.,,.. ,++y �
.� . � �"rRfi" ,..}��°�' . �'*` ?..� 'a i, ..
� r
(a �o � � �
g�+��T . � � '' r�'� 2'� ��'i
�'y� T�p�{ I� .. •N�:: .� * . �� ':114+ � �� �Y,
. I� � � �� '� . +� � �,.. ;xa �✓ �r�� � 1 ���� . � s
�, ,��*� ..,.. � �'x ��� . ��2s�+•�e r..�a'��a� .�a* s��^ ..r
� �����, � s�n��.E
K
,. � -.�: ......
:. . ' .� _`,.
� 9�: 1 ` � _���� { +'E. ,JI�' i� ,�°� �+�_ .+�.+�yr_ .
: : `"p`�������R�""°�""����« 5�8 T/(�r1RD GOVENrINrGHNRGH T��,q�GOVfN�9NT GHGfiQGH �,°
i,�2,SM wF�£S1REEf
-t � nc.no.ortcco. unzs �
—_—__- _- - PN�503-619-SIR< <wC�.503-638-2]2� �a[u.ti
}fR
�o� HARRIS—YcYONAGLE ASSOCIATES, Q'7C. ����� '� C
c c� o.s V
a�a,o����u,�.R�� ._e-o, „��°�„,;� e
�
I � • � '
/
�.._..
/
� n�����
BEEF BEN�ROAD / 1l0� �
/....
1 I.. . .I .. . 75�t. TL 30C
� 5 3� ACP.FS '
, / ��
� .,
���E�.
/ � � �
, �3/ x . � � . � .. HHC rwic�xs u+cns wn�aooc rnc.icrt n�u�nx
�000 sau.ne�tc.ar1 cuevi 1 rm srocs u+c�m+ni,w nx
i� �� � � �
m°/
NOTE: TOPOGRAPHIC DATA OBTAINEO FROM METRO ���' ' � � �
DATA RESOURCES CENTER. � �� � �. �� � -
E%ISTING BUILDINGS ON ADJACENT PARCELS ARE � ,��� �. -�� � -
SHOWN IN APPROxIMATE LOCATIONS BASED ON AN AERIAL i/ m . • �\\� , � �\,` .
PHOTOGRAPH i � � �
� � �� ��
3
�. \ � ��
"I �:���\ � � � � �� . �\ .A�'o� , as i iooa.��oa
. / . �Vl �, . � � �\ ,�
U \
1 �
� �`a/ 1 ' ` �'. \� .. � '�
/ t b. \�\} \_ � .
.. i / �� � �[ �.�.
� .�l , / PARCEL 1�.:.-.:. ' � ��'hy ,�.
� � \ �� � ��'., , •� ��� o.'� -
I '�`I .'\� �I I. i �.
� �
,� � . \
��I
� ��.�\� � \L—��� 3 ;� \
/ �. , '� �ti: :
. '_[;
/ w
1 �N�'Pq•. ��., �, ap. � �. � S.�' _ .\ ....
I . l \�1,1r ' . . _ / / _ .- - ......_
� � \ � '., �� � \ �
� '/ \\ .. .. . ... . -.\ \ '. /�/ N
I ::I `\ ............ . .. `__ ' ���.... o�.. �'6 : � .
`.NNrtE Of2i1.lL nUTO S�LES 91E LOC/.nnn... --_� ..\ � p�C'�P�/....' I�f
� ' IS�iWB 1L t]00 . ` •�• . . � '1�'%
I �b' �
/ \ ,.. . ` a0/� •
/ � %� -.,.....�....s
l � �
X� , .s i i oc ..�a '�'- _
aevrneuce ir+FOC�unor+u+o Hoics. T/(�fiR�J GOVENf1NT GN/�LN
— E „sz,�,�� TlC�s1Rp GOVtNtINT GHNRGH ='°
M.WD.OREGq+ 9J1IJ
SGB �11:54]-639-]0!� FAY�.SOJ-BJ8-3111 �AOFE
�or NARRISwYcYONAGLE ASSOCUTES, Q7C. SLVrE NI\ALYa7h7 � 7
iiu-iv�r
h-o9-a� c o I .�a�"iw.�i s.»-aw o 8
� 1
3 %
/
/
BEE�BENO A�D I
I� I s...a,.p.,�., K...
�
�
Ni1MIE BUR�R�G
PAP'EL 2
P�RKING
PMNINC
S G�PKMC NNNE BU4qNG
S �' ,� `�'
� s .��•;';,
Ni1ME&IRDING
N ;�d��".,� .. ��\r
3 ; i��.=__,`�'_ ���
U
�1 �`,��Z''4:
_ % v���royOt��'` `
` X Y' wi !`., '., ` q ,
n� ` "°'�. �: '0i'+.�,,';'�+'�•,
> r `�,;,�:;°'� �
� � �j r� ��'��?tiC,Z '�*� � �;.5',
- �k . .�a�' i;
1�� ' .°.�yry i i�.
= '! 1�� . . . � ,,.�, ,E .. �;�� i',
Q ;� . . . ,. , ��,. i�
� t �N' ���� wrtw.�rw.,.� ��. . :-..1 • �
, • a+. i sn� r�y •
�x a • . v • � � -`a • • •aw��,e.�v u<
�.o.
� .
wmrr co.��cr
�• / '�t w_ �,.
�� d l� �• •"� i PARCEL 1± �I `��. I.;;.
A4+``,��` ���♦ �•`� C� FNSiNaI�duNdl I.
<_� y ���'-\;� a.soo�sw,v¢f¢r r� �.i xo i.
� i � .
°.} . .'"'kM,.%� �, ` �"��� i � 'i's'i
Wi,�,T��_` -�,,''��.` ;�,,.,� ��, ' �I � �I 1 v��i
��✓� :��.�� ,/ 1`�_s __�� I� � '.
r • E.sn��P,����o�am�
� ,.. +��,. } • • - � � � 9 PµK���,��s
.� SW Y���a Y ••��. 9.r� 1 i�-��[I {V I'�'.y� I '�oonwco vrn�rw sv,�ccs
+ � � � � S v � ":a'nc PaTevnr`fi10-P�a.n`sP�ccs —'—'
QTWq� � )._ �' '.\ . 1�' ' i-�
?l� } �1 I �'
'�a a 4 't—°z��lc���i��l�ll:.` � /.
_� o��• /.
� N
�'\ ' i• /.
`�-� a�P�l /-/ A�i
��'�_�- �• ' �� PP /•
. \_\ ��N-� j 3
�SM Q /-
\` \'� % T:�. ..
J � �OG
S�ALE
✓
— -- rrerucr+ce nrorswnoN u+o r+otcs�. °m' T/(A1eD GOVENt1NT Gl1!•!IQLH
�°B „}�,5.�:„� T/U�4RD GOVEN>4NT GHGfJeGN �`_'�
1NIR0.ORECOU 9JIIJ �
-- SGB VH�501-63B-JOM fM:5p3-b3B-2I34 'ovLEUEN�K
- ;o„ �Rts�y�yorrecce assocuns, u+c. SUPPLEMENTAL EXHIBIT AND�� 8
ufcp ro rnwc�c ron uim Re.s�a+ rz��-o� c `� ,,,�•�u,�„�,o•9 �CI-B�AAl1C DEV�OPtiBJT OF PARC�2 8
Pre-Application Conference Notes
I
i
PRE-APPLICATION
=
�' C�NFE RE NCE RE QUE ST
City�Ti�zrdPer�rat Cerrter 13125 SWHaII Blzd, Ti� OR 97223
Phone� 503.639.4171 Fax:503.598.1960
GENERAL INFORMATION
APPlicant �/�vf�fl� C�.Eit��J% �/����G��
FOR STAFF USE ONLY
Address: //�Z/Siv,.tJ.���J� 5% — Phone: G�/ —]G;�`?
Ciry: �G�Ii'' �/Z � Zip: �7 2 Z y Case No.: � i2.�LZao`� -c�(U( S�
Contact Person:/f��¢-r"{�'i� - Phone: �ceipt No.: �`�-7 ' DO SS`!
Applicadon Accepted By:
Property Owner/Deed Holde�{s): �S�Qf/1� /�-5 �'���Ui Date: a�� 0
DATE OF PRE-APP.: �I� O
Address: Phone: TIME OF PRE-APP.: 11 . v� -4r�
�ry� ZiP� PRE-APP.HELD WlT�L•
PropertyAddress/Locarion(s)://3Z/ ��- �l�����-�� S�� � ��•�/siob
c\cucpin\mascersVand use appGcations\Pre-App Request App.doc
REQUIRED SUBMITTAL ELEMENTS
Tax Map&Tax Lot#!(s): 2S-/--/l�/�/�j T/G- 3d G (Note: applications will not be accepted
without the required submittal elements)
Zoning: ��s /�� '
[�Pre-Application Conf.Request Form
Site Size: ,,5��� � ' C IE ACH F TH OLL WINGr.
Brief Description of the Proposal and any
PRE-APPLICATION CONFERENCE INFORMATION site-specific questions/issues that you would
like to have staff research prior to the
All of the information identified on this form are required to be submitted by meeting.
the applicant and received by the Planning Division a minunum of one (11 D�te Plan. The site plan must show the
week �rior to officially scheduling a �re-application conference date/time to proposed lots and/or building layouu drawn
allow staff ample time to prepare for the meeting. to scale. Also, show the location of the
subject property in relation to the nearest
A pre-application conference can usually be scheduled within 1-2 weeks of the streets; and the locations of driveways on the
Planning Division's receipt of the request for either Tuesday or Thu�sday subject propertyand across the street.
morninQS. Pre-applicauon conferences are one (11 hour long, and are rypically � V• ��,�P
held between the hours of 9:00-11:00 AM
The Proposed Uses.
PRE-APPLICAT'ION CONFERENCES MUST BE SCHEDLJLED IN � Topographic Information. Include Contour
PERSON AT THE COMMUNITY DEVELOPMENT COiJNTER Lines if Possible.
FROM 8:00-4:00/MONDAY-FRIDAY.
❑ If the Pre-Application Conference is for a
IF MORE T'HAN 4 PEOPLE ARE EXI'ECTED TO ATTEND THE MONOPOLE project, the applicant must
PRE-APPLICAT'ION CONFERENCE IN YOUR GROUP, PLEASE attach a copy of the letter and proof in the
INFORM THE CITY IN ADVANCE SO THAT ALTERNATE ROOM form of an affidavit of mailing, that the
ARRIINGEMENTS CAN BE MADE TO ACCOMMODATE THE collocation protocol was completed (see
GROiJP. Section 18.798.080 of the Tigard Community
Development Code).
❑ Filing Fee$362.00
HARRIS - McMONAGLE ASSOCIATES INC.
ENGINEERS - SURVEYORS
12555 SW HALL BLVD.
TIGARD OREGON, 97223
TEL. (503) 639-3453 FAX. (503) 639-1232
February 6, 2007
SUBJECT: TIGARD COVENANT CHURCH - PRE-APPLICATION
C�NFERENCE: �
EXISTING CONDITIONS:
The property is located at 11321 SW Naeve Street, Tigard, Oregon, and is shown as Tax Lot 300 on
Tax Map 2S-1-10 DB. The site contains 5.31 acres.
The zoning for the site is R-25 PD, Medium High Density Residential.
The site frontage along SW Naeve Street has been improved with curb, sidewalk and paving
improvements which were done at the time the existing church was constructed.
Storm drainage, sanitary sewers and water lines have been installed in SW Naeve Street.
Public utilities are in place along SW Naeve Street and are available to serve the site.
PROPOSED USE:
The purpose of this request is to provide for a partition plat to create two Parcels. Parcel 1 will contain
the existing church and will be approximately 3.05 acres in size.
Parcel2, is vacant land and will be comprised of approximately 2.26 acres. Parcel 2 is being created so
that title can be conveyed to the covenant church hierarchy to complete an internal church agreement
and provide collateral to cover a loan to the Tigard Covenant Church. No building activity is
contemplated for Parcel 2 at this time.
An, Ingress, egress and utility easement is proposed to be created across Parcel 1 to serve Parcel2.
This easement is shown on the site plan and follows the existing traveled access way serving the
various parking areas upon Parcel 1.
The future parking on Parcel 1 has been shown to accommodate the future parking needs of the church
when and if the future building is constructed. The permitting of this parking will be done at the time �
of the future building permit. �
Since there will not be any building activity contemplated on Parcel 2, It is requested that any public
improvements along SW Pacific Highway be conditioned to be constructed with the future building
development of Parcel 2.
Bill McMonagle
February 2007 March 2007
S M T W T F S S M T W T F S
1 2 3 � 1 2 3
I 4 5 6 7 8 9 10 I 4 5 6 7 8 9 10 I
�I 11 12 13 14 15 16 17 I 11 12 13 14 15 16 17 i
I 78 19 20 21 22 23 24 18 19� 20 21 22 23 24��
li 25 26 27 28 25 26 27 28 29 30 31 �
�—
Thursda , Februa 15 2007
� -Pre-Apps CD Meetinas i
Early �
�-- 8:00 AM ---
� 9:00 AM j I
I
�, 10:00 AM I (10:00 AM - 11:00 AM)Jeb-Commuter Rail (Not Pre-App) I
I
I I
I
I 11:00 AM (11:00 AM - 12:00 PM) Heather 503-639-3054& Bill McMonagle 503-639-3453 11321 SW Naeve St. 2-lot MLP
12:00 PM
1:00 PM
2:00 PM
3:00 PM
4:00 PM
Late
Tasks
Notes
I
I I �
I
I
�
I
; i ��
� ; I
i
; ; I
Kristie Peerman �
2/8/2007-220 PM
TRI � NSMIT �' AL
Harris - McMonagie Associates, Inc.
Engineen -Surveyors
12535 S.W. Hall Bouievard
Tigard, Oregon 97223 ,,,;�
Tel. (503) 639-3453 - Fax 639-�232
DATE: �� �����
T0: ,���/� �vX/�ic�
Ci?� �/= T/���
PROJECT: //G���L���✓/ �'/�.J�������/�"����i�ir✓G �
WE ARE ScNDING YOU ATTACHED THE FOLLOWING ITE3IAS:
SnCF OF�?,WINGS FRINTS S�.i�1F'_=� C=ANGc CriGE�
COFY QF LETTE:=c F�NS DATA 5����1FiCr.i IONS
MYLa.RS OTHER:
FOR YOUR:
RE'd1E'N COMMENT:, AFF�OVAL USc riL=
' COPIES � DATE � DESCR1PTlON �
� '�G --�7 '��-�/���i'���,%'�iiv� I
' �' �/r��o�� /���%>_ __
/ /��-rs�c��-� �z- `==
�
' i i
� r
RENARKS: � �' ��� �T /����.���is�/ /��T�
I
� � r
A
SIGNED:
PRE-APPLICATION CONFERENCE NOTES �-�
➢ ENGINEERIHG SECTION \ Cltyofllgard.Oregon
Community�I7eveC�pment
Sfui � A BetterCommun'
PUBLIC FACILITIES Tax Mep[Sl: 2S110DB
tax�oas�: 300
Use Tme: CUP
The extent of necessary public improvements and dedications which shall be required of the applicant
will be recommended by City staff and subject to approval by the appropriate authority. There will be
no final recommendation to the decision making authority on behalf of the City staff until all concerned
commenting agencies, City staff and the public have had an opportunity to review and comment on
the application. The following comments are a projection of public improvement related requirements
that may be required as a condition of development approval for your proposed project.
Riqht-of-way dedication:
The City of Tigard requires that land area be dedicated to the public:
(1.) To increase abutting public rights-of-way to the ultimate functional street classification
right-of-way width as specified by the Community Development Code; or
(2.) For the creation of new streets.
Approval of a development application for this site will require right-of-way dedication for:
� SW Highway 99 to ??? feet (Applicant to contact ODOT for additional ROW requirements)
� SW Naeve Parkway to 27 feet from centerline plus additional radius at intersection
❑ SW to feet
❑ SW to feet
Street improvements:
� Half street improvements will be necessary along SW Highwav 99, to include:
� 36 feet of pavement from centerline
� concrete curb
� storm sewers and other underground utilities
� 10-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: Contact OD�T for additional requirements
CI'iY OF T16ARD Pre-Applicadon Conference Notes Page 1 of 6
Englneering Uspartment SecUen
� Half street improvements will be necessary along SW Naeve, 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 finro-year streetlight fee.
❑ Other:
❑ street improvements will be necessary along SW , to include:
❑ feet of pavement
❑ concrete curb
❑ storm sewers and other underground utilities
❑ -foot concrete sidewalk
❑ street trees
❑ street signs, traffic control devices, streetlights and a two-year streetlight fee.
❑ 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.
CRY OF 116ARD Pre-Applicatlon Co�erence Notes Page 2 of 6
EnWnaring��par[ment SecUon
' • ❑ Other:
Aqreement for Future Street Improvements:
In some cases, where street improvements or other necessary public improvements are not currently
practical, the improvements may be deferred. In such cases, a condition of development approval
may be specified which requires the property owner(s} to provide a future improvement guarantee.
The City Engineer will determine the form of this guarantee. The following street improvements may
be eligible for such a future improvement guarantee:
(1.)
�2.)
Overhead Utility Lines:
� Section 18.810.120 of the Tigard Municipal Code (TMC) requires all overhead utility lines
adjacent to a development to be placed underground or, at the election of the developer, a
fee in-lieu of undergrounding can be paid. This requirement is valid even if the utility lines
are on the opposite side of the street from the site. If the fee in-lieu is proposed, it is equal to
$ 35.00 per lineal foot of street frontage that contains the overhead lines.
There are existing overhead utility lines which run adjacent to this site along SW Naeve
Parkway (opposite side of street). Prior to issuance of permits, 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 Naeve Parkwav.
The proposed development must be connected to a public sanitary sewer. It is the developer's
responsibility to connect to the public sewer.
Water Supply:
The City of Tigard (Phone:(503) 639-4171 provides public water service in the area of this site. This
service provider should be contacted for information regarding water supply for your proposed
development.
Fire Protection:
Tualatin Valley Fire and Rescue District (South Division) [Contact: John Dalby, (503) 356-4723]
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
CIi110F TIGARD Pre-Applicatlon Comerence Notes Page 3 of 6
fnglne�Mng D�aartmem SecUrn
' drainage plan for the site, ar�' �ay be required to prepare a sub-' :in drainage analysis to ensure
that the proposed system will ,ommodate runoff from upstream �, ,,erties when fully developed.
On-site detention is required.
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.
9) Frontage improvements will be required along enfire Highway 99 frontage when main sanctuary is
constructed, per CUP95-0008, or if different, a building is construcfed on Parcel 2.
2) No access fo Highway 99.
TRAFFIC IMPACT FEES
In 1990, Washington County adopted a county-wide Traffic Impact Fee (TIF) ordinance. The Traffic
Impact Fee program collects fees from new development based on the development's projected
impact upon the City's transportation system. The applicant shall be required to pay a fee based upon
the number of trips which are projected to result from the proposed development. The calculation of
the TIF is based on the proposed use of the land, the size of the project, and a general use based fee
category. The TIF shall be calculated at the time of buildinq permit issuance. In limited
circumstances, payment of the TIF inay be allowed to be deferred until the issuance of an occupancy
permit. Deferral of the payment until occupancy is permissible o� when the TIF is greater than
$5,000.00.
Pay the T!F
CITII OF i16ARD Pre-Applicatlon Co�erence Notes Page 4 of 6
Englneedng Departmont SecUon
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 the 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.
CIi110F i16ARD Pre-Applicatlon Comerence Notes Page 5 of 6
Englns�rlag Oepartm�m Sectl�n
' � Other Permits. There � other special permits, such as m '�anical, electrical and plumbing
that may also be requi� Contact the Development Servic� ,ounter for more information.
GRADING PLAN REQUIREMENTS FOR SUBDIVISIONS
All subdivision projects shall require a proposed grading plan prepared by the design engineer. The
engineer will also be required to indicate which lots have natural slopes between 10% and 20%, as
well as lots that have natural slopes in excess of 20%. This information will be necessary in
determining if special grading inspections will be required when the lots develop. The design engineer
will also be required to shade all structural fill areas on the construction plans. In addition, each
homebuilder will be required to submit a specific site and floor plan for each lot. The site plan shall
include topographical contours and indicate the elevations of the corners of the lot. The builder shall
also indicate the proposed elevations at the four corners of the building.
PREPARED BY: z.- - a
ENGINEERING DEPAR MENT STAFF DATE
Phone: [5031639-4171
Fax: [5031624-0152
document2
Revised: September 2,2003
CITY OFTI6ARD Pre-Applicatlon Comerence Notes Page 6 of 6
Englneering Department SecUon
CITY OF TIGARD ,,
PRE-APPLICATION CONFERENCE NOTES ° ` `
(Pre-Application Meeting Notes are Valid for Siz (6) Months) � � �
�a�nnc o� �? - l�l - i' '7
���: �
I
_ __ ______ __ _ _ _ _ NON-RESIDENTIAL
�
APPLICANT: I ���� �� LGVC'nCt n� Ch u-r t�t� AGENT: }�it�r, �-- Mc_I�1oTI�c�r l� �ls���.
Phone:� �- ��� ?����.1<� Phone: (���_�} (, 3�; -�,�}�3
PROPERTY LOCATION:
ADDRESS/GENERAL LO(ATION: �_:� I ; L,': 1�;�t' � <:.. �� .
TAX MAP(S)/LOT #(S): �? �=� ►) � i��3 -- c?U .-;��c�
NECESSARY APPLICATIONS: /v,�t� I��i i r;���� 1-��� ��� �':�, -�,-}; �;.:�
PROPOSAL DESCRIPTION: -�r - I o � ��r -'t� �i c r�
COMPREHENSIVE PLAN
MAP DESIGNATION: M�,,,.�r, - �a-,��E, �,�.,s; -It.-. �',«; d�,�-�, .�_ �
ZONINGMAPDESIGNATION: 1-� -.�, � (PI�� - ���..�„�,r :� 1��, I„fi�„ ,t ��.7 �- z�C�-Ict�,)
tONING DISTRICT DIMENSIONAL REQUIREMENT� [Refer to Code Section 18.5�� �
MINIMUM LOT SIZE� �' ��, sq`ft. �Average Min. lot width: -- ft. Max. building height: �}�� ft.
Setbacks: Front ft. Side ft. Rear ft. Corner ft. from street.
MAXIMUM SITE COVERAGE: f�: % Minimum landscaped or natural vegetation area: -:�-� %.
. �,�,_,.•�� r�.��� l ui = � ,•� _ �, �� i - �. . ��1�? �� {"� c1 r J��r Js?� r�r ,rf .
� �EIGHBORNOOD MEETING [Refertothe Neighborhood Meeting�Hando�]
THE APPLICANT SHALL NOTIFY ALL PROPERTY OWNERS WITHIN 500 FEET, INTERESTED
PARTIES, AND THE CITY OF TIGARD PLANNING DIVISION of their proposal. A minimum of finro
(2) weeks between the mailing date and the meeting date is required. Please review the Land Use
Notification handout concerning site posting and the meeting notice. Meeting is to be held prior to
submitting your application or the application will not be acceqted.
* NOTE: In order to also preliminarily address building code standards, a meeting with a Plans
Examiner is encouraged prior to submittal of a land use application.
CITY OF TIGARD Pre-Application Conference Notes Page 1 of 8
NON-Residential ApplicaGonlPlanning Division Section
[�' NARRATIYE [Refer to Code Cho, .18.3901
The APPLICANT SHALL SUBMIT A NARRATIVE which provides findings based on the applicable
approval standards. Failure to provide a narrative or adequately address criteria would be reason to
consider an application incomplete and delay review of the proposal. The applicant should review
the code for applicable criteria.
[� IMPACT STUDY (Refer to Code Sections 18.390.040 and 18.390.0501
As a part of the APPLICATION SUBMITTAL REQUIREMENTS, applicants are required to INCLUDE
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.T05 and 18.1651
Minimum number of accesses: � Minimum access width: �*
Minimum pavement width: .,F.
All driveways and parking areas, except for some fleet storage parking areas, must be paved.
Drive-in use queuing areas:
!I,_. 1: ..,_,--�."�J ' .��� .- ` f L��''I t'.� il��I 1,;. r. 1 1.�-. � .� t' ')IiZ c�)I L_ l L^ � �/L�w'i. �
❑ WALKWAI�REQUIREMENTS [Refer to Code Section 18.705.0301
WALKWAYS SHALL EXTEND FROM THE GROUND FLOOR ENTRANCES OR FROM THE
GROUND FLOOR LANDING OF STAIRS, ramps, or elevators of all commercial, institutional, and
industrial uses, to the streets which provide the required access and egress. Walkways shall provide
convenient connections between buildings in multi-building commercial, institutional, and industrial
complexes. Unless impractical, walkways should be constructed between a new development and
neighboring developments.
❑ SPECIAL SETBACKS [Refer to Code Chapter 18.7301
➢ STREETS: feet from the centerline of
➢ LOWER INTENSITY ZONES: feet, along the site's boundary.
➢ FLAG LOT: 10-FOOT SIDE YARD SETBACK.
❑ SPECIAL BUILUING NEIGNT PROVISIONS [Refer to Code Section 18.730.010.BJ
BUILDING HEIGHT EXCEPTIONS - Buildings located in a non-residential zone may be built to a
height of 75 feet provided that:
➢ A maxim�m building floor area to site area ratio (FAR)of 1.5 to 1 will exist;
➢ All actual building setbacks will be at least half(%z) of the building's height; and
➢ The structure will not abut a residential zoned district.
❑ 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 only be occupied by vegetation, fences,
utilities, and walkways. Additional information on required buffer area materials and sizes may be
found in the Development Code.
CITY OF TIGARD Pre-Application Conference Notes Page 2 of 8
NON-Residenfial ApplicatioNPlanning Division Section
�
The ESTIMATED REQUIR�� BUFFER WIDTHS applicable to vour proposal area are:
feet along north boundary. feet along east boundary.
feet along south boundary. feet along west boundary.
IN ADDITION, SIGHT OBSCURING SCREENING IS REQUIRED ALONG:
❑ LANDSCAPING [Refer to Code Chapters 18.745,18.165 and 18.105)
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.
These design features may include the use of landscaped berms, decorative walls, and raised
planters.
❑ RECYCLING [Refer to Code Chapter 18.1551
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. Pride Disposal can be reached at (503) 625-6177.
❑ PARKING [Refer to Code Section 18.765.0401
REQUIRED parking for this type of use:
Parking SHOWN on preliminary plan(s):
SECONDARY USE REQUIRED parking:
Parking SHOWN on preliminary plan(s):
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.
Note: Parking space width includes the width of a stripe that
separates the parking space from an adjoining space.
Note: A maximum of three (3)feet of the vehicle overhang area in front of a wheel stop or curb can
be included as part of required parking space depth. This area cannot be included as
landscaping for meeting the minimum percentage requirements.
HANDICAPPED PARKING:
➢ All parking areas shall PROVIDE APPROPRIATELY LOCATED AND DIMENSIONED
DISABLED PERSON PARKING spaces. The minimum number of disabled person parking
spaces to be provided, as well as the parking stall dimensions, are mandated by the Americans
with Disabilities Act (ADA). A handout is available upon request. A handicapped parking space
symbol shall be painted on the parking space surface and an appropriate sign shall be posted.
➢ BICYCLE RACKS ARE REQUIRED FOR MULTI-FAMILY, COMMERCIAL AND INDUSTRIAL
DEVELOPMENTS. Bicycle racks shall be located in areas protected from automobile traffic and
in convenient locations.
❑ LOADING AREA REQUIREMENTS [Refer to Code Section 18.T65.0801
Every COMMERCIAL OR INDUSTRIAL BUILDING IN EXCESS OF 10,000 SQUARE FEET shall be
provided with a loading space. The space size and location shall be as approved by the City
Engineer.
CITY OF TIGARD Pre-Applica6on Conference Notes Page 3 of 8
NON-Residential Application/Planning Division Section
❑ BICYCLE RACKS [Refer to Cod� �tion 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.n51
The Code provides REGULATIONS FOR LANDS WHICH ARE POTENTIALLY UNSUITABLE FOR
DEVELOPMENT DUE TO AREAS WITHIN THE 100-YEAR FLOODPLAIN, NATURAL
DRAINAGEWAYS, WETLAND AREAS, ON SLOPES IN EXCESS OF 25 PERCENT, OR ON
UNSTABLE GROUND. Staff will attempt to preliminary identify sensitive lands areas at the pre-
application conference based on available information. HOWEVER, the responsibility to preciselx
identify sensitive land areas, and their boundaries, is the responsibilitv of the applicant. Areas
meetinq the definitions of sensitive lands must be clearly indicated on plans submitted with the
development application.
Chapter 18.775 also provides regulations for the use, protection, or modification of sensitive lands
areas. RESIDENTIAL DEVELOPMENT IS PROHIBITED WITHIN FLOODPLAINS.
0 STEEP SLOPES [Refer to Code Sectlon 18.T15.O80.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.
� CIEANWATER SERVICES[CWSI BUFfER STANDARDS [Refer to R&0 96-44/USA Regulatlons-Chapter 3l
LAND DEVELOPMENT ADJACENT TO SENSITIVE AREAS shall preserve and maintain or create a
vegetated corridor for a buffer wide enough to protect the water quality functioning of the sensitive
area.
Desi n Criteria:
The EGETATED CORRIDOR WIDTH is dependent on the sensitive area. The following table
identifies the required widths:
TABLE 3.1 VEGETATED CORRIDOR WIDTHS
SOURCE: CWS DESIGN AND CONSTRUCTION STANDARDS MANUAL/RESOLUTION 8�ORDER 96-44
SENSITIVE AREA DEFINITION SLOPE ADJACENT 4 WIDTH OF VEGETATED
TO SENSITIVE AREA CORRIDOR PER SIDE
• Streams with intermittent flow draining: �25�
�1 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 ravineb
Starting point for measurement = edge of the defined channel (bankful flow) for streams/rivers, delineated wetland boundary, delineated spring
boundary, and/or average high water for lakes or ponds, whichever offers greatest resource protection. Intermittent springs, located a minimum of 15
feet within the river/stream or wetland vegetated corridor,shall not serve as a starting point for measurement.
SVegetated corridor averaging or reduction is allowed only when the vegetated corridor is certified to be in a marginal or degraded condition.
sThe vegetated corridor exte�ds 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.
CITY OF TIGARD Pre-Application Conference Notes Page 4 of 8
NON-ResidenGal ApplicatbNPlanning Division Section
Restrictions in the Ve eta. ,orridor:
NO structures, deve opment, construction activities, gardens, lawns, application of chemicals,
dumping of any materials of any kind, or other activities shall be permitted which othenNise detract
from the water quality protection provided by the vegetated corridor, except as provided for in the
CWS Design and Consfruction Sfandards.
Location of VeQetated Corridor:
IN ANY RESIDENTIAL DEVELOPMENT WHICH CREATES MULTIPLE PARCELS or lots intended
for separate ownership, such as a subdivision, the vegetated corridor shall be contained in a
separate tract, and shall not be a part of any parcel to be used for the construction of a dwelling unit.
CWS Service Provider Letter:
PRIOR TO SUBMITTAL of any land use applications, the applicant must obtain a CWS Service
Provider Letter which will outline the conditions necessary to comply with the R&O 96-44 sensitive
area requirements. If there are no sensitive areas, CWS must still issue a letter stating a CWS
Service Provider Letter is not required.
❑ 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.
X❑ TREE REMOVAL PLAN REQUIREMENTS [Refer to Code Section 18.190.030.CJ
A TREE PLAN FOR THE PLANTING, REMOVAL AND PROTECTION OF TREES prepared by a
certified arborist shall be provided for any lot, parcel or combination of lots or parcels for which a
development application for a subdivision, partition, site development review, planned development,
or conditional use is filed. Protection is preferred over removal where possible.
THE TREE PLAN SHALL INCLUDE the following:
➢ Identification of the location, size and species of all existing trees including trees designated
as significant by the City;
➢ Identification of a program to save existing trees or mitigate tree removal over 12 inches in
caliper. Mitigation must follow the replacement guidelines of Section 18.790.060.D according
to the following standards and shall be exclusive of trees required by other development code
provisions for landscaping, streets and parking lots:
�) Retainage of less than 25% of existing trees over 12 inches in caliper requires a mitigation
program according to Section 18.150.070.D. of no net loss of trees;
� Retainage of from 25 to 50% of existing trees over 12 inches in caliper requires that two-
thirds of the trees to be removed be mitigated according to Section 18.790.060.D.;
� Retainage of from 50 to 75% of existing trees over 12 inches in caliper requires that 50%
of the trees to be removed be mitigated according to Section 18.790.060.D.;
� Retainage of 75% or greater of existing trees over 12 inches in caliper requires no
mitigation;
➢ Identification of all trees which are proposed to be removed; and
➢ A protection program defining standards and methods that will be used by the applicant to
protect trees during and after construction.
TREES REMOVED WITHIN THE PERIOD OF ONE (1) YEAR PRIOR TO A DEVELOPMENT
APPLICATION LISTED ABOVE will be inventoried as part of the tree plan above and will be
replaced according to Section 18.790.060.D.
� MITIGATION [Refer to Code Section 18.190.060.EJ
REPLACEMENT OF A TREE shall take place according to the following guidelines:
➢ A replacement tree shall be a substantially similar species considering site characteristics.
➢ If a replacement tree of the species of the tree removed or damaged is not reasonably
available, the Director may allow replacement with a different species of equivalent natural
resource value.
CITY OF TIGARD Pre-Application Conference Notes Page 5 of 8
NON-ResidenGal ApplicationlPlanning Division Section
. ➢ If a repiacement tr �f the size cut is not reasonably avG ,le on the local market or would
not be viable, the Director shall require replacement with more than one tree in accordance
with the following formula:
� The number of replacement trees required shall be determined by dividing the estimated
caliper size of the tree removed or damaged, by the caliper size of the largest reasonably
available replacement trees. If this number of trees cannot be viably located on the
subject property, the Director may require one (1) or more replacement trees to be planted
on other property within the city, either public property or, with the consent of the owner,
private property.
➢ The planting of a replacement tree shall take place in a manner reasonably calculated to
allow growth to maturity.
IN-LIEU OF TREE REPLACEMENT under Subsection D of this section, a party may, with the
consent of the Director, elect to compensate the City for its costs in performing such tree
replacement.
� CLEAR VISION AREA [Refer to Code Chapter 18J951
The Ci 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.
� AD�ITIONAL LOT DIMENSIONAL REQUIREMENTS [Refer to Code Section 18.810.0601
MINIMUM LOT FRONTAGE: 25 feet unless lot is created through the minor land partition process.
Lots created as part of a partition must have a minimum of 15 feet of frontage or have a minimum
15-foot-wide access easement.
The DEPTH OF ALL LOTS SHALL NOT EXCEED 2'/2 TIMES THE AVERAGE WIDTH, unless the
parcel is less than 1'/2 times the minimum lot size of the applicable zoning district.
CODECHAPTERS
_ 1 H.33O(Conditional Use) 'I 8.620(Tgard Triangle Desgn Standards) _ �H.�F)O(Nonconfortning Situations)
_ 1 H.34O(Direcbrs Interp�etation) �S.63O(Washington Square Regional Center) _ �H.765(Oti-Street Parking�Loading Requirements}
_ �S.35O(Planned Devebpment) �8.640(Durham Quarry Design Siandards) X 18.775(Sensitive lands Review)
_ 18.360(Site Development Review) � 18.705(AccesslEgress�Circu�ation) _ 18.780(Signs)
_ �H.37O(Variances/Adjustrnents) �$.7�O(Accessory Residential Units) _ �H.785(Temporary Use Pertnits)
_ �8.3HO(Zoning Map(fext AmendmenLs) �8.7�5(Densiry Computations) x 18.790(Tree Removal)
_ 18.385(Miscellaneous Permits) 'I S.72O(Design Compatibiliry StaMards) � 18.7g5(visual Clearence Areas)
�S_ �H.3gO(Decisbn Making Proceduresllmpact Study) �S.7Z5(Environmental Performance Standards) _ 1 H.7J8(Wireless Communication Facilities)
_ 'I H.4'I O(Lot Line Adjustrnents) �$.730(Exceptans To Devebpment Standards) � �S.H 1 O(Street 8 Utiliry Improvement Standards)
_,�. �$.4ZO(Land Partitions) 18.740(Historic Overlay)
— �S.43O(Subdivisbns) �$.742(Home Occupation Permits)
� 15.51 O(Residential Zoning Districts) 'I 5.745(Landscaping 8 Screening Standards)
_ �S.SZO(Commeroial Zoning Districts) �H.�SO(Manufactured/Mobil Home Regula6ons)
_ �8.530(Industrial Zoning Districts) 18.755(Mixed So�id WastelRecyding Storage)
CITY OF TIGARD Pre-Application Conference Notes Page 6 of 8
NON-Residential Applica6on/Planning Division Section
ADDITIONAL CONCERNS OR COMMEN'�__
" J�,I ��� u� L n � c� �«� �i�i c,°�L.
—' .� d�.��,��f f�F r��-� s' re'� , r',.�
_ .� [�i*C�t� � - i �r� �";i r1U, � S��OrT���TI:t �
- �;•r�ti�C C����71��f<-Ir.� � ��e �. ��� -I-ctk�;�s� <� -G- <<��'k K�
,
�— -I -_� � C'����e� ;� c: , t' ����i r?..: �i i;� : 1;1� � -� ._,,�. ,I ��'� f'�;r,�l� �;��z� ��,.—� tL5 -�f��
L�,.4, y)c.t-f — -
f�Yl..� t�/.-1"VL�'� CY C�v��LD':"r;l r';'? � I'� r t� r � ,j �� � � �
t� i,- C -f�!' i 4 -��"j..�
�
��(C'�l � 1 I)F (L �� I r � `� � _
(u C < �,%r v 1 J 7 r��' 7.�-C,
—� S�.0. l o^:�,Yl v n r,l_� �.S � �e r m � � C��Y C .S � C�t,`Cvl -f z%� O�d c�i��C'..-;�c �
�P(1 P� , Y 1('�'1 1 �S f C� -t c�!� C�J `T�:�' C P[r ci!C�,S �'i�S�i �Z,(�I I v •��' .
PROCEDURE
�, Administrative Staff Review.
---,--
Public hearing before the Land Use Hearings Officer.
Public hearing before the Planning Commission.
Public hearing before the Planning Commission with the Commission making a
recommendation on the proposal to the City Council. An additional public hearing shall be
held by the City Council.
APPLICATION SUBMITTAL PROCESS
All APPLICATIONS MUST BE ACCEPTED BY A PLANNING DIVISION STAFF MEMBER of the
Community Development Department at Tigard City Hall offices. PLEASE NOTE: A lications
submitted b mail or dro ed off at the counter without Plannin ivision acce tance ma e
returned. he Planninq counter closes at 5:00
Ma s submitted with an a lication shall be folded IN ADVANCE to 8'/2" x 11". One 8Y�" x 11"
ma o a ro osed ro'ect shall be submitte or attac ment to t e sta re ort or
administrative decision. Applications wit un ol e maps sha not e accepte .
The Planning Division and Engineering Department will perform a preliminary review of the
application and will determine whether an application is complete within 30 days of the counter
submittal. Staff will notify the appticant if additional information or additional copies of the submitted
materials are required.
CITY OF TIGARD Pre-Application Conference Notes Page 7 of B
NON-Residential ApplicationlPlanning Division Section
The administrative decisic ,� public hearing will typically occur a� . �ximately 45 to 60 days after an
application is accepted as being complete by the Planning Division. Applications involving difficult or
protracted issues or requiring review by other jurisdictions may take additional time to review.
Written recommendations from the Planning staff are issued seven (7) days prior to the public
hearing A 10-day public appeal period follows all land use decisions. An appeal on this matter
would be heard by the Tigard ;..�•r��-�r,.�,�s C�4;c r� . A basic flow chart
which illustrates the review process is availa le 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.
BUILDINC PERMITS
PLANS FOR BUILDING AND OTHER RELATED PERMITS WILL NOT BE ACCEPTED FOR
REVIEW UNTIL A LAND USE APPROVAL HAS BEEN ISSUED. Final inspection approvals by
the Building Division will not be granted until there is compliance with all conditions of
development approval. These pre-application notes do not include comments from the
Building Division. For proposed buildings or modifications to existing buildings, it is
recommended to contact a Building Division Plans Examiner to determine if there are
building code issues that would prevent the structure from being constructed, as proposed.
Additionally, with regard to Subdivisions and Minor Land Partitions where any structure to be
demolished has system development charge (SDC) credits and the underlying parcel for that
structure will be eliminated when the new plat is recorded, the Cit 's olic is to a I those s stem
development credits to the first building permit issued in the development (UNLE S OTHERWISE
DIRECTED BY THE DEVELOPER AT THE TIME IN WHICH THE DEMOLITION PERI'JIIT 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 develo p,ment of your site plan. Failure of the staff to provide
information required by the Code shall not cons�ltute a waiver of the applicable standards or requirements.
It is recommended that a prospective applicant either obtain and read the Community Development Code or
ask an questions of Ci staff relative to Code requirements 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``'"�`s
[ITY OF TIGARD PLANNING DIVISION - STAfF PERSON HOLDING PRE-APP. MEETING
PHONE: 503-639-4111 FN(: 503-684-1297 DIRECT: 503-118- -��+ ' /
EMAIL �'�,��.r i c, a�tigard-or.gov
TITLE 18(CITY Of TIGARD'S COMMUNITY DEVELOPMENT CODE)INTERNET ADDRESS: WWW.tigard-or.gOY
H:lpattylmasterslPre-App Notes Commercial.doc Updated: 12-Feb-O7
(Engineenng section:preapp.eng)
CITY OF TIGARD Pre-Application Conference Notes Page 8 of 8
NON-ResidenGal Applica6onlPlanning�ivision Section
a
T/C�,4��,,� Cp V � . a�, �
z/V�4/VT G� 4,. . �
G��G�
PARTITI�N PLAT REVIEW PLANS ��Y
LOCATED IN THE SE % OF SECTION 10 ^ �+ µx �
TOWNSHIP 1 SOUTH RANGE 2 WEST, WILLAMETTE ' �� 2 "'
MERIDIAN WASHINGTON COUNTY, OREGON '° 4
� - "s/
� G,�y : QQ r5g ,.
sEe,ec�o no.o / is„m.n.m e�� . ry`�``��� A „n �„ .. ,.,
��� / rs pg� r ..... . .o � a . ,,.,.
� /� � .. . .. .. .
. � 25 I tppfi iL 300 �• �� �» �
. . / 5.71 AfRES �V� � •�~ ce
.� PARCEL 2 00�� � w . .. e •' . .�{�:
. . � � P? - nas ..
VICINIiY MAP
� MDT TO SCAIF
�
$ \
�� :-�� ,���r � APP I ANT�
�R ricuto covEr�,vrt cHUrtcH ENGINEFR P nhtiFR g CIIRVEYOR
Y�'� �� " na2i sw Na,,,.str..i HARRIS—MCMONqGLE,�SSOCInTES, INC.
'B' . i1GM0.p{ZECAN 97223 13555 S.W.MALL BlVO.
� ���� � PNONE 50.1-gJg-JOB4 TC.UtO.OR 91�21-6P6]
' �� �` ` SITE INFORMaTinN� °no"E: �5°}�6J9-}453
l '! `� -
�; ,,�.�Zs-,_�o� ,i��
ry :��� J ` �\, 1�� 11J21 SW N,�EyE STREFf
-� 1 �'-� �\� � 1 GRO55 SITE ARFA�S.JI ACRES
'� ' / �ti, ���� 1 � �s��me rt�ao
. .`�'� � jlll' ��`"w..```\��•��`1i1� N
i ���. I
Z � � �a:ra I.
. � PARCEL 1��.T___�., . 1€r .�i
� � �`✓'`\'r ��" ���`.` � � ' I��.
� /� I � �
- /'. � \ 1 __� �I � ._� s
I
. .���j`/ ` `� � ( '� I � � ixa
�
, . c�`( _',`.\. ' `�'�,�-s ;,,.. ; .... __. _"".."�� T/�j�4Rl� GOVtNf1NT Gh'GfRGh'
•. . n �l a �
' ' - PARTITION REVIEW PLAN5
, ,,,, ...
: ; � � . „
,
� i � _../� � .. ._ . . IUIY li .2OD7
. r �. _....__ � . ,
� �� SHEET INDEX
, �
.��aa,.,,��o�.,��.n,�.�o„ � -
�.,,�.n,� _...,w :, �
� �
'�� � ,ts^�p�� I COVER SMEEf�WD NCINITY Mqp 1 of 8
'� � �' � ' `�, ' �` po+N'� ' 2 EMISTING CONOITIONS P�µ
� � � : ' '� 20/8
' .. . . . .. 1 • •e ��s� �5��"��rt� 7 PROPOSED PFELIMINPRY PUT 7 ot 9
. 1 TREE INVEN7pRY AIhP
� 5 PRELINIWRY UI�IJ�y p�y �°�8
\ 6 AERIAL OVERUY 5 0! g
� - 7 SIOPE ANALI'4�S W�p 6 0/ B
0 SUPP�MEN7�1 IJJD SCMEMATC DEYELOPMEM PIAN 8 of 8
I
' . �r
� 3 / �� � �
% ��i , � �
' ;
,
, � ,
� I �t ;( �, , � ii �i '.' � ��,
, , I
_- ___________ ___J / '� i �i ' � �� �
'__________ I
� / �� '1!i I I 35�1��R�00�I �� EY BURpNO
� r ,a � �, � i s
ecer sEno rsow i �� � fs.�, .i �:, 00?
.^.� %/ � ,'. .,`�. Q-
------- - ---� I J sara• •■ . ,. ��,�
� �'___ '_ __ ____'� . ! ;� /..%l�} �, , �py. 4 _ _____________________._____________ ________ _____
, � f
0 �
0 ,,------' ---- � i � l �J �, ' 2s i tooe`n. 3DO ��'�- �,,��'
0 � ��, �w�uia�i ar m� �� �; �S 3T CRE.S :b:. ��C� oc euanwc
— --- ----f— --- 1 � � !: YL � Q-
� wr n� o
_ _ __ o 000a , % ; , � �.� P�0
000� -� � � � � �
000 ..� ;,� ; -;� ,
o ��
00 � � � �
o �� N� �
J ;, , � ��
> o � t;' � � ���
o -� , �, ° ; �
,r _ ,;����� ;, ,
NOTE: TOPOGRAPHIC OATA 087AINE� FROM METRO � �'/ � _'
DATq RESOURCES CENTER. �' ��i 'l ,� � ! � � ' ' .
EXIS7ING BUILDINGS ON ADJACENT PqRCELS ARE � � -_' p . '� ' � �
SHOWN IN qPpROxIMATE �OCA710N5 BASED ON qN l�ERl�i� {I ���I l � � :�\�
PHOTOGRAPH O �,ei/ , � . -
i`� t�. :d'� /,� '' r �. db, �• �.
O I/ �� �� /, j i �` • . ' i` IX.MRIMIIO IX.i1MIX1q
� t
O ` �.. _ ``�' a �77iE � l � /�., � . '. '�` . ` $ .
OO � NI F 3 I � . `�� ` �\ .
O ��. I/%I / �f2/ r:�l � "�� . '� �\�.�\ i
�OQ % '� � �„�.d�... , x i�aoe n�ao
J ) / Q � I �q� � a�/ - ,���
' ('' O r'J %� e , / II�� q `� � > �\�w ` .
'�OO .�W ; \ '.�`..
O �I l'l, �. � �(��^� ; � � '�•.-
, o �� � � �;�
;� � , ����,,,�� ,
�.- o , '' ;�� �, r. �:� , .., .., � �au�
o , �' � % �� � .�- � � ��
DOO ° '� , _., �
,
,
� - ' i i � �
, , ,
. ,
, ,
,'' �`� ' ' � i ,r ,- �� , , ` _ .J'�
, , ,
, ; ; ; , �. �R� , ,��T .:
�, � , , � I j � ��:.y �4,. �� � ;� ll --_- ---
Q C ) �w�� ,' --
�`,Do 1 �% �' %I ' % ��``�,� _ ��4,:� _ a 6 e •- I��f�I 1�4J__ � , --
' ' /. ` �I �\�C\ ' " i.'i
, � � ' ' � �� _
` ' � � � % �( ) �\ •�_1_� � �6 ___
o ., � , ,,. � , _,_, �
/ � % � .run.a ocuuw�uro s,LLES ¢�annw..._ �`� �`' � � �.��'i'/16 ��s
� � � '
� i � �
� Q � i � � �
. � ,
�, ' � � • - . ; n��ace n�:oo ��" �� i :
i .
Q i � i / � / r '. _� � ".— �\� ...... �P/.
1 I i i • � '�____ �. ' ,Ap1N�/` ' � '' _ .
i � / __'____ _ � � W /
I '�• � -K 1� -' s
J l ' I � '__� �� as i me n�ao ��I°��`9T
/ , �'�, \/�`�' sa iaa
scxc
I � � " . i"���. `�; ;.
- HERRENLE WfORWipH�no rarES�. T y� C �T µ�p
SGB /��]1�iW�i�✓L/Vi'�/V/Ciq'//\�ily
� ,��"��� T/G�}�GO VENr4NT GNGfRGt/ -'°
,�.«��, o��z�
SGB PN:'J03-6Je-]0!a fw�c.90.1-LJa-322�
Ex CoNO
°°"'1pM °"'F ° p„ Fiexe�s-a<aox�cte essocures. �NC.
� `�°�•;,;,,_- ��= EXISTINC CONDf110NS 2
.-09-0� ��;���=�,
a e
,_.� - �
BEEF BENO ROAO .
f MM'lT�
ffi]Y
. �� �e.wm�we r..ai� •••
.� � ry$ PARCEL 2
� . . 97,886 S.F.
. . 2.24 ACRCS
i
3:
i.
�� ��:� �I;q���
n -,%rs���
;,' �z .,;ij
U m ��'
S: ti
G' 2 I ' ~��
4� i.t��1�, �b yp z
�: > � , �
_.� ��^�I 115
I �
� �I�r�m�i� � 1 I
� �L � 1
�. 1. I
3 132.587 S.F. ^� � �
'�' 3.04 ACRES j ���` �1 � r�������
I�; ••� PPftCEL 1 -r___ T�4;—
- �p�`q�p� m� \1 , I __ _—
�\ � � 1 �
�� 1 � � 1
�� I � I I
i � .lis'I-.
[ y5�� � I
S . ����p�fy�1 �� _-_-_ It 11 awe.s.exr
W� � i
�'�.,�'•._ i �
i �
� ���Wqr , �i �i
(i j ( �i
� . i �i
� r eow ue cnnor1 S° !'.. i '
J 1 �� N
I 1 ��� . .. . �.. � .
. : '�. , �y�.`1��''{..� `F+. •
(�p�y�/� `
, 10 H1lfflf�l �$YMI �N'�1.Q.
\ ! $w S
\ YI Ipp
5(KE
MEiFAENCE KOpWiry�µ0�qTES: \
°°°��a n4,+r��ovEnya�vr��H �
,�„m „"��'"�`��• T/C7�iRp GOVENr4NT Gt/l.fiQGtl -°�°
� �K'.WO.OHEGpI 9)Z!J
PN:So.l-�]Y-bN w�t:SoS-0.W-1331
�p � �RAi
,«� ��S-Y�voN���,�SO�uTBg. '"`. PARTRION PLAT
..o� EE,._,�..E o. 3
"„�.. °
"'.,�-o, ;G,p.a:�.;�
"'"`°�„ -'"' e
i
; � � �
;'
;
, % ; • I ,
� /� � � �' ��
�
; , ��
--------------------------� ,� �,,�n� �,�
; / '
% � o�
BEFi BEND W01D � � I � 0
/ ' I i � �
� � � � � -----
--------. - /, ,,,� ,,� � ��,r�j�*.'°� --------- ------ --- �
----------- - � ., P
— - �-- ----- --- --', . .
, I � �
% ' � � �►� � �
----------- -- , ,
1 � � � � �� ���� ��
--------- --J �' � ' ; +�'" ,• e-
— - --- ' / � i� '� � o
� _f-- , ''�.�1 � j , � ,r�° � '����Xw" +1�-i�..��� P�m
� 1 j I 1 . �� � �y�, �
_-_____ / l� i 11�� �G �]]�i('u_]0� ��l1����
�/l,
�.� i J I� , � �+l5» vk' �1."��s �+ 1K '�ki�"4N
; �% ��zs t��a'�i+�`1bo
; �l� �I� ' � �a y� u�!� �a, R�RCS�� �.a, !h"�
;; 31 � ,�w� "'y�' �!`1�'�,�c�'° 'i�'«
' g� / ' �"'�'1,`. ,�, +,��6 y,+r �rp �:'
' �i �'' �� „�
;`,' ;� �, �,� � °
„ a�l 'w.» �i ,,.,f �,;,�, „
-; �r �� +�",,��'w,�.,'t�. ,,,,, �,, ,.
;; =i _- ,.� � �
m -� k- ,,,,
; „ � _ .�:
; ; �� %��. �� �� �
�'_. �' ;'I >j _y. ,,`�'+�,°
�� �; �j ' ,�,ti,..
'�� ` J� i .4�� ,� ti '4'' n i iaoe n mc
'� /� % �~*a.o
�' ' /' � �, <� �
� ��i ^'�'.�
I � l ' ��. � �%�
�_� -;�.�y[°--__ 4
. �'� ;/ // �! �� 1; �.,�,
�
,� �I`;
;' f � , �: :
,. � , ,,
...
�; ,.
.- ; ! : ��-.. �
, , • ,
`. ; � ; � /�. � ; , �:i------�y, ;
, • ,
�. � , ; � i � �-�� .. _ � ::.
, � ,
, , , , , �
� , � . ,-
'� `-� ' � / :�: < �� ' -----
� � -
� • . , - ��K .
.
``� ' � � � ( � i �.�.., �r\ ��. .. . ,,.� ---- . ... ._.
i r ''� '�- - -----
. � i � �..
. � • .
• ; � � � ; � / \.� � � ��.,_ '3j � �
` � i r ! �
� 1 � I � � �\i5'� ' '. � i _ _ _ �
' � 1 % ��-\ <�- _ '... , �'`��. ,, ---
; — _ ,<- �- - �
� r runwc aczruu wro su[s ai[�ocnna� � �-� � . �"� �J-'N�i `6 • s
'i, (� �/ / /� n i�ma n iwo -' ---'�-_ \ \ . iwi�
`� i i ' � � . ��,
� r � �':'
� � I � -----------------� '�� � :,_<. �"°i ;- s
� l i I I � ' � . /. ,= " l`y°f rpynf!�E'�L°I'9
'zs i�aoe n wo n �o ioo
� 1� � � � � �' uuE
� , �. ,
errmc�ec wsnauna��wo rorzs:msu m mce wzscss�r rae oex,mc�r,o�m or mcES vaw�a���rern s� Tl(s1R�J GOVEMINT LNl�LN TlC�s1RD GOVEN�iNT GHlfRGt1 -'°
„�z,�.��
�,,,m „�.�, »�
scB Rt 30.)-W-JOl� iw�.561-0.K-121s wiRCE uM
;°� ""�"'�-"`°�"'"G'�„�°�`"'�5, '"�. TREE INVENTORY � 4
y �.o� o.s
�-w-ai »n,�iw»�u��.v' 6
_ _
� , ,�
, , ,
,� . � , , � , ,;
� j � i�` ,� �� � �, � � ; , �i ,��
� /
-- -- � ' p
----- l -� I �+,,.,i � i i i��i xs� �roB R dob�� II; ��Z`
7-.. I I �,�v
I �
BEE�BEND RW�D '
� / % :
, .t , , ` ` ;' ',.
00
� / �� r P?
--------- -- -� ' � - --------- -
--
-L--- - ------� I , � ------------------
% � % ,
�--- � i I �i •� � , - 25 1 IOGB TC 300 ��� ,Z,��
� �
� `. .rnuiwqiw a .../ `� . �:$3i ACRE.S � . �O
------- ----- ` � � ' . '°°� '&w,�"$°"' .� Z,�v
-�> i /, r� ��� �� Q-
/�___J____ ( �\l rr I . I �' PARCEL 2.'', � 0�
, —___' I I % I, Q,�"
Il / �
I/
ll
,.� � � fi
; ;' �,l , / �','�
! �'�` �� �� l�! z '���.
� ;; �% ;��
, ,, m, ' ;
� ,, �� �„��
� ;; � 7 ��� '�
3 g
�� ���� ;� � ,P��; ��
� �� r, :m� I. \ ��',•
i �i i/ py ��'� � y,. �� , . \ � � � �
�. i, ii/ a� O�B � ��% �i '��,`` '�":°bw+� ` \ ,
y � , � u i� �9E r � E, q... ,. `�',a . �"'+o, , ',, ' ,. �.
" F� 3� /:`�/ v�. i��.� v.._, va; y ��
��� /i` �a� �� !� � '� �� ��,�.� ��� A � ��,
/I I = ��''� ,'T/rC�-�.�..,.., �,�. : 1 i :s i iooe n zaa
�' �/� `1 ' � �l � �i ' ' �; � � . � ��� `�` � �� �
- ;' i� ,�' i ` ;� ! ,�; ( �r ���� � ��� ���
/' r� � � i lr �;.I p• . ..i �`:� p �� ..�,y;,��� ..
r ¢ �
r' ' / '` :.•/ ��:� �1 1� .` PARCEL 1 f-� �., ` .
\
, , � r .��. �-� -�_�_ ; , ,
, , , _ ���,.,, :- ,_ �:
r� � 1 j ::I�/`,. '�`''``.'�'-� ''>, ;/�., ,�\•:C7� . ,...� i ���.�.i � 1 �` �,.
! I .
� � �� � �. [. .��C,(I � ... ''- ` � � '��,�i � ��`1:'.�;,{
� � � � � ;'�T � `�-\� �� 1� �\�
' � ' �'�' � � �
\`\ `� ' ; I % � �\�p '`h �i �,5� - I i1 '
�� � � �� � . � ' � '!�'\�� �R` \�..'r � ,� \.... } �� '� - �� ��- ,__-----.- -..-_-.
_ � . . `
� � i � ' � � � `+e b'� �v, ... .. � � � ,\ . x i' - nsn euqa,z��.
i i ! . : � � .,�, .�, . ., - � i
, I
', ; , , . , '�°� _ � � � -- '�� i � . • _----
, .
�� ; , , - ��. � '� �,��� ! � , • _-'� r�.—
� /! / I � i `. � ��\, �` , .� I. . ,\�� / � — __'_._.. N
� / / /' - ..... . ..._`���� �r`-.� ._-.. ,_ .`\ � �,� . �' .'�. `6./'/ ,,--_
� i � / r .ru�uRC oczru nuro sa[s a¢�oc�noe� -� � � � !i �, �P�j,� ��[
� � ti
�� � � � • � I � zs i iaoe t��zao '� �� �� ' r , pP
� � / , . --� i ,
. �
� ! � . l �. -� '�:�.�. -ti.''. �P
\ =-- �' v ' z. �0�w1/ ,✓',
� � � , r- - - ---- --- �
1 / l, , I ����I r+ I .\. Y\ / .. :`\ i �W�/�..� �� � 9
/
I � � i � i
� �,^• �'xs i e n xoo ���l�ltf�oo
I � � � \, sae
� � � i ��.' /'� .
� � � i ��.�ii�
REiEREHCE WfURwiqN MID NpiES;
sw r��7/1RDGOVfNs9NTGNGfRLH
«� '°"�"""E s'�* T�l7t}RD GOVENr4NT GNI.lIeGN -'°
iIGRD,OftECON 22J
SL8 PN:�OS-BJ9-JOE� AN:SO]-8]Y-113�
�oNEUY
;o„ �R�s-a�aoN�c�e�socurss, ���. PRELIMINARY U11Lf11ES PLAN �'
�.o�.��;:,,-,��w�.oR, 5
,_a> �.�..,�_�.,.;
��>.,.-,�, B
��-.. _
�� .,, �_ � �.
'�` �r- � �
>� t : � ' � � � � `� � �? _ ±� "�,'. �+�„�——,�' , � n�� � - —
,
.
„ :� _ .� , �" �. ,..�� i � . .
� � ��� 4`� � � , - �
,� . . �_. ,, � � � �
� � gyy�
. ��`��
_ . _.. . �� �p �, � �. 5*�'�R'� , iTu.. , x
, ���
` � �7F �,v y� �ef ? t `ti ' N �.�
� -,.� �- � ,i..r ,�- � ;
►-� �� �
— � - I��iY �*�..._.�__ ��'� � ��_ ���,y����:
�,, �°°` ��A�` '�It ^� <�t' ,� x,. . t � `i '�
� �„ ���� � �ar -
yy �, °'� 9a ;�,.°, ,
e� y� � � ��
. .•�� � �� � �'3 `��'��: � � #��� �.�� � . 'S i�l..,� � �'�+,' .
d�
�., r �- � �n . �`�_ i r� �$� �`T_ c � �'� �: M,.
„.
�. • ��
�- , �y
�`j,, � �
\ . �. � "'q . . J.+ �
"'q`� v�` � '�N� ,. Yt � a«�' L �, . �Y .. R,P�t°u �ly"...� „�y.8 iR�. � .
� �.!�. � 3 7."' �,,,�+ ...e . '7p ,�,� �':�
x
a�. � •\.' � !` � ���^r'� • S�� �.. '`tl`� }1! ,� �� ._.+i3. ..��
m `��� � � �' � � � � �" ' �'` k .
w
.
, ,
,,
� ;� � � . �' . ;��
. , . . s. ���
' �.. �,+R. ; �J' �� ��{r ...y� � �. J§ .M�. "� � o�::. >..w ��
�'�� s � .� °� �s �°
�
�< '�'K-�. ��� „ � I��, �' 1� , � ��!' ��l +� '� a�" ,�� �� �� �d_
-� " ( � x y� �� . *.�.� � �
�� �.�.� � � °�� � .. � . . r �.rr 1� � � � ,�. '�' ' a�" ��� ,,,. ``,:
„� .. . �} �r r�� f ��t .,..�-0 .� �i '�� "r.d�'i �'� ����`�
� g�.; � � �-_ { �' � � ��' "
�� � f
� � ,�
�� a . � �', y�� i{ � ��y`� Jj . . + , yt�
'`���{ �.il! 4 � \`N� �rf�'�� j�y �� 5 + � t � \�\.� c#' .
'f Fr�±�� � /�}' «'31�'`,�: 4 .4� . , ,� ��� �y } ,7 �.d' '� '.�p"
.�f��� ^, �"ti,o . R� � {Y j . �, _ ' '{` � :` � $' Y�,r+$IF�.�
'y�[ ��":e,q �� t� .a� . ;'�^f��� a� °i �;y�..:.�M'��'"�t7A4".�'!�P' `T .� . .n
,.,�, ;� �.", �,,� °��? �� ,r � �� �:�� �
,
�
i � ,� e'� , _ �< �".; ` � aa�' �*
, �
�, � _ �
, �
��� —�� � C -— �� � �...ES'= � �.,, �� �,�, �_ �.._ � ���� ��� �,
w�,�� ' 0 6 ! •�,q �� i �6' ,3j�{
� x -#t -� � . . � � �.. .,. r��CLL I � � ,� "Erv � �v�. ��t
. . �: � t; � � � -� ������' .a�7
' �
�� ,�'l� �.
� f ,�„ ��„ >3Ri . '
� � i � � . .. � ,.�
�. �� ���� .�/'"'�Rt � .1'hp' x�� ' . H . v . .w + �i "�r
• ? �' � �� �,E
� •«� �� � l � `� � �� '� x �; � �. '
j � "j ��?"' � ,:u« ' a-�.�- � ��
.
� �,
' � ' < �. � .
' _� i � � �� # �k� ,�
_
..
�y j � \����� `�,,�� � � �w�� a.��.«�"'�� � ..
�` �i ��, � '�.,r � � �� �,� r .�"'� r,+:
,� , �` � •r.�;� ��� *`��� �°`» .'� --- c a. "� #�� �.�c . x
��'.��: _�� � �� ,�„ .� _ -
�� � � �� q�,.��:� �.o. ,��.�� �
�
. � A � � "R IF' *+`� „C„4P� '� .{;:�I"' y� � ■�
'�� .�� f � : ��.�.•"3 � a�: ]4~1 ��� �
. � � �y P� q+� `t
: �� �
�'���� , r ,,� .
:� ° •. * " � s
� ,�
_� I, r � � � � � ;, r �,�,.�; >.�, ��.. o Sa �oo
` �..: �� '
� �� � ;
_� '. �.a0\ .��i.�'°� ;,y�*. s"� ��� .• SGLE
� v�
.— —_ . . . ....1.��. . av .B.. .f R�tl�r..
_ - ---- aerca�ucc wroaw.norv,wo Hohr " ' � ��
— s�a ri4��co�cr�,an�r cN�RCr�
� ����,�«�^���k� TlC7>iT�D GOVfNt}NT GHlfT�Gt/ °5a
SGB P�O,ONECAN 9)I2J
VH:503-6J9-3pB4 F/J(:SOl-6}g_��2�
ow AERIPI
��� '�' r����on R.IRRIS-l1cMONAGLE ASSOCIATES, INC.
F6ER TO TRJL�NG FOR IAtFST pEVI510N E x C i - 0 R S �N,�T� ^
�4-B-4I O
lK.r�im.�5o])al- 8
/ � •_ � � I .
� �
/ � I ' : ; �:
�
� ;� � zs.,,�s��:: ,�;.
� ��,
/
eEEr eevo aoao �
zeo•
i ����'�� ���� '��.� �� �'��.
.. ... .. .... _ ._ .. �./ . z,� ' , . � . . .
/ �' '' ���Y . .
. � 2S 1 �.�'iL 3p0
. � - � i ' $31 ACPES "a.�.
/ _/.., \ :v\�
. �... PA,RCEL� -
� / i �
.. � � / ��''�,$ ��
�
2/i �
8
s � I - �oAOaHNG INqCAlES.1qEA5 VAM SLOPE GREn1ER iNqry ISS.
� � � " 0 SpUAqE FEET ON P�RCFL I N1lH SlOPES GRE�IER iNAN]SS.
2
0 1
. y
NOTE: TOPOGRAPHIC DATA OBTAINED FROM METRO �/ :;s�, � �
DATA RESOURCES CENTER. �� �� � � . • -
EXISTiNG 6UILDINGS ON ADJACEN7 PARCELS ARE - _ � ' � � � `
SHOWN IN APPROXIMATE LOCATIONS BASED ON AN AERIAC y;-/ ��o/ ��\ \ �� � ' ' \Z�,���,
PHOTOGRAPH ,\�� .
p �
� �� \ ',o �� .
� % ?� \ � .. ' . �, �'��
� � �� , �
a � � �
, . 3 .' 3.� . . ` \ \ ` � ` � `\. \
. .. ... .. N� _ � �
/ _ \ \ \\
V ����\ \ IS 1�QOB i�3op
4/\ � � \ �\
� I \� ♦ .-�� ... ,\\ � .
� 4 �
/ ; �� \ ',l. �� ... .. .
�4` \ ��� �
/ \ �
\ �
' � I ���/ . � \:/ PARCEL 1\ :E� ..
� � , � � �'-� ; '° ,
� � a �
;/ � � ; � �
� \ I 4
. , .. \ \\JI � � \\
. / � \`�Nq: L � �} � � �\
3
/ . ;''�/ . �L`.�! �., �` � .._,�� �s�'. ,.� �.,
� / � � � �R�Ri �. � �., ..... .... ..
/ � \ .....� .
.
. . � S
.
.:. ....., ... . . 18p
. � ——_
I \ � _
/ �� / ._ . "... ..... .:. - ._ �
. � ` nu�r • � ��` /
- / � . _ 2b � � *_.
_ N
�� <, i
GUNPE DEZNW Ui ALE giE LOLa110N
� ' zs�iooe n tzoo � � \ ' I I �'' � . '�P�/
� � � . � :. ,,�t
�
. . / . ''. .. .. ? .. . �\'�\ ���0.p�P%�� • �` ,s
/ �
� �:.. �1 . . '
I ��� � S
.. i�i 35�t009 R]00
� ' / :� I � 0 50 t00
SC4LE
REFEFENCE INFORAUPON.WD NOTES: � � �
�ce T��7�11zA GO l/�NtIA/T LNGIIZGH
o,� „"�Sw^�^�,E�� T/Gr4RU GOVfNy4NT GNGfTZGtI =50
SGB P�D.OpEGON 9)�2}
PN:SO.1-638-JOB� i'A%:SOJ-6]9-2]34
�Po� �SIOPE
"�o� �RIS—a�moHAG�ASSO�,�TES. M�. SLOPE ANALYSIS
E��� E�w= oA� �
4-09-OJ ��.�Y)z1J ev)T
HE'(!W)6lY-S45J
rc 8
Q ,
3.
/
/
/
6EEF BEND ROAD �
. %! ,`ai...mi..o.y,�� "••
m�.
/
. � N1URE BULOHG
- � PN2;;EL 2
V�uaxC
PMrcMG
W
� P�p� Nl11NE BIIRIMNG
� Q �
� � s ,�CQ,�F�/�
g a3Yl7 `4"�.. NTME MAt➢W6
sr ���°
; ' rP,:= •.,'-�._ . �
V0 . �`..
.� r�'1 �y,'My RM�.•��.�
. V ��� . ;(1 __ �'�^Y����
f�`���� '7 O�`.,�'w:•,_i
� •� �q
� U� 3�i r .�Z�r'�'r �'�+.'�:;,;,;�'w•:•. ,5�
� = 1 �F� ••��� ��i I.
` �;e . . �: �,�r��'`,� ;y {,'
%,;` . . ; �,1 � '�� ,
' , i l� . ';,: . 1:
'��N! . �'I�` . �� PMCEL*1 �-Y--�;_';� .�1 E rw.rn..au.
♦ '♦ •• nsnw�Cuitd i ��'
�y� t\,\;.� a.000�SOUrNE r[Er 1 0�
. W������' , �� ��.`� i I '.�Si-
. ,,1'_ -L' , �.,�� 3��';� � �.i����� .��°..
`�'Z° �� � `� � ` s �-����� Ewsmic v.rau�c a,nuem i
� • .I,��.��-�, . . . ' � �P,��,�g
:-II ��;7��3�,z' J-rr{�- r.�.�i�11�i� � ,��P��„��
ry�,, T -l- ,
z'FP ''.. . _ ,� ��! I�1 �•l�l•I•{�J 1 I V�1 II� �es ToTIL
r
S Q N �f
�"`"` '. �1I; ; �a ,�E� ��,E.,.,�.
\� a �„� � i i�_. cw«wc aorun,u-sa rarlu sv.as .. ,---
��:����,'�1.����1_i_�1�� � . ,�_--
_ . . . . o �-
.� ,, .
o-.L /
- ...�...., <q•��• /� N
.�., � i �.
. \', � �� ../'y /
. - ��-rfur_� `�•� ,�''P�d.'NP ,/" I [
� • / t+ /
, ` , j- RoyN- �
\ �_�' s�' / s
� �� �pC,i7n1'�°�"��°1'9
0 50 pp
✓ SCCLE
NE(ERFNCE IIYOIiWllpl/J1D NOTES�.
s�a n4,a�cav�v,an�r��H
"'2's""'�5'�' T�C7r4RD GO VENs1NT GN!-!/EGtf ''°
SGe ���•0�� 9]2i.]
PM:SOJ-6]Y-]004 A%:S0.S-B39-3]3�
SUPGIEUENi/d
°�°� �- '°" e""R`5-"`�,°""�,�"ss°""TES, '"�. SUPPLEMENTAL EXHIBff AND y"T
wFx ro rrucwc rae uasr acv�on F�o' ;nwnp'ax"�.u ebs r S 8
�'-1z-"> .�E csw�.,._,,,� SC!-IEMAI'IC DEV�OPMENT OF PARCEI 2 B
�